Division 07 is where a bid can look complete and still lose money, because the scope crosses six sub-trades that each read the drawings differently. We take off the waterproofing, insulation, roofing, siding, stucco, EIFS and fireproofing scopes as one Div 07 package, so the transition details that usually fall between two subs — membrane termination at grade, air barrier continuity at window frames, base flashing at roof curbs — are priced in one place instead of assumed by nobody.
- 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
You need this takeoff when you are bidding a Div 07 package, when a GC asks you to carry a division you do not normally self-perform, or when your own estimator is buried and the bid date is inside the week. We measure from your plan set, tag every line to the sheet it came from, and organize the output by CSI MasterFormat section so it drops into your bid form without reformatting. Roofing membrane, standing seam metal roofing, vapor barrier and below-grade waterproofing quantities are separated by assembly, and every line carries square feet, linear feet or roof squares as the unit of measure so your pricing sheet stays consistent.
If your scope touches adjacent work, we flag it: the Waterproofing Estimating Services and Insulation Estimating Services pages cover those sub-scopes in more detail, and the Trade Estimating Services by CSI Division page shows how Div 07 lines up with Div 03, 04 and 05. We also cross-check U-value and UL fire ratings and FM approvals against the spec schedule before the takeoff is released, and note where a listed assembly changes the accessory count.
We use Bluebeam Revu, PlanSwift and RSMeans data, with material and labor pricing adjusted by ZIP code. Turnaround is 24–48 hours for most projects, with rush available.
What the Div 07 thermal and moisture protection takeoff covers
We measure the full parent division from below-grade membrane to roof edge metal, plus the sub-scopes most subs bid separately. The list below is what lands in the Excel workbook. Anything outside it is named in the exclusions with a pointer to the division that owns it.
Waterproofing Takeoff
Below-grade sheet, cementitious and reactive waterproofing measured by wall area, footing width and SF.
SF · LF · EAInsulation Takeoff
Batt, board and spray foam insulation priced by R-value, cavity depth and net area.
SF · R-valueRoofing Takeoff
TPO, EPDM, mod-bit, BUR and shingle roofing measured by square with flashing and edge metal.
SQ · LF · EASiding Takeoff
Vinyl, fiber cement and metal panel siding measured by wall area with trim and soffit lineal feet.
SF · LFStucco & EIFS Takeoff
Three-coat stucco and EIFS systems measured by wall area, including control joints and casing beads.
SF · LFFireproofing Takeoff
Spray-applied fire-resistive material tracked by member type, hourly rating and thickness.
SF · LF · HRFirestopping Takeoff
Rated penetration firestopping counted by penetration type, size and assembly listing.
EA · LFJoint Sealants Takeoff
Sealants measured by joint length and bead width, including backer rod and primer.
LF · widthWhat every thermal & moisture protection estimating takeoff includes
- 07 11 00 — dampproofing and 07 13 00 sheet waterproofing, by wall area and footing width
- 07 16 00 — cementitious and reactive waterproofing, by SF and bag count
- 07 21 00 — batt, board and spray foam insulation, by R-value and cavity depth
- 07 22 00 — roof and deck insulation, cover board, taper and crickets at drains
- 07 25 00 / 07 26 00 / 07 27 00 — weather barrier, vapor retarder and air barrier, by wall area
- 07 31 00 — shingles and shakes, by square, with starter, ridge and hip lineal feet
- 07 41 00 / 07 51 00 / 07 53 00 / 07 54 00 — metal panel, BUR, mod-bit and single-ply roofing, by square
- 07 60 00 — flashing and sheet metal: base, counter, step, drip edge, gravel stop, coping
- 07 81 00 — spray-applied fire-resistive material, tracked by member type and hourly rating
- 07 84 00 — firestopping at rated penetrations, by penetration type and size
- 07 92 00 — joint sealants, by LF of joint and bead width
- Roof drains, scuppers, vents, pipe boots and curb flashings, counted by size
How we take off a Div 07 package in PlanSwift
- Read the assembly specsWe start at the specification sections, not the plans, because the assembly build-up drives the quantity. A 07 21 00 section that calls for 2 in polyiso plus a 1/2 in cover board is two line items and two fastener counts, not one. We note the vapor retarder class and permeance requirement for the project climate zone before measuring anything.
