Sitework takeoffs
Clearing, mass excavation, lime-stabilized subgrade and retaining walls for infill sites with tight laydown area.
CY · SF · LFIrving, TX
Construction estimating services in Irving, TX
Irving sits between Dallas and DFW Airport, where data center shells, mid-rise multifamily and warehouse tenant improvements drive most of the takeoff volume we see. We price those scopes from your plans in Excel and PDF, organized by CSI MasterFormat division.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Irving ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Irving · 2025Real permit data
Irving new housing permits2025
New housing units103Change vs. 2024−81%Permitted construction value$53MAverage value per unit$510,400Rank among covered Texas cities#24
Single-family: 69 (67%)Multifamily: 34 (33%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Irving, TX different?
Four cost drivers dominate Irving takeoffs: expansive clay soils that push pier and grade beam quantities, DFW Airport-adjacent logistics and data center shells with heavy structural steel and electrical gear, City of Irving permitting on a separate review track from Dallas County, and ZIP-code-adjusted material and labor pricing that shifts line items between 75038, 75039, 75061 and 75062.
- Irving permitted 103 new housing units in 2025, #24 among the Texas cities we cover.
- About 33% were in multifamily buildings; 67% were single-family.
- Permit volume was down 81% compared with 2024.
Irving is a built-up inner-ring suburb, not a greenfield market. Most of the work we estimate here is on infill lots, redevelopment sites and occupied buildings along the SH-114 and LBJ corridors, which means demolition, shoring and phased construction carry more weight in the estimate than they would in a new subdivision. If you are bidding a mid-rise multifamily or a warehouse tenant improvement, the takeoff has to reflect what is actually on the site today, not a clean-sheet model.
We produce quantity takeoffs and pricing in Excel and PDF, organized by CSI MasterFormat division with marked-up plan sets, using Bluebeam Revu, PlanSwift and RSMeans data adjusted to the ZIP code. Turnaround is 24–48 hours for most projects, with rush available. Contractors working across the Metroplex often send us packages for Garland and Frisco in the same week, and we keep the division structure consistent so the bids are easy to compare. Start with get an estimate and send the plan set.
- Coverage
- Irving and nearby Texas communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Irving ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need a division-by-division takeoff fast enough to hit a bid date. We return quantities with waste factors, unit costs and marked-up plans so you can adjust labor before you submit.
02
For builders. You are buying out subs on a multifamily or commercial job in Irving. We break scope by trade so you can compare bids and catch the line items a subcontractor left out.
03
For owners. You need a budget before design is complete. We price what is drawn, flag the gaps, and give you a format your lender or GC can review line by line.
Irving by the numbers
Irving's residential construction pipeline
Select a bar to compare Irving with the largest Texas markets we cover.
103New housing units, 2025
0.1%Of all units in the Texas cities we cover
$53MPermitted residential value
33%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Irving
103 new housing units in 2025 (-81.1% vs 2024).
69 single-family · 34 multifamily (33%).
Permit volume dropped sharply, so competition is tighter
Irving issued 103 new privately-owned residential units in 2025, down from 546 in 2024 — an 81% drop, per the U.S. Census Bureau Building Permits Survey. Of those, 69 were single-family and 34 were multifamily, so about 33% of the year's units sat in multifamily buildings. Permitted value was $53M, averaging $510,400 per unit. For a bidder, that mix matters: fewer starts means more contractors chasing the same Irving jobs, and a takeoff that misses a division is the fastest way to lose margin. We see the same pattern on the state page, where Texas still leads the country in total construction activity even as individual inner-ring suburbs slow down.
Where Irving's remaining volume is concentrated
With residential permitting at 0.1% of the covered Texas city total and a rank of 24 out of 25 by units, Irving's pipeline is not driven by subdivision platting. The work that does get built leans commercial and industrial: data center and mission-critical shells near the SH-114 and President George Bush Turnpike corridors, warehouse and distribution buildings feeding DFW Airport, and mid-rise multifamily on redevelopment sites. Those scopes carry long-lead electrical gear, structural steel and slab-on-metal-deck quantities that a residential-style takeoff will undercount. If your backlog is in McKinney or Lubbock, expect different unit costs — Irving's ZIP codes price higher on labor and sitework.
Services
Construction estimating services in Irving
We estimate the scopes that actually get built in Irving — industrial shells, multifamily, commercial interiors and the sitework and foundations underneath them.
