You are a subcontractor with a bid due date and a scope letter that assigns you one or two CSI divisions. You need a takeoff you can check, adjust for your own labor and markup, and send back to the GC without re-measuring every sheet. We produce division-scoped quantity takeoffs and priced estimates from your plan set, specifications, and the GC's scope letter. The takeoff is organized by CSI MasterFormat division and delivered in Excel and PDF, with marked-up plan sets showing exactly where each quantity came from. If you are a general contractor looking for a full-project estimate, that is a different scope. For subs, the work is always one trade: drywall, electrical, plumbing, HVAC, concrete, roofing, painting, or another single division.
- Deliverable
- Excel estimate + marked-up PDF plans
- Organized by
- CSI MasterFormat section
- Turnaround
- 24–48 hours for most projects
- Pricing
- ZIP-code-adjusted material and labor pricing
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
We measure from the drawings, apply waste factors by material, and show sales tax, bond, and markup as separate lines so you can adjust to your own accounting. Most projects return in 24–48 hours. Rush service is available when the bid date is tight. If you are also bidding work in another state, we adjust material and labor pricing by ZIP code and can reference our Texas or California estimating pages for regional pricing notes. To start, send your plans and scope letter through our get an estimate page.
Our subcontractor estimating company works from the same plans and specifications you bid from, including every addendum. We do not guess at quantities. On-screen takeoff in Bluebeam Revu and PlanSwift lets us trace each wall, pipe run, or conduit length, then tag it to the sheet it came from. That matters when the GC asks how you arrived at 4,200 square feet of 5/8-inch drywall or 38 cubic yards of concrete. A subcontractor quantity takeoff you can defend is the difference between a clean award and a scope argument after the contract is signed.
If you are a smaller shop without an in-house estimator, our small contractor estimating page covers the same process at a scale that fits your bid volume. We also support subcontractor bid preparation for multiple divisions when you are bidding as a prime sub, and we can break the estimate into a schedule of values that matches the GC's pay application format. The goal is a subcontractor estimate for contractors who need to price fast, document their assumptions, and keep their labor productivity assumptions visible on the page.
What our subcontractor takeoff covers for your division
Your scope is defined by the GC's scope letter and the specification sections that apply to your trade. We measure every line item from the drawings, apply the correct unit of measure, and price material and labor using ZIP-code-adjusted RSMeans data. The estimate shows what you carry, what you exclude, and where the quantities came from.
Division Takeoff
We measure quantities for your assigned CSI division from architectural, structural, and MEP sheets, showing boundaries on marked-up plans.
SF · LF · CY · EAMaterial Pricing
We price materials by ZIP code using RSMeans data, with sales tax and freight shown as separate lines for your review.
$/unitLabor Hours
We calculate labor hours by line item using RSMeans data adjusted for your trade, crew size, and project conditions.
hr/unitWaste Factors
We apply waste factors per material as separate lines, so you can adjust for your purchasing and offcut practices.
%Scope Letter Review
We compare the GC's scope letter against the drawings and specs, flagging inclusions and exclusions that affect your bid.
EAAlternates & Unit Prices
We break out alternates and unit prices when the bid form requires them, with quantities and pricing ready to plug in.
EA · $/unitBond & Insurance
We add bond and insurance cost lines when your bid includes them, shown separately from material and labor.
$RFI Clarifications
We list items that need a written RFI before bid day, so you can document assumptions and protect your price.
