Tile and stone pricing starts with finished square footage, but that number alone will not buy the job. You need the takeoff converted into what a setter actually orders: cartons of field tile by format, bags of modified and unmodified thinset mortar by trowel notch, grout units by joint width and tile module, and linear feet of crack-isolation membrane, banding, and sealant at every change in plane. We take off Division 09 finishes — 09 30 00 Tiling, 09 30 13 Ceramic Tiling, 09 30 16 Quarry Tile, 09 30 19 Stone Tiling, and 09 32 00 Stone Facing — plus the substrate and waterproofing work that decides whether the tile stays down.
- 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
Our tile takeoff services cover porcelain tile, ceramic, granite, limestone, mosaic tile, and glass tile, and we measure each one on the same axis so your bid is comparable. We read the finish schedule, the reflected ceiling plan, and the wall sections together, because tile backer board, tile underlayment, and tile trim quantities come from the assembly, not from the floor plan alone. Every takeoff is a material takeoff first: counts, areas, and linear foot totals you can price with your own unit price, crew size, and labor productivity assumptions. If the drawings carry a note like "tile per owner's standard," we flag it as a request for information rather than guess.
Send a plan set and we return a takeoff in Excel and PDF, organized by CSI MasterFormat division with marked-up drawings showing every measured area. We work in Bluebeam Revu, PlanSwift, and Cubit, so on-screen takeoff markup travels with the file. Pricing is ZIP-code-adjusted for material and labor using RSMeans data, so a shower surround in Dallas and one in Seattle do not carry the same number. Most projects turn in 24–48 hours; rush is available when a bid deadline is close. If your scope sits inside a larger floor package, start with our Flooring Estimating Services page, or send plans directly through Get an estimate.
What our tile takeoff services cover
We measure finished tile and stone surfaces by area type, then build the setting materials, substrate prep, and wet-area assemblies from the same drawings. The takeoff follows the tile schedule and finish plans, with each area keyed back to the sheet and detail it came from so you can check the quantity against the drawing.
Field and Floor Tile
Measured in SF by size and format, with carton counts and typical waste applied per room.
SF · cartonsWall Tile and Surrounds
Shower and tub surrounds taken off in SF by wainscot height, with bullnose and trim in LF.
SF · LFStone Tile and Slab
Stone tile, slab, and large-format panel in SF and slab count, including yield and freight assumptions.
SF · slabsQuarry Tile and Cove Base
Quarry tile in SF and cove base in LF, including outside and inside corner pieces.
SF · LFCrack Isolation and Membrane
Uncoupling and crack-isolation membrane in SF with seam LF, plus banding at edges and penetrations.
SF · LFWaterproofing Assemblies
Liquid and sheet waterproofing in SF with preformed corners, banding, and drain collars.
SF · EAMortar Bed and Underlayment
Mortar bed and self-leveling underlayment in SF by thickness, with bag counts and mixing labor.
SF · bagsSetting Materials and Grout
Thinset by trowel notch, grout by joint width and tile module, and sealant in LF at changes in plane.
bags · units · LFWhat every tile & stone estimating takeoff includes
- Field and floor tile in SF by size and format
- Wall tile and shower surrounds in SF by wainscot height
- Stone tile, slab, and large-format panel in SF and slab count
- Quarry tile and cove base in SF and LF
- Bullnose, trim, and metal edge profile in LF
- Crack-isolation and uncoupling membrane in SF with seam LF
- Waterproofing membrane in SF with corners and banding
- Mortar bed and self-leveling underlayment in SF by thickness
- Thinset, grout, and sealant in bags, units, and LF
- Backer board and cement board in SF with fasteners and tape
- Shower niches, benches, curbs, and drains in EA and LF
- Floor prep, grinding, patching, and substrate repair in SF and hours
Flooring quantity calculator
Estimate material for a room. A full takeoff also covers transitions, base, underlayment, moisture mitigation and pattern layout.
Typical waste: 5–10% for straight lay, 15% or more for diagonal or herringbone patterns.
Need the full takeoff with pricing? Upload your plans.
How our tile estimator performs the takeoff
- Read the tile scheduleWe pull every tile type, size, and finish from the finish schedule and key it to the room numbers on the floor plans. A 12x24 porcelain in a corridor and a 12x24 porcelain in a shower are the same material but not the same setting method, so they stay on separate lines. We also note the specified grout joint width and any requirement for epoxy grout, because those change the material conversion and the labor rate.