- Set the takeoff layersIn Bluebeam Revu we build separate layers for membrane, insulation, barrier, flashing and penetrations, keyed to the architectural and roof plans. Deduct rules are set at the start: openings over 10 SF come out of wall area, roof curbs stay in as separate EA, and parapet inner and outer faces are measured independently.
- Measure field, then detailsField area is fast; the money is in the details. We trace base flashing at every roof-to-wall junction, count termination bar at the top of below-grade membrane, and measure cant and fillet at inside and outside corners. Penetration boots, pitch pans and equipment curb flashings are counted individually from the roof plan.
- Price with ZIP-adjusted dataMaterial and labor are priced from RSMeans data adjusted to the project ZIP code. Board, batt and membrane carry waste factors as separate lines so you can see them. Access equipment — boom lift, swing stage, pump for spray foam — is priced as its own line rather than buried in the square-foot rate.
- Reconcile the sub-scopesBefore the workbook is released we check the seams: air barrier continuity at window and door frames, membrane termination at grade, base flashing at roof curbs, firestopping at every rated penetration. Where a detail crosses into another trade, we note it in the workbook so your bid carries it or excludes it in writing.
- Mark up and deliverEvery quantity is tagged to the sheet and detail it came from, and the plan set is returned marked up so you can trace any line back. The workbook is organized by CSI section with a summary tab by sub-scope, so you can split waterproofing, roofing and fireproofing into separate bid packages without re-keying.
What we need from you
- Full plan setArchitectural, roof, foundation and wall sections, plus the reflected ceiling plan where spray fireproofing is rated.
- Spec sectionsDivisions 07, 03, 05 and 09 as they apply, so we can see the assembly build-up and who carries each layer.
- Bid formYour bid form or schedule of values, so the takeoff comes back in the line structure you have to submit.
- Roof planThe roof plan drives drains, curbs, crickets and taper. Without it we estimate penetration counts from sections.
- Wage and union statusPrevailing wage, union or open shop changes the labor rate and can change the membrane system you can afford.
- Project ZIP codeMaterial and labor pricing is adjusted by ZIP code, so the same square footage prices differently across markets.
- Access constraintsOccupied building, tight site, height over 40 ft or no crane access all change the access line and the production rate.
Sample takeoff output
This is the format a Div 07 workbook comes back in. Quantities are illustrative and every line is tagged to the sheet it was measured from.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 07 13 00 | Sheet waterproofing, 60 mil, vertical foundation wall | 12,400 | SF | A-201 |
| 07 21 00 | Batt insulation, R-21, 5-1/2 in stud cavity | 18,600 | SF | A-501 |
| 07 54 00 | TPO membrane, 60 mil, mechanically attached | 420 | SQ | R-101 |
| 07 60 00 | Base flashing, 24 ga. Kynar, roof-to-wall | 1,180 | LF | R-102 |
| 07 81 00 | Spray fireproofing, 1 hr beam, 1-1/2 in thick | 6,200 | SF | S-301 |
| 07 84 00 | Firestopping, 4 in pipe through rated wall | 84 | EA | FP-201 |
| 07 11 00 | Dampproofing, bituminous, foundation wall | 8,200 | SF | A-202 |
| 07 22 00 | Roof insulation, 2 in polyiso, adhered | 42,000 | SF | R-103 |
| 07 92 00 | Joint sealant, 1/2 in bead, control joints | 2,400 | LF | A-601 |
| 07 31 00 | Asphalt shingles, 30 yr, with starter and ridge | 180 | SQ | R-104 |
Units of measure: square feet, linear feet and roof squares
Div 07 quantities do not all reduce to one unit, and mixing them up is how a bid gets short. These are the units we measure and report, with the drawing basis for each.
