Sitework takeoff
Mass excavation, over-excavation of expansive clays, engineered fill, and utility trenching for Tooele sites with long aggregate hauls.
CY · LF · TONTooele, UT
Construction estimating services in Tooele, UT
Scope Precision Estimate prepares quantity takeoffs and cost estimates for Tooele contractors, developers and owners. We deliver Excel and PDF estimates organized by CSI MasterFormat division, with marked-up plan sets, in 24–48 hours for most projects.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Tooele ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Tooele · 2025Real permit data
Tooele new housing permits2025
New housing units292Change vs. 2024−33%Permitted construction value$94MAverage value per unit$321,700Rank among covered Utah cities#13
Single-family: 208 (71%)Multifamily: 84 (29%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Tooele different?
Tooele pricing turns on four drivers: expansive Lake Bonneville clays that force over-excavation and engineered fill, high-wind and snow-load exposure on the benches, long hauls for aggregate and concrete from Salt Lake Valley suppliers, and a 2025 permit mix that ran 208 single-family units against 84 multifamily units, so both residential and commercial scopes need separate assemblies.
- Tooele permitted 292 new housing units in 2025, #13 among the Utah cities we cover.
- About 29% were in multifamily buildings; 71% were single-family.
- Permit volume was down 33% compared with 2024.
Tooele County sits west of the Oquirrh Mountains, and that geography shapes nearly every estimate we build here. Aggregate, ready-mix and specialty trades often travel from the Salt Lake Valley, so mobilization and haul costs belong in the estimate as separate line items rather than buried in a material rate. The valley floor is underlain by Lake Bonneville clays that swell and shrink with moisture, which drives over-excavation, engineered fill and deeper footings on many sites. Our Utah construction estimating work covers Tooele, Grantsville, Stansbury Park and the surrounding communities.
We build estimates from the plans you send, not from square-foot averages. A typical Tooele single-family takeoff runs through CSI divisions 03, 05, 06, 07 and 09, while commercial work in the city adds division 08, 22, 23 and 26 scopes. We use Bluebeam Revu for plan markup, PlanSwift for quantity extraction and RSMeans data adjusted to Tooele ZIP codes for material and labor pricing. If you are bidding against other contractors in Roy or American Fork, the same assembly logic applies, but the unit prices shift with local labor and haul distance.
- Coverage
- Tooele and nearby Utah communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Tooele 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 defensible number before the bid date. We return a division-by-division estimate with quantities, waste factors and unit prices you can adjust, so you can carry the right contingency on Tooele clay and winter concrete.
02
For builders. You need quantities that match what your crews install. We extract counts from your plan set and organize them by CSI division, so your framing, concrete and MEP scopes line up with your purchase orders and subcontracts.
03
For owners. You need a budget you can carry to a lender or an architect. We provide a scope-level estimate with assumptions stated, so you can see what is included and what still needs a design decision before construction.
Tooele by the numbers
Tooele's residential construction pipeline
Select a bar to compare Tooele with the largest Utah markets we cover.
292New housing units, 2025
2.5%Of all units in the Utah cities we cover
$94MPermitted residential value
29%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Tooele
292 new housing units in 2025 (-32.6% vs 2024).
208 single-family · 84 multifamily (29%).
Permit volume cooled in 2025, but the mix still matters
Tooele issued 292 new privately-owned residential units in 2025, down 33% from 433 in 2024, according to the U.S. Census Bureau Building Permits Survey. That is a 2.5% share of the 11,785 units permitted across the covered Utah cities, ranking Tooele 13th of 25. Single-family units accounted for 208 of the total, with 84 multifamily units making up 29% of the mix. For bidders, that means fewer but larger jobs: a multifamily podium or wrap building carries different division 03, 05 and 09 scopes than a subdivision of detached homes, and the estimate has to reflect both. The permitted value was $94M, or $321,700 per unit on average. That figure includes land-improvement and structure value as reported by the permit applicant, so treat it as a market indicator, not a budget target. If you are tracking how Tooele fits the statewide picture, our Utah construction estimating page covers the Wasatch Front drivers.
What the numbers mean for your bid
A 33% drop in units does not mean less competition. It means more contractors chasing each job, and a thin estimate is the fastest way to lose money on a win. On the single-family side, 208 units is enough volume that framing crews and concrete subs are still scheduling weeks out, so your labor rates should reflect current availability, not last year's. On the multifamily side, 84 units in one or two projects means the MEP and fire-protection scopes are concentrated, and a missed sprinkler head count or a wrong fixture schedule can swing the bid. We price both, and we show the quantities so you can check them. For projects near the county line, our Cedar City and Pleasant Grove pages explain how pricing shifts with haul distance and local labor.
