You have a tenant improvement plan set — demising partitions, ceiling grid, MEP above ceiling, storefront and finish schedules — and need a number you can defend before a hard bid or GMP. We take off the interior build-out of an occupied or shell building, not ground-up shell construction. If your project also includes retail, restaurant or healthcare spaces, we can price those under Retail & Shopping Center Estimating, Restaurant Estimating Services or Healthcare & Hospital Estimating.
- 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 organize the takeoff by CSI MasterFormat division so your buyout packages line up with your subcontractor bids. Every line carries a unit you can check against the drawings: SF of acoustic ceiling tile, LF of partition type, EA of doors and hardware sets, LF of sprinkler branch line, EA of lighting fixtures. We mark up the plan set with color-coded highlights so you can see exactly where each quantity came from. Pricing uses ZIP-code-adjusted material and labor rates from RSMeans data, so a partition in a high-cost metro is not priced like the same assembly in a low-cost market. Turnaround is 24–48 hours for most projects, with rush available. If you are pricing a multi-tenant building or a mixed-use development, see Mixed-Use Development Estimating. For state-specific labor and code considerations, we have dedicated pages for Texas, California, Florida, New York and North Carolina.
As a tenant improvement estimating company, we run the quantity takeoff in Bluebeam Revu and PlanSwift, then price each line with unit price and labor productivity assumptions you can audit. Office tenant improvement takeoff is not just Division 09 finishes — it also carries Division 08 doors and frames, Division 10 specialties, Division 12 furnishings, Division 22 plumbing, Division 23 HVAC, Division 26 electrical, Division 27 communications and Division 28 electronic safety. If you need outsourced tenant improvement estimating for a single suite or a full floor, start with Get an estimate.
What this tenant improvement quantity takeoff covers
We price the interior fit-out from the face of the demising partitions to the finished ceiling and floor. The scope follows the tenant's construction documents and the landlord work letter: what the base building provides versus what the TI contract must carry. If the work letter is silent on an item, we flag it as a scope gap rather than assume it into the number.
Selective Demolition
Measure removal of existing partitions, ceilings, flooring, and abandoned MEP. Price haul-off and dumpster counts.
SF · LF · EAPartitions & Ceilings
Take off demising and corridor partitions by type and height, plus ACT grid, panels, and seismic bracing.
SF · LFDoors & Hardware
Count interior doors, hollow metal frames, hardware sets, and access-control rough-in. Include storefront entries.
EA · LFMillwork & Finishes
Measure reception desk, break-room cabinets, countertops, and shelving. Price floor finishes by room and base.
LF · SF · EAPaint & Wall Covering
Calculate wall and ceiling areas for primer, paint, and accent colors. Include wall covering where specified.
SFPlumbing & HVAC
Take off fixture rough-in, water coolers, floor drains, diffusers, VAV boxes, and test-and-balance allowance.
EA · LFElectrical & Lighting
Count panel, branch circuits, devices, lighting fixtures, and controls. Include technology rough-in.
EA · LFFire Protection
Measure sprinkler head relocation, branch lines, and fire alarm device additions. Price by device and pipe length.
EA · LFWhat every office & tenant improvement estimating takeoff includes
- Selective demolition of existing partitions, ceilings, flooring and abandoned MEP
- Demising and corridor partitions by type, including STC-rated and 1-hour assemblies
- Acoustical ceiling grid, panels, perimeter trim and seismic bracing where required
- Interior doors, hollow metal frames, hardware sets and access-control rough-in
- Storefront framing, glazing and suite-entry door operators
- Millwork: reception desk, break-room cabinets, countertops and shelving
- Floor finishes by room: carpet tile, LVT, VCT, tile, sealed concrete and base
- Paint and wall covering systems, including primer and accent colors
- Plumbing fixture rough-in and trim, water coolers and floor drains
- HVAC distribution, diffusers, VAV boxes and test-and-balance allowance
- Electrical panel, branch circuits, devices, lighting and controls
- Sprinkler head relocation, branch lines, fire alarm device additions
How we build a tenant improvement estimate
- Review work letter and plansWe read the landlord work letter against the architectural and MEP drawings to establish the demising line and what the base building provides. We note the shell condition: slab, structural deck, existing sprinkler main, electrical service and HVAC capacity. Any item not clearly assigned is logged as a scope gap for your review.