EAWhat every subcontractor estimating takeoff includes
- Quantity takeoff for your CSI division(s) from architectural, structural, and MEP sheets
- Material pricing by ZIP code with sales tax shown separately
- Labor hours by line item using RSMeans data adjusted for your trade
- Waste factor applied per material as a separate line
- Marked-up plan sets showing measurement boundaries and assumptions
- Excel workbook with formulas you can adjust for your own labor and markup
- PDF estimate organized by CSI MasterFormat division
- Scope letter review to confirm what the GC assigned to you
- Alternate and unit-price breakdowns when the bid form requires them
- Bond and insurance cost lines if your bid includes them
- Clarification list for items that need a written RFI before bid day
How we build your subcontractor estimate
- Review scope letter and specsWe start with the GC's scope letter and the specification sections for your division. We highlight inclusions, exclusions, and any language that assigns work you might not expect, such as firestopping or temporary heat. This review becomes the checklist we measure against. We also flag any conflicts between the scope letter and the drawings for your written RFI.
- Measure from drawingsUsing Bluebeam Revu and PlanSwift, we measure quantities directly from the plan set. For drywall, we trace wall runs and ceiling areas, subtracting openings over 10 SF. For electrical, we follow conduit routes and count devices from the power and lighting plans. Every measurement is tied to a sheet number. We also note any dimensions that are missing or unclear.
- Apply waste and convert unitsWe apply typical waste factors by material: 10 percent for drywall, 10–15 percent for tile, 10 percent for roofing, 5–10 percent for rebar, and 5 percent for paint. Rebar is converted from LF to LB by bar size. Ductwork is converted from area to LB by gauge. Waste is shown as a separate line so you can adjust it. We also convert quantities to the units your suppliers use.
- Price material and laborMaterial and labor pricing comes from RSMeans data adjusted for your ZIP code. Sales tax is calculated on material only and shown separately. Labor hours are priced at the trade rate for your division. If your bid includes bond or insurance, those lines are added based on the rate you provide. We also include a line for small tools and consumables if it is typical for your trade.
- Mark up plan sets and checkWe produce marked-up plan sets showing exactly where each quantity came from, including measurement boundaries and assumptions. A second estimator checks the takeoff against the scope letter and specification before the estimate is released. Discrepancies are resolved before delivery. The marked-up sets are delivered as a separate PDF for your records and for any post-bid discussions.
- Deliver Excel and PDFYou receive an Excel workbook with formulas you can adjust, and a PDF estimate organized by CSI MasterFormat division. The Excel file lets you change labor rates, markup, and waste factors to match your own accounting. Marked-up plan sets are included as a separate PDF. We also provide a clarification list of items we excluded and where they belong.
What we need from you
- Plan setArchitectural, structural, and MEP sheets in PDF. The more complete the set, the fewer assumptions we make.
- Scope letterThe GC's written scope assignment. This defines what you carry and what you exclude.
- SpecificationsThe spec sections for your division, so we price the correct material types and installation methods.
- Bid formIf the GC requires alternates or unit prices, send the form so we format the estimate to match.
- Labor ratesYour crew's hourly rates if you want the estimate priced at your own labor cost rather than RSMeans averages.
- Markup and bondYour overhead and profit percentages, plus bond and insurance rates if you carry them.
- Bid due dateSo we can schedule the takeoff and flag any long-lead items that need early pricing.
Sample takeoff format — Division 09
This is an excerpt from a drywall and acoustical takeoff for a mid-size commercial project. The Ref. column points to the sheet where the quantity was measured.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 09 21 00 | 1/2" gypsum board, walls, painted | 18,400 | SF | A-201 |
| 09 21 00 | 5/8" Type X gypsum board, shaftwall | 3,200 | SF | A-202 |
| 09 21 00 | Corner bead, metal | 1,250 | LF | A-201 |
| 09 21 00 | Control joint, zinc | 420 | LF | A-201 |
| 09 21 00 | Acoustical sealant, perimeter | 1,800 | LF | A-201 |
| 09 51 00 | Suspension grid, 15/16" exposed tee | 4,800 | SF | A-301 |
| 09 51 00 | Acoustical tile, 2x2, NRC 0.70 | 4,800 | SF | A-301 |
| 09 21 00 | Blocking and backing, plywood | 320 | LF | A-201 |
| 09 21 00 | Firestopping at rated penetrations | 85 | EA | A-202 |
| 09 21 00 | Joint compound and tape | 21,600 | SF | A-201 |
Units we use for your trade
Every line item is measured in the unit your trade actually buys, installs, and bills. Here is how we measure the common ones.