| Item | Unit | How it's measured |
|---|---|---|
| Below-grade membrane | SF | Wall area from footing top to finish grade, plus horizontal membrane by footing width |
| Board and batt insulation | SF | Net wall or ceiling area, deducting openings over 10 SF |
| Spray polyurethane foam | BF | Cavity depth in inches times area, converted to board feet |
| Roof membrane | SQ | Field area in 100 SF squares, with perimeter and penetration details separate |
| Flashing and edge metal | LF | Developed length along walls, curbs, parapets and roof edges |
| Roof drains and penetrations | EA | Counted by size and type from the roof plan |
| Spray fireproofing | SF | Surface area by member size and hourly rating, thickness in inches |
| Firestopping | EA | Counted by penetration type, pipe or cable size and rating |
Worked example: takeoff for a small commercial roof
This example walks through a Div 07 takeoff for a 100 ft by 80 ft low-slope roof with a 2 ft parapet. All dimensions are illustrative. We show every calculation so you can see how quantities are derived and where waste is applied as a separate step.
Step 1 — Measure field area.
- Roof plan shows a rectangle 100 ft x 80 ft.
- Field area = 100 ft x 80 ft = 8,000 SF.
- Convert to squares: 8,000 SF ÷ 100 = 80 SQ.
Step 2 — Measure parapet flashing.
- Parapet runs along all four sides: perimeter = 2 x (100 ft + 80 ft) = 360 LF.
- Flashing height: 2 ft up the parapet plus 8 in over the roof edge = 2.67 ft.
- Base flashing area = 360 LF x 2.67 ft = 961 SF.
- Convert to LF of flashing: 360 LF (measured along the wall).
Step 3 — Count penetrations.
- Roof plan shows: 4 roof drains, 2 pipe boots, 1 equipment curb, 1 vent stack.
- Total = 8 EA.
Step 4 — Measure insulation.
- Roof insulation covers field area minus curb opening (4 ft x 6 ft = 24 SF).
- Net insulation area = 8,000 SF – 24 SF = 7,976 SF.
- Convert to squares: 7,976 SF ÷ 100 = 79.76 SQ.
Step 5 — Apply waste factors.
- Membrane waste: 5% for TPO. 80 SQ x 1.05 = 84 SQ.
- Insulation waste: 3% for board. 79.76 SQ x 1.03 = 82.15 SQ.
- Flashing waste: 5% for metal. 360 LF x 1.05 = 378 LF.
Step 6 — Summarize quantities.
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 07 54 00 | TPO membrane, 60 mil | 84 | SQ |
| 07 22 00 | Roof insulation, 2 in polyiso | 82.15 | SQ |
| 07 60 00 | Base flashing, 24 ga. Kynar | 378 | LF |
| 07 60 00 | Counterflashing, 24 ga. Kynar | 378 | LF |
| 07 54 00 | Roof drains | 4 | EA |
| 07 54 00 | Pipe boots | 2 | EA |
| 07 54 00 | Equipment curb flashing | 1 | EA |
| 07 54 00 | Vent stack flashing | 1 | EA |
Step 7 — Price. Material and labor are priced from RSMeans data adjusted to the project ZIP code. Access equipment is priced separately. The final workbook shows each line with material and labor split, so you can adjust rates or quantities as needed.
This is the level of detail we provide for every Div 07 takeoff. The dimensions here are illustrative; your project will have its own measurements.
What moves the thermal and moisture protection cost estimating number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Assembly build-up
A wall that adds a 1/2 in cover board over 2 in polyiso adds a second material line, a second fastener count and a second labor pass. The square footage barely changes, but the installed cost per SF can move by a third. We price each layer separately so you can see which one is driving the bid.
A wall that adds a 1/2 in cover board over 2 in polyiso adds a second material line, a second fastener count and a second labor pass. The square footage barely changes, but the installed cost per SF can move by a third. We price each layer separately so you can see which one is driving the bid.
TPO, EPDM, mod-bit and standing seam metal price differently per square and carry different attachment methods, fastener counts and warranty terms. Mechanically attached, adhered and induction-welded assemblies also change the labor rate. The roof plan and the spec section together decide which one you are bidding.