- Measure finished surfacesEach area is measured net in SF from the finish plan: floor tile to the wall line, wall tile to the wainscot height in inches, cove base at the wall line in LF. Openings over 3 SF are deducted; door and window returns are added back where tile wraps the jamb. We record the sheet and grid line for every measurement so you can trace each quantity back to the drawing.
- Build the wet-area assemblyShower walls, pans, niches, benches, and curbs are traced from the details. We count preformed corners, banding LF, and the waterproofing SF separately from the tile, because these items are bought by the roll and kit, not by the tile square foot. Linear drain assemblies and their bonding flanges are counted in EA, and the sealant at every change in plane is measured in LF.
- Convert to setting materialsThinset bags come from coverage tables at the specified trowel notch: a 1/2 x 1/2 in notch covers less than a 1/4 x 3/8 in notch on the same SF. Grout units come from joint width and tile module, so a 3x6 subway with 1/8 in joints and a 24x48 panel with 1/16 in joints do not share a coverage rate. We show the conversion math on a separate sheet so you can adjust for your own product data.
- Apply waste and pattern factorsWaste is applied by format and layout, not as one blanket percentage. Straight-set large-format takes a lower factor than a 45-degree offset or herringbone, and stone with a directional vein takes more than a rectified porcelain. The factor is shown as its own line so you can change it. We also add a separate allowance for cuts at borders, niches, and door openings where breakage is higher.
- Price and mark up the plansMaterial and labor are priced with ZIP-code-adjusted RSMeans data, then the measured areas are highlighted on the plan set so every number can be traced. The finished file goes out in Excel and PDF, sorted by CSI section, with the marked-up drawings attached. We note the pricing basis and date so you can compare against your own quotes or a later escalation.
What we need from you
- Finish plansFloor and reflected ceiling plans with room numbers, so tile areas can be keyed to the schedule.
- Tile scheduleType, size, thickness, finish, and manufacturer for every tile and stone on the job.
- Specification sectionDivision 09 30 00 and related sections, including setting materials and substrate requirements.
- Wet-area detailsShower, tub, and niche details showing waterproofing extent and drain type.
- Substrate drawingsStructural and architectural sheets showing what the tile goes over — slab, plywood, or backer board.
- Bid dateThe deadline you are pricing to, so we can set standard or rush turnaround.
Sample tile takeoff format
This is the line structure you receive, with CSI section, quantity, unit, and the sheet the quantity came from.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 09 30 13 | Ceramic tile 12x24, floor, thin-set | 18,400 | SF | A-201 |
| 09 30 13 | Ceramic tile 3x6, shower walls, thin-set | 2,850 | SF | A-401 |
| 09 30 16 | Quarry tile cove base 6 in | 1,240 | LF | A-201 |
| 09 30 19 | Travertine slab, lobby feature wall | 860 | SF | A-301 |
| 09 05 61 | Crack-isolation membrane, floor | 16,200 | SF | A-201 |
| 09 05 61 | Waterproofing membrane, wet areas | 3,400 | SF | A-401 |
| 09 30 13 | Thinset, modified, 1/2 in notch | 620 | bags | A-201 |
| 09 30 13 | Grout, sanded, 1/8 in joints | 145 | units | A-201 |
| 09 30 13 | Sealant, 100% silicone, changes in plane | 980 | LF | A-401 |
| 09 30 13 | Bullnose trim, 3x12 | 320 | LF | A-201 |
| 09 30 13 | Shower niche, preformed 12x20 | 6 | EA | A-401 |
| 09 30 13 | Linear drain, 36 in, with flange | 4 | EA | P-101 |
Units of measure in a tile estimate
Tile is bought by the square foot but ordered by the carton, bag, and pail. We keep both in the takeoff so your purchase order matches the estimate.
| Item | Unit | How it's measured |
|---|---|---|
| Finished tile surface | SF | Measured net from the finish plan, no waste added |
| Substrate and membrane | SF | Measured to the edge of the tile field plus required laps |
| Trim and edge profile | LF | Measured along the exposed edge or wall line |
| Niches, drains, thresholds | EA | Counted from the plumbing and detail sheets |
| Thinset and grout | bags / units | Converted from SF using trowel notch and joint width |
| Stone slab | SF or LB | Measured from the slab layout, with yield loss |
| Cove base and sealant | LF | Measured at wall base and changes in plane, including corners |
Worked takeoff: a 5 ft x 8 ft shower surround with a bench and niche
The dimensions below are illustrative. The method is the same one we use on a full plan set.