| Item | Unit | How it's measured |
|---|---|---|
| Drywall board | SF | Measured by wall and ceiling area from elevations and reflected ceiling plans, minus openings over 10 SF |
| Metal studs | LF | Measured along wall runs from plan dimensions, by gauge and depth, with track counted separately |
| Concrete | CY | Calculated from footing, slab, and wall dimensions on structural sheets, divided by 27 |
| Rebar | LB | Converted from LF by bar size and multiplied by weight per foot, with laps added |
| Conduit | LF | Measured along homerun and feeder routes on electrical plans, by trade size and type |
| Pipe | LF | Measured along plumbing and HVAC plans by material and diameter, with fittings counted as EA |
| Ductwork | LB | Calculated from duct area and gauge from mechanical schedules, converted to sheet weight |
| Roofing | SQ | Measured from roof plan area divided by 100, with hips, ridges, and waste added separately |
| Flooring | SF | Measured from floor finish plans by material, with transitions and base counted in LF |
| Paint | SF | Measured from wall and ceiling areas, with trim and doors counted in LF or EA |
Worked takeoff example — Division 09 drywall for a small tenant fit-out
This walk-through uses illustrative dimensions to show how we build a drywall takeoff. Your plan set will have different numbers, but the sequence and unit conversions are the same.
Step 1 — Measure wall area. Two partition types: Type A is 1/2" gypsum board on both sides of 3-5/8" metal studs; Type B is 5/8" Type X on both sides for a 1-hour rated corridor. From the floor plan, Type A runs total 420 LF at 10 ft ceiling height, with two door openings (3 ft x 7 ft each) and one window opening (6 ft x 4 ft). Gross wall area = 420 LF x 10 ft = 4,200 SF. Deduct openings: doors = 2 x 21 SF = 42 SF; window = 24 SF. Net wall area = 4,200 − 66 = 4,134 SF. Board is double-sided, so board SF = 4,134 x 2 = 8,268 SF.
Step 2 — Type B corridor. Corridor length 180 LF at 10 ft high. Gross area = 1,800 SF. One door opening (3 ft x 7 ft = 21 SF). Net area = 1,779 SF. Double-sided board = 3,558 SF. Because it is Type X, we list it as a separate line: 5/8" Type X, 3,558 SF.
Step 3 — Studs and track. For Type A, studs at 16 in. on center: 420 LF x 0.75 studs per LF = 315 studs. Add 10% for waste and corners = 347 studs. Track: top and bottom = 420 LF x 2 = 840 LF. Type B: 180 LF x 0.75 = 135 studs; add 10% = 149 studs. Track = 360 LF.
Step 4 — Corner bead and control joints. Corner bead at all outside corners: 18 corners x 10 ft = 180 LF. Add 5% waste = 189 LF. Control joints at 30 ft on center: 420 LF / 30 = 14 joints x 10 ft = 140 LF. Add 5% = 147 LF.
Step 5 — Acoustical sealant and firestopping. Perimeter sealant at head and floor: Type A = 420 LF x 2 = 840 LF; Type B = 180 LF x 2 = 360 LF. Total = 1,200 LF. Firestopping at rated penetrations: assume 12 penetrations through Type B wall; each takes 1 EA of firestop sealant or collar. List as 12 EA.
Step 6 — Waste as a separate line. Board waste: 10% of total board (8,268 + 3,558 = 11,826 SF) = 1,183 SF. Stud waste: already added in Step 3. Bead and joint waste: already added. Sealant waste: 5% of 1,200 LF = 60 LF.
Step 7 — Unit conversion and pricing. Board is priced per SF; studs per LF; bead per LF; sealant per LF; firestop per EA. We apply ZIP-code-adjusted material and labor rates, then show sales tax, bond, and markup as separate lines. The final Excel workbook lists each line with the sheet reference so you can trace every quantity back to the drawing. Dimensions here are illustrative only.