Concrete and foundations
Pier and grade beam systems sized for expansive clay, plus slab-on-deck and tilt-wall panel quantities.
CY · SF · TONStructural steel and framing
Joist, girder and metal stud takeoffs for warehouse shells and mid-rise multifamily over podium.
TON · LF · EAMEP estimating
Switchgear, bus duct, rooftop units and sprinkler mains for data center and distribution building scopes.
LF · EA · TONRoofing takeoffs
TPO and modified bitumen systems on low-slope industrial roofs, including insulation and flashing.
SF · LF · SQCommercial interiors
Demising walls, ceilings, storefront and finishes for office and retail tenant improvements along the corridors.
SF · LF · EAMultifamily estimating
Unit-by-unit takeoffs for garden and mid-rise apartments, with common area and amenity scopes separated.
SF · EA · LFIndustrial scopes
Process piping, equipment pads and crane-served bays for light industrial and manufacturing buildings.
LF · CY · TONWho we provide estimates for
Who we prepare Irving estimates for
General contractors
Irving bids turn on demolition, shoring and phased occupancy rather than clean new-build scope, so we break the takeoff by CSI division and flag the temporary works a GC has to carry through the bid.
Subcontractors
If you price concrete, framing or MEP on an Irving infill job, you need quantities stripped from the actual plan set. We return counts, lengths and areas by system so your labor hours track the scope you are signing.
Developers
Infill and redevelopment sites along the SH-114 and LBJ corridors carry demolition, utility relocation and entitlement risk. We price what is drawn and list the gaps so your pro forma reflects the site you bought.
Architects
A division-organized takeoff with marked-up plans gives you a check on your own square-foot assumptions before a client sees a number, and it makes scope changes easier to price later.
Owners and facility managers
Tenant improvements in occupied Irving buildings need scope split between base building and tenant work. We separate the two so your budget and your landlord's responsibility are not mixed together.
Property managers
Repairs and small capital projects across a Dallas County portfolio are easier to budget when each scope is measured the same way. We keep the format consistent so you can compare across buildings.
Where we provide estimates
Irving areas and nearby communities we cover
We take off plan sets for projects across Irving and the surrounding Dallas County and Metroplex communities. If your job sits near one of these areas, the ZIP-code-adjusted pricing already reflects the local market.
Property types
Types of Irving properties we estimate
Irving's 2025 residential permit mix — 103 new privately-owned units, 69 single-family and 34 multifamily — reflects a built-out city where redevelopment and commercial work carry the volume. We estimate the following property types.
Multifamily and mid-rise
Apartment and condo projects near Las Colinas and the transit corridors. Takeoffs cover unit-by-unit framing, MEP rough-in counts, exterior wall assemblies and common-area finishes, with quantities separated by building type.
Watch for: Unit mix changes, balcony waterproofing, parking podium scope
Single-family infill
New houses and rebuilds on scattered lots. We measure foundation, framing, roofing and finishes from the plan set and apply typical waste factors, since lot-specific sitework rarely matches a subdivision model.
Watch for: Demolition, tree removal, utility taps, tight-lot staging
Commercial tenant improvement
Office, retail and restaurant build-outs in existing Irving buildings. Scope is split between base-building work and tenant work, with partition types, ceiling systems, storefront and MEP tie-ins priced separately.
Watch for: Landlord scope, after-hours work, sprinkler modifications
Warehouse and distribution
Industrial shells and interior fit-outs along the SH-114 and LBJ corridors. Takeoffs include slab-on-grade, tilt-wall or metal panel, racking supports, dock equipment and office build-out within the warehouse.
Watch for: Slab flatness, dock cutouts, fire-rated separations
Hospitality and hotel renovation
Guest room and corridor renovations in the Las Colinas and airport-area hotel stock. We count room types, bathroom assemblies, FF&E scope and corridor finishes so the per-key budget is built from measured quantities.
Watch for: Room-type mix, plumbing relocations, ADA upgrades
Institutional and municipal
Schools, churches and city facilities where occupied-building phasing and code upgrades drive cost. Takeoffs follow the drawings and note where existing conditions must be verified before pricing is final.
Watch for: Phased occupancy, existing conditions, code upgrades
Local factors
What changes a construction estimate in Irving
Irving estimates are shaped by its built-out character and its position in the Dallas–Fort Worth market. These are the drivers we adjust for before a number leaves our desk.