Given
- Shower interior: 5 ft wide x 8 ft tall x 3 ft deep (back wall 5 ft, two side walls 3 ft, front wall 5 ft).
- Tile: 3x6 in glazed ceramic, straight-set, 1/8 in joints.
- Waterproofing: bonded sheet membrane over cement backer board.
- Bench: 5 ft x 1.5 ft top, 5 ft x 1.5 ft face. Niche: one preformed 12x20 in unit.
Step 1 — Wall surface area (net SF)
- Back wall: 5 ft x 8 ft = 40.0 SF
- Left side: 3 ft x 8 ft = 24.0 SF
- Right side: 3 ft x 8 ft = 24.0 SF
- Front wall: 5 ft x 8 ft = 40.0 SF
- Bench top: 5 ft x 1.5 ft = 7.5 SF
- Bench face: 5 ft x 1.5 ft = 7.5 SF
- Gross wall + bench = 143.0 SF
- Deduct niche opening: 12 in x 20 in = 240 sq in ÷ 144 = 1.7 SF
- Net tile SF = 143.0 − 1.7 = 141.3 SF
Step 2 — Waterproofing (SF)
- Walls to 8 ft + bench + 6 in lap past the curb and 6 in beyond the shower opening on each side.
- Walls: 40 + 24 + 24 + 40 = 128.0 SF
- Bench: 7.5 + 7.5 = 15.0 SF
- Lap past curb and opening: (5 ft + 5 ft) x 0.5 ft = 5.0 SF
- Banding at corners and seams: 4 vertical corners x 8 ft = 32.0 LF; 2 horizontal seams x 3 ft = 6.0 LF; total 38.0 LF
- Preformed corners: 4 inside + 2 outside = 6 EA
- Niche: 1 preformed unit = 1 EA
Step 3 — Setting materials
- Thinset coverage for 3x6 tile with a 1/4 x 3/8 in square-notch trowel: approximately 65–70 SF per 50 lb bag. Use 68 SF/bag.
- 141.3 SF ÷ 68 SF/bag = 2.08 bags → round up to 3 bags of modified thinset.
Step 4 — Grout
- Joint LF: for 3x6 tile, each tile has a perimeter of 18 in = 1.5 LF; two tiles share a joint, so 0.75 LF per tile.
- Tiles per SF: 1 SF ÷ (0.25 ft x 0.5 ft) = 8 tiles/SF.
- Joint LF = 141.3 SF x 8 tiles/SF x 0.75 LF = 847.8 LF.
- Sanded grout at 1/8 in joints covers about 1,100 LF per 25 lb unit. 847.8 ÷ 1,100 = 0.77 units → round up to 1 unit.
Step 5 — Waste (separate line)
- Straight-set 3x6 wall tile, typical waste 8–10%. Use 10%: 141.3 SF x 0.10 = 14.1 SF.
- Total tile to order = 141.3 + 14.1 = 155.4 SF → order 156 SF (about 7 cartons of 22.5 SF, depending on the manufacturer).
Step 6 — Trim and sealant
- Bullnose at the two outside vertical edges: 2 x 8 ft = 16.0 LF.
- Sealant at changes in plane (wall-to-floor, wall-to-wall, bench-to-wall, around the niche): 4 vertical corners x 8 ft = 32.0 LF; 1 wall-to-floor joint x 5 ft = 5.0 LF; bench perimeter 5 + 1.5 + 1.5 = 8.0 LF; niche perimeter 2 x (1 + 1.67) = 5.3 LF. Total 50.3 LF.
Result: 141.3 SF net tile, 156 SF ordered, 3 bags thinset, 1 grout unit, 128 SF membrane plus 38 LF banding, 6 corners, 1 niche, 16 LF bullnose, 50.3 LF sealant. Every quantity traces to a dimension, and waste is its own line so you can change the factor without redoing the takeoff.