- Digitize and scale partitionsWe overlay the partition types on the floor plan in Bluebeam Revu and measure LF by type and height band. A 3-5/8 in. stud at 16 in. o.c. with one layer of 5/8 in. Type X each side is a different assembly than a 1-hour corridor wall with two layers and sound attenuation. We separate them so your drywall bid matches the schedule.
- Count openings and specialtiesDoor, frame and hardware sets are counted from the door schedule and plan. We verify each hardware set against the function: closers, exit devices, kick and mop plates, card-reader prep. Toilet compartments, accessories and fire extinguisher cabinets are counted from the enlarged plans and specs.
- Measure MEP above ceilingWe trace sprinkler branch lines and count heads by type, measure ductwork by size and count diffusers, and count plumbing fixtures and water coolers. Electrical devices, lighting fixtures and fire alarm devices are counted from the power and systems plans. We note where the ceiling height changes and whether the existing systems have capacity.
- Price with ZIP-adjusted ratesMaterial and labor rates are adjusted to the project ZIP code using RSMeans data. We apply waste factors as separate lines so you can see the net quantity and the allowance. The final estimate is organized by CSI MasterFormat division with a summary page and marked-up plan set.
- Quality check and deliverA second estimator reviews the takeoff against the drawings for missed items, unit errors and scope gaps. We check that every scheduled door, fixture and finish appears in the estimate and that quantities reconcile with the floor plan. We then package the Excel workbook, PDF estimate and marked-up plan set and send them to you within the agreed turnaround.
What we need from you
- Plan setArchitectural, MEP, fire protection and finish plans, including enlarged restroom and millwork details.
- Work letterLandlord work letter or lease exhibit defining base-building scope and tenant responsibility.
- SpecificationsProject manual or spec sections for partition types, finishes, hardware and MEP equipment.
- SchedulesDoor, hardware, finish, lighting and plumbing fixture schedules with model numbers.
- Bid date and locationProject ZIP code for pricing adjustment and your bid due date so we can set turnaround.
- Any addendaIssued addenda, RFI responses or alternates that change the scope from the base bid.
Sample takeoff format
Each line shows the CSI section, a plain-language description with the spec detail, the measured quantity, the unit and the drawing reference. This is the format you receive in Excel and PDF.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 02 41 19 | Selective demolition — existing partitions | 1,250 | SF | A-101 |
| 05 40 00 | Cold-formed metal framing — 3-5/8 in. studs at 16 in. o.c. | 2,800 | LF | A-201 |
| 09 21 16 | Gypsum board assemblies — 1 layer 5/8 in. Type X each side | 5,600 | SF | A-201 |
| 09 51 13 | Acoustical panel ceilings — 2x2 lay-in, 15/16 in. grid | 18,400 | SF | A-103 |
| 09 68 00 | Carpet tile — glue-down, 24x24 in. | 9,800 | SF | A-104 |
| 09 65 16 | Resilient flooring — LVT 3mm glue-down | 4,200 | SF | A-104 |
| 09 90 00 | Paints and coatings — primer + 2 coats walls | 22,600 | SF | A-105 |
| 08 11 13 | Hollow metal frames — 16 ga. knockdown | 42 | EA | A-601 |
| 08 14 16 | Flush wood doors — 1-3/4 in. solid core | 42 | EA | A-601 |
| 22 40 00 | Plumbing fixtures — water closets, lavatories, sinks | 18 | EA | P-101 |
| 23 31 13 | Metal ducts — galvanized, 24x12 in. | 180 | LF | M-201 |
| 26 51 13 | Interior lighting — 2x4 LED troffers | 96 | EA | E-201 |
Units and how we measure square feet and linear feet
Every quantity is measured from the drawings using the same unit your subcontractors will bid. We note the drawing sheet and detail where the quantity was taken.