Below-grade membrane is priced off a ladder or scaffold; a 60 ft parapet is priced off a swing stage or boom lift. Access equipment is a real line item, and fall protection requirements change the crew size. We price access separately so you can see what the height is costing you.
Board and batt carry a typical waste factor, but spray foam and spray fireproofing carry an over-application allowance instead, because thickness is controlled in the field and inspectors check it. We show both as separate lines rather than burying them in the unit rate.
Manufacturer warranties on roofing and waterproofing often require an approved applicator, a specified minimum thickness, and inspection hold points during installation. Those requirements can add a manufacturer's representative inspection cost and limit which crews can install the work, which affects the labor rate.
The vapor retarder class and permeance requirement change with climate zone, and that changes the assembly. A Class I retarder under a slab is a different product and a different detail than a Class III retarder in a wall. We read the energy code notes on the plan set and price the assembly as specified.
Concrete that needs grinding or patching before membrane, wood sheathing that needs a primer, and metal deck that needs a primer or a specific adhesive all add labor and material lines. We measure surface prep separately because it is often shown only in the spec section, not on the plan.
Scope gaps we catch
Most Div 07 losses come from a detail that two trades each assumed the other was carrying. These are the ones we see most often, and where they hide.
- Termination bar, sealant and counterflashing at the top of below-grade membrane. It hides in the wall section at the transition to framing, and it is usually the last detail on the sheet. We measure it as a separate LF line.
- Protection board over vertical membrane before backfill. It appears in the spec section but not on the plan, so it never gets measured. We add it as a separate SF line keyed to the waterproofing area.
- Cants, fillets and base flashing at inside and outside roof corners. These are drawn on the roof plan details but rarely measured. We trace each corner and count the LF of cant and base flashing.
- Roof penetration boots, pitch pans and equipment curb flashings. They are on the roof plan as symbols, not dimensions. We count each one by size and type, including the ones shown only on the mechanical plan.
- Tapered insulation and cricket fill around drains. The roof plan shows the drain but not the taper. We compute the average thickness from the slope and price the fill by SF and by CY where lightweight concrete is used.
- Fasteners, plates, adhesives and seam tape. They are separate from board SF and are usually listed in the spec under accessories. We carry them as their own line so they do not disappear into the unit rate.
- Air barrier continuity at transitions to window, door and roof assemblies. This crosses into [Openings Estimating Services](/openings-estimating-services/) and [Interior & Exterior Finishes Estimating](/interior-exterior-finishes-estimating/), so each trade assumes the other has it. We flag it in the workbook as a coordination item.
- Firestopping at every rated penetration, not just the mechanical and electrical ones. Sprinkler, data and duct penetrations are often missed. We count them by penetration type and size from the rated wall and floor plans.
- Roof edge metal, gravel stop and coping. These are often shown on architectural elevations but not on the roof plan, so they get missed. We measure LF of edge metal, including splice plates and cleats, and price it as a separate line.
Div 07 systems: unit of measure, waste, and accessories
Each system has its own unit, typical waste factor, and accessory items that must be carried. This table helps you compare and ensure nothing is missed.