What moves a tile cost estimating number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Tile format and size
A 24x48 large-format panel needs a wider trowel notch, more back-buttering, and more cuts per SF than a 12x12. Larger formats also raise waste because a broken piece cannot be reused on a short wall. The weight per SF also affects handling labor and the number of setters needed on the wall.
A 24x48 large-format panel needs a wider trowel notch, more back-buttering, and more cuts per SF than a 12x12. Larger formats also raise waste because a broken piece cannot be reused on a short wall. The weight per SF also affects handling labor and the number of setters needed on the wall.
Straight-set, running bond, 45-degree, and herringbone all carry different waste and labor. A herringbone in a corridor with door openings can push waste well above a straight-set field. We read the layout from the finish plan and apply a factor by pattern, not a single job-wide percentage.
Tile needs a flat, sound substrate within tolerance. Grinding, patching, and flattening are measured in SF and hours, and they are often the difference between a profitable tile package and a callback. We also check for deflection and control joints, because those can force an unbonded mortar bed or a membrane.
Waterproofing, preformed corners, banding, niches, benches, and linear drains are counted by the piece and the LF. They do not scale with the tile SF, so a small shower can carry a disproportionate share of the cost. We trace each assembly from the detail sheet and list the components separately.
Natural stone is sold by the slab or bundle, and the yield from bundle to cut depends on vein direction and the layout. Imported stone adds freight and lead time that a domestic porcelain line does not. We flag imported stone as a separate line so you can see the freight and yield exposure before you bid.
Modified versus unmodified thinset, sanded versus unsanded grout, and epoxy grout in food-service or wet areas change both the material cost and the labor rate per SF. The specified trowel notch and joint width drive the coverage rate, so we convert from the spec, not from a default bag count.
Plywood, OSB, concrete, and lightweight concrete each require different prep and bonding methods. A plywood subfloor may need an uncoupling membrane or a cement backer board, while a slab may need grinding and crack isolation. We measure the prep and membrane in SF and note the substrate type on each line.
Scope gaps our stone takeoff services catch
Most tile losses come from items that are drawn but not scheduled, or scheduled but not measured. These are the ones we see most often.
- Waste factor applied as one blanket percentage across every tile type. A 12x24 offset and a herringbone do not share a factor, and the layout is on the finish plan. We set waste by format and pattern.
- Crack-isolation membrane over concrete and at plywood subfloor transitions. It is usually in the spec but not on the plan, so it gets missed in the takeoff. We measure it to the tile field edge plus laps.
- Waterproofing at shower walls, niches, benches, and curbs, plus preformed corners and banding. These are detailed but rarely quantified. We count them from the wet-area details as SF, LF, and EA.
- Mortar coverage lost to large-format trowel notches and back-buttering. The bag count is not the same as a small-tile job. We convert SF to bags using the specified notch and coverage table.
- Grout and sealant quantities based on joint width and tile module rather than floor SF. A 3x6 subway and a 24x48 panel have very different joint LF. We calculate joint LF before converting to grout units.
- Substrate prep — patching, grinding, and flattening to tolerance — shown on the architectural sheets but not in the tile section. We measure it in SF and hours so it is not absorbed into the tile labor rate.
- Movement and expansion joints at perimeters, penetrations, and large field areas. They are required by the tile standard but easy to omit. We measure sealant LF at every change in plane and at the perimeter.
- Trim, bullnose, and metal edge profiles at exposed edges and outside corners. These are drawn but not always scheduled. We take them off in LF by profile type from the reflected ceiling and floor plans.
- Floor drains, linear drains, thresholds, and door undercuts. These are counted in EA from the plumbing and door schedules, and they carry their own setting and sealing labor.
- Escalation and freight on imported stone and slab material, plus slab yield from bundle to cut. We flag imported stone as a separate line so you can see the freight and yield exposure before you bid.
- Demolition and haul-off of existing tile and mortar bed, with dumpster and disposal. This is often a separate section but affects the tile schedule. We measure it in SF and add disposal as an allowance.
- Protection of finished tile after installation and final cleaning. These are usually in the general requirements but get pushed onto the tile contractor. We list them so they are priced or explicitly excluded.