| Item | Unit | How it's measured |
|---|---|---|
| Demising partitions | SF | Area of partition face by type and height band; studs, track and board layers are separate lines. |
| Acoustical ceiling | SF | Ceiling area within the room boundary; grid and panel quantities are separated. |
| Carpet tile | SF | Net floor area plus a typical 5–10% waste factor shown as a separate line. |
| Interior doors | EA | Each door leaf, frame and hardware set counted individually; hardware sets priced by function. |
| Plumbing fixtures | EA | Each water closet, lavatory, sink and water cooler; rough-in and trim priced separately. |
| Sprinkler heads | EA | Each head by type (pendent, sidewall, concealed) and branch line LF by pipe size. |
| Ductwork | LF | Duct length by size and gauge; diffusers, registers and grilles counted as EA. |
| Lighting fixtures | EA | Each fixture type from the lighting schedule; controls and wiring devices separate. |
| Storefront framing | LF | Length of aluminum framing at suite entry and corridor; glazing measured as SF. |
| Fire alarm devices | EA | Each smoke detector, horn/strobe and pull station; panel capacity noted. |
Worked example — takeoff of one demising partition and its finishes
Dimensions and quantities below are illustrative only. They show the calculation sequence we use, not a real project.
Given: a 60 ft long demising partition, 10 ft floor-to-structural-deck height, 1-hour rated, one layer of 5/8 in. Type X gypsum board each side, 3-5/8 in. studs at 16 in. o.c. A 3 ft x 7 ft door opening sits in the wall. The adjacent floor area is 1,200 SF with 2x2 ACT ceiling and carpet tile.
Step 1 — Gross partition area. 60 ft x 10 ft = 600 SF per face. Two faces = 1,200 SF of board.
Step 2 — Deduct the door opening. 3 ft x 7 ft = 21 SF per face. Net board per face = 600 − 21 = 579 SF. Both faces = 1,158 SF. We carry the door, frame and hardware as separate EA lines.
Step 3 — Studs. Studs at 16 in. o.c. = 0.75 studs per LF. 60 LF x 0.75 = 45 studs. Add one stud each side of the opening = 47 studs. Track: top and bottom = 2 x 60 LF = 120 LF.
Step 4 — Board waste. Typical waste for 5/8 in. Type X on a wall with openings runs 10–15%. At 12%: 1,158 SF x 1.12 = 1,297 SF. We show 1,158 SF net and 139 SF waste as separate lines so you can see the allowance.
Step 5 — Finishes tied to the partition. Paint both faces: 1,158 SF net, primer plus two coats. Rubber base: 60 LF minus the 3 ft opening = 57 LF.
Step 6 — Ceiling and floor in the adjacent area. ACT: 1,200 SF net, 2x2 lay-in in 15/16 in. exposed grid. Carpet tile: 1,200 SF net, glue-down 24x24 in. At a typical 7% waste: 84 SF waste, 1,284 SF purchased.
Step 7 — Head-of-wall firestopping. 60 LF at the deck, 1-hour rated assembly. Mineral wool and sealant priced by LF.
| Step | Item | Net qty | Unit | Waste | Priced qty |
|---|---|---|---|---|---|
| 1–2 | Gypsum board, 5/8 in. Type X | 1,158 | SF | 139 SF | 1,297 SF |
| 3 | Studs, 3-5/8 in. at 16 in. o.c. | 47 | EA | 2 EA | 49 EA |
| 3 | Track, top and bottom | 120 | LF | 6 LF | 126 LF |
| 5 | Paint, primer + 2 coats | 1,158 | SF | — | 1,158 SF |
| 5 | Rubber base, 4 in. | 57 | LF | 3 LF | 60 LF |
| 6 | ACT, 2x2 lay-in | 1,200 | SF | 60 SF | 1,260 SF |
| 6 | Carpet tile, glue-down | 1,200 | SF | 84 SF | 1,284 SF |
| 7 | Head-of-wall firestop | 60 | LF | — | 60 LF |
Sample format — illustrative quantities.
We price each line with ZIP-code-adjusted material and labor rates from RSMeans data and mark the partition, opening and firestop on the plan set so you can trace every number back to the drawing.
What drives tenant improvement cost estimating
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
MEP capacity and relocation
If the existing rooftop unit or VRF system cannot absorb the new occupant load, the HVAC cost changes from diffuser relocation to new equipment. Sprinkler head relocation is minor; adding branch lines because the ceiling layout changed is not.