Code and permitting
Irving administers its own permitting and inspections, and projects must comply with the adopted editions of the IBC, IRC, IECC, NEC and IPC/UPC as amended locally. Because adopted editions and local amendments change, confirm the current code edition and any overlay requirements with the city building department before you lock your permit-related line items. We price to the drawings and flag where code-driven scope is not shown.
City of Irving building department · IBC/IRC · IECC · NECSoils and foundations
Much of Irving sits on expansive clay soils that shrink and swell with moisture, and the region is underlain by the Eagle Ford and Woodbine formations. That drives pier-and-beam or post-tensioned slab design, deeper pier depths and positive drainage away from the foundation. We take off pier counts, beam sizes and grade beams from the structural drawings and note where a geotechnical report should be checked before pricing excavation.
Expansive clay · Post-tensioned slab · Pier and beam · Geotechnical reportClimate and hazards
North Texas sees hail, high wind and occasional freeze events, so roofing systems, wind uplift ratings and exterior envelope details carry real cost. The 2021 freeze showed how much pipe insulation, freeze protection and backup systems matter in occupied buildings. We include the specified roof assembly, insulation and freeze-protection scope, and we flag where the design leaves those items to be determined.
Hail and wind uplift · Freeze protection · Roof assembly · Envelope detailingLabor market
Irving competes for crews with the rest of the Dallas–Fort Worth market, where data center, semiconductor and single-family work keep labor tight. We price with ZIP-code-adjusted RSMeans labor rates, then you adjust for your own crew availability and overtime assumptions. On occupied-building work, add for night and weekend shifts, since trade productivity drops when access is restricted.
RSMeans labor rates · DFW labor market · Shift work · ProductivitySite and drainage
Infill lots in Irving are often small, already graded and surrounded by improvements, so staging, spoil removal and storm drainage tie-ins are harder than on a greenfield site. Flat terrain means drainage must be designed and permitted rather than left to sheet flow. We measure excavation, backfill, haul-off and drainage structures from the civil drawings and flag where existing utilities need potholing.
Infill staging · Spoil haul-off · Storm drainage · Utility potholingMaterials and logistics
Irving is inside the Metroplex, so most materials are available from local suppliers with short haul distances, and concrete, steel and roofing prices track the wider Texas market. Sales tax treatment depends on whether a project qualifies as new construction, repair or a improvement, and on the contract structure. We price materials at ZIP-code-adjusted rates and note where tax treatment should be confirmed with your accountant.
Local suppliers · Texas sales tax · ZIP-adjusted pricing · Haul distanceIrving estimating guide
How Irving conditions show up in a takeoff, trade by trade
Irving's mix of infill residential, commercial fit-out, and industrial work along the SH-114 and I-635 corridors puts specific demands on each division of a takeoff. Here is how we build those quantities.
Earthwork and sitework
Irving sits on the Blackland Prairie and Eagle Ford formations, where expansive clay dominates. We take cut and fill quantities from the civil drawings, then add structural fill under slabs and paving. For a typical pad, we measure stripping depth, import volume, and compaction lifts. Lime or cement stabilization is often required at the building pad and under parking; we show it as a separate line so you can see the cost driver. Trench excavation for utilities, backfill, and haul-off are measured separately because haul distances to approved disposal sites affect the unit price. See our sitework estimating services for how we handle these quantities.
Framing and structural steel
Wood framing dominates single-family and low-rise multifamily in Irving, while commercial and industrial projects use structural steel. For wood, we count linear feet of plates, studs, headers, and trusses, then apply typical waste factors of 5–10% depending on member length and supplier. Sheathing is measured by sheet count, not square footage, because cuts drive the order. For steel, we take off tonnage by member type, plus connection plates, bolts, and fireproofing. Framing estimating services explains how we separate labor and material for each system.
MEP systems
MEP takeoffs in Irving must account for the local amendments to the International Codes, including the Irving building code and the North Central Texas Council of Governments (NCTCOG) recommendations for energy efficiency. We count fixtures, pipe and duct lengths by size, valves, fittings, hangers, and insulation. For electrical, we take off devices, conduit, wire, panels, and lighting. HVAC includes equipment, ductwork, grilles, and controls. We separate permit and inspection costs from trade labor. MEP estimating services details how we organize these divisions by CSI MasterFormat.
Concrete and foundations
Post-tensioned slabs on grade are common in Irving residential and light commercial work because they handle clay movement better than conventional reinforced slabs. We take off cubic yards of concrete by mix design, pounds of post-tensioning strand and anchors, vapor barrier square footage, and edge forms. For elevated decks, we separate slab thickness, mild steel, and shoring. Foundation estimating services covers the full scope from pier excavation to grade beams. We also include curing compound and joint sealant, which are frequently missed on first-pass takeoffs.