Tile and stone materials on the estimating axis
Format and setting method drive both the material order and the labor rate, so we keep them on separate takeoff lines even when the finish schedule groups them.
| Material | Typical format and thickness | Setting method and waste driver | Takeoff note |
|---|---|---|---|
| Glazed ceramic | 3x6 to 12x24 in, 1/4 to 5/16 in | Thin-set over backer board; straight-set waste 8–10% | Most common wall and light-duty floor tile; joint width drives grout units. |
| Porcelain | 12x24 to 24x48 in, 3/8 in | Modified thin-set, 1/2 in notch, back-butter; waste 10–15% | Large format raises bag count and handling labor; check substrate flatness. |
| Natural stone — marble and travertine | 12x12 to 18x36 in, 3/8 to 1/2 in | White modified thin-set; waste 12–18% with vein direction | Directional veining and slab yield must be flagged separately. |
| Slate and quartzite | 12x12 to 24x24 in, 3/8 to 1/2 in | Medium-bed mortar; waste 12–18% | Cleft face and thickness variation change mortar coverage. |
| Quarry tile | 6x6 in, 1/2 in | Cement or epoxy grout; waste 8–10% | Cove base measured at the wall line in LF, not from floor SF. |
| Glass mosaic | 1x1 to 2x2 in on 12x12 in sheets | Modified thin-set, 3/16 in notch; waste 10–12% | Sheet layout and cut count at borders raise labor per SF. |
| Large-format panel | 24x48 to 48x110 in, 1/4 to 1/2 in | Modified thin-set plus back-buttering; waste 15–20% | Panel weight may require two setters and a mechanical lift. |
Codes, standards, and specification sections that change the takeoff
Model codes
Tile work is governed indirectly by the model codes adopted in your jurisdiction. The IBC and IRC set substrate, wet-area, and shower pan requirements; the IPC or UPC governs shower drains and pan connections; the NEC covers bonding of metallic pans and equipment in wet locations; and the IECC affects exterior tile assemblies through envelope and thermal requirements. Because adopted editions vary by state and city, confirm the edition in force with the local building department before you lock quantities. A code change can add a membrane, a drain type, or a substrate layer that was not on the drawings.
Industry standards
Estimators should read the tile installation standard referenced in the specification, typically the TCNA Handbook methods and the ANSI A108 and A118 series for installation and material performance. ASTM C627 covers mortar bed and thin-set performance under load, and ASTM C920 covers elastomeric joint sealants. Substrate flatness and deflection limits come from these standards and from the structural drawings. When the spec cites a method number, that method dictates the setting bed, membrane, and joint treatment, which changes both material and labor in the takeoff.
Specification sections
The sections that move the number most are 09 30 00 Tiling with its subsections 09 30 13 Ceramic Tiling, 09 30 16 Quarry Tile, and 09 30 19 Stone Tiling, plus 09 32 00 Stone Facing. Also read 09 05 61 Common Work Results for Tile for membrane and setting material requirements, 09 06 00 Schedules for Finishes for the tile schedule, 09 21 16 Gypsum Board Assemblies for substrate, 09 24 00 Cement Plaster, 07 92 00 Joint Sealants, 03 01 30 Restoration of Concrete Substrates, and 22 42 00 Plumbing Fixtures for shower pans and drains. Each of these can add or remove a line item.
Local amendments
Adopted code editions, amendments, and local inspection practices vary widely. Some jurisdictions require specific shower pan testing, additional waterproofing at certain occupancies, or particular drain types. Seismic and wind provisions can also change substrate attachment in exterior or high-rise applications. Because these requirements are not always shown on the drawings, confirm the adopted edition and any local amendments with the local building department, and note the basis in your estimate so the number can be adjusted if the requirements differ.
Who uses a tile estimate for contractors
General contractors
You need a tile number you can carry in a bid without leaving money on the table. The takeoff gives you line-item quantities to compare against subcontractor quotes and to level scope between bidders.
Tile subcontractors
You are pricing a package and need the setting materials, membrane, and trim counted the way you buy them. The Excel file lets you drop in your own material pricing and labor rates without re-measuring the plans.
Developers and owners
You are checking a budget or a change order. The marked-up plans show exactly which areas were measured, so a scope change can be priced against the same baseline.
Architects
You are reviewing a contractor's quantity or preparing a cost check. The takeoff is organized by CSI section and keyed to your finish schedule, so it is easy to verify against the drawings.