A full-height demising partition from slab to structural deck carries more studs, board layers and firestopping than a partition that stops at the ceiling. The height band and STC or fire rating drive the assembly cost more than the floor area.
A 2x2 lay-in panel in a 15/16 in. exposed grid is the baseline. Tegular edges, concealed grid, seismic bracing or a specialty metal ceiling each add material and labor. The ceiling height also affects how much MEP must be rerouted above it.
If the existing rooftop unit or VRF system cannot absorb the new occupant load, the HVAC cost changes from diffuser relocation to new equipment. Sprinkler head relocation is minor; adding branch lines because the ceiling layout changed is not.
Carpet tile and LVT are commodity finishes. Polished concrete, large-format porcelain tile, architectural woodwork at reception and glass-fronted offices each move the cost per SF. The finish schedule, not the floor area, sets the number.
Work in an occupied building adds temporary partitions, dust control, after-hours work premiums and phased turnover. These are Division 01 general requirements and are easy to leave out of a TI estimate if the plans do not call them out.
Removing existing partitions, ceilings, flooring and abandoned MEP adds labor and disposal costs. The extent of demolition depends on the as-built conditions and what the landlord work letter requires the tenant to remove. Hazardous material abatement, if required, is a separate scope.
Adding or reconfiguring restrooms, corridors or exits may trigger upgrades to meet current accessibility standards (ADA) and local building codes. These can include door widths, hardware, clearances, signage and fire-rated assemblies. The adopted code edition varies by jurisdiction and must be confirmed with the local building department.
Storefront framing, glazing, entry doors and hardware are priced by LF and EA. Custom systems, automatic operators, card readers and security interlocks add cost. The size and number of entries, and whether they are part of the base building or tenant scope, affect the estimate.
Relocating sprinkler heads is common; adding branch lines or a new riser because the ceiling layout or occupancy changed is more costly. Fire alarm device additions and panel upgrades depend on the existing system capacity and the tenant's occupancy classification. We count devices and note the panel model.
New circuits, panel capacity, devices and lighting controls are driven by the power and systems plans. Low-voltage cabling, AV and security rough-in beyond conduit and back-boxes are typically by others. We count breakers, devices and fixtures and note the panel schedule.
Scope gaps we catch in a bid package
These are the items that most often fall between the landlord work letter and the tenant contract. We flag them on the marked-up plans and list them separately so you can decide who carries them.
- Landlord work letter versus tenant scope: what the base building provides (shell, HVAC capacity, sprinkler main, electrical service) versus what the TI contract must carry. We compare the two documents line by line.
- Demising partition from slab to structural deck versus to ceiling only. The height band changes stud, board and firestop quantities. We scale the partition on the section, not just the plan.
- Head-of-wall firestopping and deflection joints at rated partitions. These are often shown as a detail on the architectural sheets but omitted from the partition schedule.
- Sprinkler head relocation and adding branch lines when the new ceiling height or layout differs from the shell design. We count heads by type and measure new branch line LF.
- HVAC capacity balance: whether the existing rooftop unit or VRF system can absorb the new occupant load, economizer and ventilation per ASHRAE 62.1. We note the required CFM and compare to the equipment schedule.
- Electrical panel spare capacity, new circuits, and whether the tenant panel is fed from the landlord's distribution. We count breakers and note the panel schedule.
- Restroom build-out or remodel if the shell did not include core toilet rooms, including ADA clearances and fixture counts. We check the plumbing plan against the accessibility details.
- Fire alarm device additions and panel capacity when a new tenant panel is required. We count devices and note the panel model.
- Door hardware keying, card-reader and access-control rough-in, and exit device coordination with the door schedule. We verify each hardware set against the function.
- Temporary partitions, dust control and after-hours work premiums in an occupied building. These are Division 01 items that do not appear on the architectural plans.
- Permit, plan review, inspection and impact fees, and the jurisdiction's adopted code edition. We list them as a separate allowance and tell you to confirm with the local building department.
- Millwork and equipment not shown on architectural plans but listed in the tenant's furniture, fixture and equipment package. We cross-check the FF&E list against the millwork elevations.