What drives subcontractor cost estimation on your bid
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Labor hours per unit
Labor is the largest line in most sub bids. RSMeans data gives hours per unit by trade, but productivity varies with ceiling height, access, and building type. We adjust hours for the conditions shown on the drawings and note where we assumed normal access.
A 5/8" Type X shaftwall assembly costs more per SF than 1/2" standard board, and the labor to install it is higher. The specification and fire-rating schedule force the choice. We price the assembly the spec calls for, not a generic board.
Labor is the largest line in most sub bids. RSMeans data gives hours per unit by trade, but productivity varies with ceiling height, access, and building type. We adjust hours for the conditions shown on the drawings and note where we assumed normal access.
Waste varies by material and layout. Drywall waste is typically 10 percent, but a building with many small rooms can run higher. Tile waste is 10–15 percent depending on pattern. We apply waste as a separate line so you can see and adjust it.
Work above 12 feet, occupied spaces, and limited staging areas add labor. If the drawings show a scissor lift or scaffold requirement, we include it as a separate line. If the GC's scope letter assigns temporary power or heat to you, we price it.
Switchgear, rooftop units, and custom millwork can escalate if the bid is held open past 30 days. We note long-lead items and can carry an escalation allowance if you specify the percentage. Otherwise, we flag it for your review.
Sales tax on materials varies by state and sometimes by county. We apply the rate for the project ZIP code. Permit fees are not included and must be confirmed with the local building department because they vary across a metro area.
A compressed schedule or phased occupancy can require overtime or additional crews, which increases labor cost. If the bid documents specify a completion date or phasing plan, we adjust labor hours accordingly and note any assumptions about shift work.
Common scope gaps we catch in bid package review
These are the items that most often fall between trades or get left out of a sub's bid. We review the scope letter and drawings for each one and note it in the estimate.
- Fire-rated assemblies assigned to the drywall sub without a separate line. The scope letter may not call out 5/8" Type X or shaftwall, so the sub prices 1/2" board. We check the fire-rating schedule and price the correct assembly.
- Blocking and backing for toilet accessories, grab bars, and casework. These are drawn but rarely dimensioned. We measure the linear feet from the equipment schedules and add it to the drywall scope.
- Acoustical sealant at head-of-wall and floor-of-wall joints, plus firestopping at rated penetrations. These belong to the drywall scope but are often assumed to sit with the GC. We include them as separate lines.
- Conduit and wiring for fire alarm, security, and data. The electrical sub's bid must state whether low-voltage is in or out. We list it as an exclusion unless the scope letter assigns it to you.
- Roof drains, scuppers, and overflow. The plumber and the roofer each assume the other carries them. We identify the responsible trade from the drawings and note it in the clarification list.
- Test and balance (TAB) for HVAC, plus commissioning support hours required by the spec. These are often omitted from the mechanical bid. We add them if the specification requires them.
- Cutting and patching of your own work, and who pays for the other trade's patching after your rough-in. The scope letter usually assigns this, but it is easy to miss. We flag it for your review.
- Temporary heat, temporary power, and final cleaning. These are usually general conditions lines, but the scope letter sometimes pushes them to the sub. We price them only if assigned to you.
- Permit and inspection fees by jurisdiction. These are not the same across a metro area. We exclude them and note that you must confirm with the local building department.
- Sales tax on materials when you buy direct versus the GC buying and issuing the material. The tax treatment differs. We apply sales tax only to materials you purchase.