Roofing and envelope
Irving roofs take hail and high wind, so we take off roof area by slope and material, then add underlayment, ice and water shield at valleys and eaves, and fasteners sized for the wind zone. For commercial low-slope, we measure insulation thickness, cover board, membrane, and flashing separately. Wall envelope includes sheathing, weather barrier, flashing, and sealants. We also note attic ventilation and roof drainage, which affect both cost and code compliance. Roofing estimating services shows our approach to steep-slope and low-slope assemblies.
Scope gaps we see on Irving bids
- Lime stabilization and import fill under slabs are often excluded from earthwork quotes, leaving a large add later.
- Post-tension slab hardware and stressing are sometimes omitted from concrete bids, especially on residential projects.
- Roof underlayment and ice-and-water shield at valleys are frequently missing from roofing scopes in hail-prone areas.
- Fire-rated assembly requirements for walls and shafts are not always carried into framing and drywall takeoffs.
- Temporary power, lighting, and water are often left out of MEP scopes on commercial fit-outs.
- Final cleaning, testing, and commissioning are commonly excluded from subcontractor bids.
Free tool
Concrete volume calculator
Quick check for a single element. For a full drawing set, send the plans and we measure everything, including the items calculators miss.
Typical waste: 3–5% for slabs, 5–10% for footings and walls. Truck count assumes 10 CY loads; confirm load size with your ready-mix supplier.
Result
19.4CY
Net volume18.5 CY
Cubic feet500 CF
Ready-mix trucks (10 CY)2
80 lb bags (premix)875
Need the full takeoff with pricing? Upload your plans.
How it works
How we estimate a Irving project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Irving conditionsLocal code edition, site and drainage requirements, soils and any hazard rules are confirmed before the takeoff starts.
- Take off by CSI sectionQuantities measured and color-coded on the plans, so every number traces to a sheet.
- Price to IrvingMaterial and labor costs adjusted to the project ZIP code, or to your own supplier quotes and crew rates.
- Check and deliverA second estimator checks quantities before the estimate goes out.
Sample output
Sample takeoff: single-family residence in Irving
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Concrete slab on grade, 4" thick | 42 | CY |
| 03 30 00 | Post-tension strand and anchors | 1,850 | LF |
| 04 20 00 | CMU foundation walls, 8" | 320 | SF |
| 06 10 00 | Wood framing, studs and plates | 4,200 | LF |
| 06 10 00 | Roof trusses, 24" o.c. | 38 | EA |
| 07 30 00 | Roof underlayment, 30 lb felt | 3,200 | SF |
| 09 29 00 | Gypsum board, 1/2" walls | 6,800 | SF |
| 23 00 00 | HVAC ductwork, flex and hard | 180 | LF |
Worked example: post-tension slab for an Irving single-family home
We are taking off the post-tension slab for a 2,400 square foot single-family house in Irving. Dimensions are illustrative. The slab is 4 inches thick over a 24-inch by 12-inch perimeter beam. We calculate concrete volume in cubic yards.
First, the slab area: 2,400 SF. At 4 inches thick, volume = 2,400 × 4/12 = 800 cubic feet. Convert to cubic yards: 800 ÷ 27 = 29.63 CY. Next, the perimeter beam: assume a 160 LF perimeter. Beam cross-section = 2 ft × 1 ft = 2 SF. Beam volume = 160 × 2 = 320 CF = 320 ÷ 27 = 11.85 CY. Total concrete = 29.63 + 11.85 = 41.48 CY. Add a typical waste factor of 5% for slab and beam concrete: 41.48 × 1.05 = 43.55 CY. We round to 44 CY for ordering.
Post-tension strand: typical spacing is 4 feet on center each way. For a 2,400 SF area, we estimate strand length. Assume the slab is 40 ft × 60 ft. Strands running the 60-ft direction: 40/4 = 10 strands, each 60 ft long = 600 LF. Strands running the 40-ft direction: 60/4 = 15 strands, each 40 ft long = 600 LF. Total strand = 1,200 LF. Add 10% for tails and waste: 1,320 LF. Anchors: two per strand = 2 × 25 = 50 anchors.