Materials and assemblies that drive the number
These are the assemblies we compare line by line. Each has a unit cost per SF or LF and a performance or code requirement behind the selection.
| Assembly / material | Typical spec reference | Unit | Cost driver |
|---|---|---|---|
| Demising partition, 3-5/8 in. studs, 1 layer Type X each side | 09 21 16 | SF | Stud gauge and spacing, board layers, STC rating, height band |
| 1-hour corridor partition, 2 layers Type X each side | 09 21 16 | SF | Fire rating, head-of-wall firestop, deflection track |
| Acoustical ceiling, 2x2 lay-in, 15/16 in. exposed grid | 09 51 13 | SF | Panel NRC and edge detail, grid type, seismic bracing |
| Carpet tile, glue-down 24x24 in. | 09 68 00 | SF | Backing, yarn system, pattern match, waste factor |
| LVT, 3mm glue-down | 09 65 16 | SF | Wear layer, adhesive, substrate prep, transitions |
| Polished concrete, 800-grit | 03 35 00 | SF | Existing slab condition, aggregate exposure, densifier and sealer |
| Aluminum-framed storefront with tempered glazing | 08 41 13 | LF / SF | Frame finish, glazing make-up, entry door and operator |
| Hollow metal frame and flush wood door | 08 11 13 / 08 14 16 | EA | Frame gauge, door core, hardware function, finish |
| Paint, primer plus two coats | 09 90 00 | SF | Substrate, sheen, accent colors, exposed structure |
| Sprinkler head, pendent or concealed | 21 13 13 | EA | Head type, ceiling height, branch line additions, NFPA 13 light hazard spacing |
Codes and standards that change the takeoff
Model codes
Office and tenant improvement work is governed primarily by the International Building Code (IBC) for occupancy classification, construction type, fire-rated assemblies and means of egress. The International Existing Building Code (IEBC) often applies to remodels and can allow alternative compliance paths. The International Energy Code (IECC) and ASHRAE 90.1 drive lighting power density, controls and envelope requirements. The NEC governs electrical circuits and devices, and NFPA 13 governs sprinkler design and head spacing. Which edition is adopted varies by state and city, so confirm the adopted edition with the local building department before you price.
Industry standards
Estimators should reference the Gypsum Association GA-216 for board application and GA-600 for fire-resistance design, ASTM C840 for gypsum board installation, ASTM C636 for ceiling grid installation, and SMACNA duct construction standards for HVAC. NFPA 13 light hazard spacing controls sprinkler head counts, and ASHRAE 62.1 ventilation rates drive outside air and equipment sizing. These standards change quantities, not just methods: a higher STC assembly adds board layers and batt insulation, and a tighter ventilation rate can add equipment capacity.
Specification sections
Read Division 01 for general requirements, submittals and temporary facilities. Division 09 sections 09 21 16, 09 29 00, 09 51 13, 09 65 16, 09 68 00 and 09 90 00 control partition, ceiling, floor and paint quantities. Division 08 sections 08 11 13, 08 14 16, 08 71 00 and 08 41 13 control door, hardware and storefront counts. Division 21, 22, 23 and 26 sections control sprinkler, plumbing, HVAC and electrical counts. The finish and door schedules are often where the actual model numbers and quantities live.
Local amendments
Adopted code editions and local amendments vary widely. Some jurisdictions amend egress width, accessibility clearances, seismic bracing or sprinkler requirements. Others require additional fire alarm notification or energy commissioning. These amendments can add devices, bracing or testing that is not on the base drawings. Always confirm the adopted edition and any local amendments with the local building department, and carry a separate allowance for permit, plan review and inspection fees.
Who uses this tenant improvement estimate for contractors
General contractors
You need a division-by-division number to compare against subcontractor bids and to decide whether to bid. The takeoff gives you quantities by trade so you can see which package is driving the cost.
Tenant improvement subcontractors
You bid drywall, ceilings, flooring or MEP and need quantities for your scope only. We can extract your division and provide the marked-up plans showing where the quantities came from.
Developers and owners
You are underwriting a lease or a build-to-suit and need a budget before design is complete. The estimate shows the cost drivers and the scope gaps so you can set a realistic allowance.
Architects
You want a cost check on your design before bidding. The takeoff tells you which assemblies and finish choices are moving the number, so you can adjust the specifications early.