| System | Unit | Typical waste factor | Accessories to carry |
|---|---|---|---|
| Below-grade membrane (sheet) | SF | 5–10% | Termination bar, protection board, mastic, seam tape |
| Below-grade membrane (fluid-applied) | SF | 3–5% | Primer, reinforcing fabric, protection board |
| Batt insulation | SF | 3–5% | Vapor retarder, tape, fasteners |
| Rigid board insulation | SF | 3–5% | Fasteners, washers, tape, sealant |
| Spray polyurethane foam | BF | 5–10% over-application | Masking, primer, thermal barrier |
| TPO membrane | SQ | 5% | Fasteners, plates, seam tape, termination bar |
| EPDM membrane | SQ | 5% | Adhesive, splice tape, termination bar |
| Modified bitumen | SQ | 5–7% | Mastic, flashing cement, fasteners |
| Standing seam metal roof | SQ | 3–5% | Clips, underlayment, sealant, trim |
| Fiber cement siding | SF | 5–10% | Corner trim, starter strip, J-channel, fasteners |
| Spray fireproofing (SFRM) | SF | 10–20% over-application | Masking, primer, adhesive |
| Intumescent coating | SF | 5–10% | Primer, topcoat, masking |
Codes and standards that affect Div 07 takeoffs
Model codes
Div 07 work is governed by the International Building Code (IBC) and International Residential Code (IRC), with energy provisions in the International Energy Conservation Code (IECC). The IBC sets requirements for weather protection, fire ratings, and moisture control. The IECC dictates insulation R-values and vapor retarder classes by climate zone. For roofing, the IBC references wind uplift and fire classification. Fireproofing requirements come from IBC Chapter 7 based on building type and hourly ratings. Confirm the adopted code edition with your local building department, as editions vary by jurisdiction. The National Electrical Code (NEC) may affect firestopping at electrical penetrations, and the International Plumbing Code (IPC) affects roof drainage.
Industry standards
ASTM standards define material properties and test methods: ASTM D4434 for PVC roofing, ASTM D4637 for EPDM, ASTM E96 for vapor transmission, ASTM E84 for surface burning. NRCA provides installation guidelines for roofing systems. SMACNA covers sheet metal flashing. For fireproofing, ASTM E119 and UL 263 test hourly ratings. Insulation standards include ASTM C578 for rigid foam and ASTM C665 for mineral fiber. These standards are referenced in specifications and affect which products qualify and how they are installed, which impacts labor and material costs.
Specification sections
CSI MasterFormat Division 07 sections must be read in full. Key sections: 07 11 00 Dampproofing, 07 13 00 Sheet Waterproofing, 07 21 00 Thermal Insulation, 07 22 00 Roof and Deck Insulation, 07 25 00 Weather Barriers, 07 26 00 Vapor Retarders, 07 27 00 Air Barriers, 07 31 00 Shingles, 07 51 00 Built-Up Roofing, 07 53 00 Elastomeric Membrane Roofing, 07 54 00 Thermoplastic Membrane Roofing, 07 60 00 Flashing and Sheet Metal, 07 81 00 Applied Fireproofing, 07 84 00 Firestopping, 07 92 00 Joint Sealants. Each section specifies products, thicknesses, and installation methods that change quantities and unit costs. For example, a 07 21 00 section may require a specific R-value and fastener pattern, adding labor.
Local amendments
Local jurisdictions may amend model codes, changing insulation requirements, fire ratings, or wind uplift. Coastal areas often have stricter wind requirements, affecting fastener counts and membrane attachment. Some states adopt older editions of the IECC, altering vapor retarder requirements. Fireproofing thickness may be adjusted by local amendments. Always confirm the adopted code edition and amendments with the local building department before finalizing your bid. Our estimates are based on the code information you provide, but we recommend verifying with the authority having jurisdiction.
Who sends us Div 07 plans
Waterproofing and roofing subcontractors
You bid the same assemblies repeatedly and need the detail quantities — termination bar, base flashing, penetration boots — measured the same way every time. The workbook drops into your bid form by CSI section, so you can adjust the field labor rate without rebuilding the takeoff.
General contractors carrying Div 07
You are assembling a bid with a division you do not self-perform, and you need to know what a complete Div 07 number looks like before you compare sub quotes. We show the scope gaps so you can see which quote is missing what.
Insulation and siding contractors
Your scope depends on the wall assembly and the opening deductions, and the air barrier transition is usually someone else's line. We measure net wall area with the deduct rules stated, and flag the transitions that cross into openings and finishes.
Fireproofing and firestopping subcontractors
Spray fireproofing is priced by member size and hourly rating, and firestopping is priced by penetration type. Both are easy to undercount from a floor plan. We track them by rating and by penetration schedule so the quantity holds up at inspection.
Developers and owners
You are comparing Div 07 numbers across bidders and need to know whether the spread is scope or price. A line-by-line takeoff by CSI section shows which bidder excluded the protection board, the taper or the firestopping.