Vapor barrier: slab area plus 10% lap = 2,400 × 1.1 = 2,640 SF. Forms: perimeter 160 LF plus bulkheads. We show these quantities in a table.
| Step | Calculation | Quantity | Unit |
|---|---|---|---|
| Slab concrete | 2,400 × 4/12 ÷ 27 | 29.63 | CY |
| Beam concrete | 160 × 2 ÷ 27 | 11.85 | CY |
| Subtotal concrete | 29.63 + 11.85 | 41.48 | CY |
| With 5% waste | 41.48 × 1.05 | 43.55 | CY |
| PT strand | (10×60 + 15×40) × 1.1 | 1,320 | LF |
| Anchors | 2 per strand | 50 | EA |
| Vapor barrier | 2,400 × 1.1 | 2,640 | SF |
We then apply ZIP-code-adjusted material and labor pricing for Irving to produce a complete bid. This level of detail prevents surprises in the field and helps you compare subcontractor quotes on equal terms.
FAQ
Irving construction estimating questions
What local codes affect an Irving takeoff?
Irving enforces the International Building Code, International Residential Code, and International Energy Conservation Code with local amendments. The city also follows NCTCOG recommendations for energy efficiency. Because adopted editions change, confirm the current edition with the Irving building department before finalizing your takeoff. We track these requirements in our estimates to avoid scope gaps.
How do expansive soils in Irving affect foundation costs?
Irving's clay soils shrink and swell with moisture changes, so post-tension slabs and drilled piers are common. A takeoff must include pier depth, bell diameter, and concrete volume, plus grade beams and void boxes. Stabilization with lime or cement may be required under slabs and paving. These items are often excluded from generic foundation quotes, so we list them separately.
What is the typical turnaround for an Irving estimate?
Most Irving projects are returned in 24–48 hours. Rush service is available for shorter deadlines. We deliver Excel and PDF files organized by CSI MasterFormat division, with marked-up plan sets showing what we measured. This lets you check quantities against your own takeoff or a subcontractor's bid.
Do you cover nearby cities like Garland and Frisco?
Yes. We provide construction estimating services across Texas, including Garland, Frisco, McKinney, Lubbock, Laredo, and Amarillo. Each estimate uses ZIP-code-adjusted material and labor pricing for the project location. If your project is in the Dallas–Fort Worth area, we can apply the same detailed approach.
What software do you use for takeoffs?
We use Bluebeam Revu for plan markup and quantity extraction, PlanSwift for digital takeoff, and RSMeans data for unit costs. This combination lets us measure areas, lengths, and counts accurately and apply localized pricing. The output is a clean spreadsheet you can sort by division.
How do you handle waste factors in a takeoff?
Waste factors vary by material and installation method. For framing lumber, typical waste is 5–10% depending on member lengths and cuts. For concrete, 5% is common for slabs and beams. Roofing waste depends on roof complexity; we use 10–15% for steep-slope with valleys. We state the assumed waste factor in each line item so you can adjust it.
Can you estimate both residential and commercial projects in Irving?
Yes. Irving has a mix of single-family, multifamily, commercial, and industrial work. We estimate all types, from custom homes to tenant improvements and warehouse shells. The takeoff structure follows CSI MasterFormat divisions, so you can compare costs across project types. We also provide separate estimates for sitework, concrete, framing, and MEP.
What information do you need to start an Irving estimate?
Send us the complete plan set, including architectural, structural, civil, and MEP drawings, plus any specifications. If you have a bid date or a target budget, include that. We also need the project address to apply the correct ZIP-code pricing. Marked-up plans help us confirm what you expect to be included.
Where does the permit data for Irving come from?
The permit data we reference comes from the U.S. Census Bureau's Building Permits Survey. It counts new privately-owned residential units permitted by the city itself. In 2025, Irving issued 103 units, down from 546 in 2024. This data helps us understand local residential activity but does not include commercial or industrial permits.
Do you provide estimates for industrial projects in Irving?
Yes. Irving's industrial market includes warehouses and manufacturing facilities, particularly near major highways. We take off foundations, steel, roofing, and MEP systems for these projects. Industrial estimating services covers the specific divisions and equipment needed. We also account for local code requirements for fire protection and accessibility.
Other Texas cities we cover
Popular services in Irving
Send your Irving project plans for a quote
Email your plans and specifications to get a detailed takeoff in 24–48 hours.
- We review the set and check for missing sheets or addenda.
- You get a quote with a price and a delivery date.
- You approve and we start the takeoff.
- You receive the Excel estimate and marked-up plans.