Material choices that change your bid
For drywall, the board type, stud gauge, and joint treatment drive both material and labor. This table shows how we compare them.
| Material / assembly | Unit | Typical waste factor | What forces the choice |
|---|---|---|---|
| 1/2" standard gypsum board | SF | 10% | Interior non-rated walls and ceilings; lowest cost. |
| 5/8" Type X gypsum board | SF | 10% | 1-hour or 2-hour rated assemblies per fire-rating schedule. |
| 5/8" moisture-resistant board | SF | 10% | Wet areas, restrooms, and kitchens; spec section 09 29 00. |
| 5/8" abuse-resistant board | SF | 10% | Corridors, gyms, and high-traffic areas; spec may require. |
| Shaftwall assembly | SF | 10% | Elevator and mechanical shafts; fire-rated from both sides. |
| 3-5/8" metal stud, 25 ga | LF | 7% | Non-structural interior partitions up to 10 ft; standard. |
| 6" metal stud, 20 ga | LF | 7% | Taller walls or higher load; structural engineer may require. |
| Joint compound and tape | SF | 5% | Level of finish (Level 3, 4, or 5) drives coats and quantity. |
Codes, standards, and spec sections that affect your drywall quantities
The quantities you carry for drywall are set by the fire-rating schedule, the specification, and the adopted building code. The most common driver is the required fire-resistance rating of an assembly. The fire-rating schedule on the architectural sheets tells you whether a wall is 1-hour or 2-hour, and that determines board type and number of layers. The assembly may be listed in the UL Fire Resistance Directory or the GA-600 Fire Resistance Design Manual. You need to confirm that the assembly you price matches the one the architect specified; substituting a generic 1/2" board for a 5/8" Type X assembly is a common and expensive error.
Specification sections that affect quantity include 09 21 00 Gypsum Board Assemblies, 09 29 00 Gypsum Board, and 09 51 00 Acoustical Ceilings. Section 09 21 00 typically covers framing, board, joint treatment, and accessories. Section 09 29 00 may be used for specialty board. The level of finish (Level 3, 4, or 5) is defined in ASTM C840 and affects joint compound and labor. A Level 5 finish requires a skim coat over the entire surface, which adds material and hours per SF.
Acoustical sealant at head-of-wall and floor-of-wall joints is required by the assembly listing and by the sound transmission requirements in the code. Firestopping at rated penetrations is required by the International Building Code (IBC) Chapter 7 and by ASTM E814 or UL 1479. The adopted edition of the IBC varies by jurisdiction, so confirm with the local building department which edition applies to your project. The same applies to the International Energy Code (IECC) if the project includes exterior insulation or air barriers that interface with your scope.
Seismic requirements affect bracing and blocking. In higher seismic design categories, the structural drawings may require additional bracing, and the code may require that certain walls be full-height. You need to check the structural general notes for bracing details and include them in your takeoff. Local amendments can add requirements beyond the model code. Always confirm the adopted code edition and any local amendments with the local building department before you finalize your bid.
Who this service is for
Electrical subcontractors
You need conduit and wire takeoffs by trade size, device and panel counts, and a clear statement on whether low-voltage is in your scope. You use the estimate to set your bid number and to check the GC's scope letter against the drawings.
Mechanical and plumbing subcontractors
You need pipe and duct takeoffs by material and size, equipment counts, and a list of exclusions for TAB, commissioning, and controls. The estimate helps you decide whether to bid and what to carry for long-lead equipment.
Drywall and acoustical subcontractors
You need board SF by type, corner bead and control joint LF, and a separate line for fire-rated assemblies. You also need blocking and sealant quantities that are often left out of the bid.
Concrete subcontractors
You need formwork contact area, rebar weight by bar size, and concrete volume by mix design. The estimate shows waste and laps separately so you can adjust for your own forming methods.
Roofing subcontractors
You need roofing squares by system, flashing and edge metal LF, and a note on warranty terms that affect material choice. The estimate helps you compare TPO, EPDM, and modified bitumen on a bid.
Painting and flooring subcontractors
You need wall and ceiling SF, trim LF, and door counts for painting, or flooring SF by material with substrate prep. The estimate separates surface prep and adhesive so you can price the job accurately.