Services
Construction estimating services in Tooele
We estimate the scopes that drive cost in Tooele County, from dirt to trim, with quantities you can audit.
Concrete estimating
Footings, stem walls, slab-on-grade and flatwork priced with Tooele ready-mix delivery and winter curing requirements.
CY · SF · LFFoundation estimating
Engineered footings and post-tension slabs sized for Lake Bonneville clay movement, with vapor barrier and drainage board.
CY · SF · LFFraming takeoff
Floor, wall and roof framing counts for Tooele single-family plans, including sheathing, hardware and waste factors by member size.
BF · LF · EARoofing estimating
Roof coverings, underlayment and flashing for high-wind and snow-load exposure on Tooele benches and valley floors.
SF · SQ · LFMEP estimating
Mechanical, electrical and plumbing scopes for Tooele commercial and multifamily projects, with fixture and device counts.
EA · LF · TONResidential estimating
Full-house takeoffs for Tooele builders, organized by CSI division and ready for your purchase-order and subcontract process.
SF · EA · LSCommercial estimating
Division-by-division estimates for Tooele retail, light industrial and institutional work, with marked-up plan sets included.
SF · EA · LSWho we provide estimates for
Who orders Tooele estimates from us
General contractors bidding Tooele County work
You are pricing against Salt Lake firms that carry lower mobilization. We break out haul, aggregate and travel so your bid shows the real cost of building west of the Oquirrhs.
Production homebuilders
You build the same plan repeatedly in Tooele and Stansbury Park. We return a per-plan takeoff with waste factors you can roll into a model-by-model budget instead of re-estimating each lot.
Framing and concrete subcontractors
Your scope depends on wall heights, footing depths and hold-down schedules that change with soil reports. We extract those counts from the structural sheets so your bid covers the clay-driven extras.
Commercial and light industrial builders
Tooele's industrial land and warehouse work pull MEP, dock equipment and slab scopes. We quantify divisions 22, 23 and 26 from the drawings so your number survives a scope review.
Architects and engineers
You need a cost check before a design is frozen. We return division-level quantities with assumptions listed, so you can see which assemblies are driving the budget while changes are still cheap.
Owners and developers
You are carrying a budget to a lender or an equity partner. We give you a scope-level estimate with inclusions and exclusions stated, so the number holds up when someone else reviews it.
Where we provide estimates
Tooele areas and nearby communities we cover
We estimate from plan sets for projects across Tooele County and the south end of the Salt Lake Valley. If your site is in the city or in one of the surrounding communities below, the takeoff method is the same; the haul distance and unit prices change.
Tooele city
- Downtown Tooele
- Settlement Canyon
- Tooele North
- Overlake
- Middle Canyon
Tooele County communities
- Stansbury Park
- Grantsville
- Lake Point
- Stockton
- Erda
South Valley and nearby cities we serve
Property types
Types of Tooele properties we estimate
Tooele issued 292 new privately-owned residential units in 2025, down from 433 in 2024, with 208 single-family and 84 multifamily units. That mix is what we price most often, alongside the commercial and industrial work that follows residential growth.
Single-family homes
Production and custom homes on infill lots and in new subdivisions. We take off footing and stem wall concrete, framing, roof, and division 09 finishes from the plan set, with waste factors stated per material.
Watch for: Footing depth and over-excavation driven by the soils report.
Multifamily and townhomes
Multifamily was 29% of Tooele's 2025 residential permits. We estimate unit-by-unit repetition, common areas, and the shared MEP and fire-protection scopes that drive cost in attached construction.
Watch for: Unit mix, corridor lengths and shared riser counts.
Light industrial and warehouse
Tooele's industrial land and interstate access support distribution and shop buildings. We quantify slab thickness, column grids, dock equipment and division 22, 23 and 26 scopes from the drawings.
Watch for: Slab flatness specs and dock package allowances.
Retail and commercial buildings
Small-format retail, offices and service buildings along the main corridors. We build estimates by CSI division, including storefront, roofing, HVAC and electrical, so a tenant improvement scope can be split from base building.
Watch for: Whether storefront and MEP are base building or tenant scope.
Additions and remodels
Garage conversions, second-story additions and interior remodels. We quantify new work separately from demolition and patch-back, since matching existing finishes and framing often costs more than the new assembly.
Watch for: Selective demolition and finish matching allowances.
Sitework and foundations
Grading, utility trenching, engineered fill and foundation packages for projects across the county. We take off cut and fill volumes, pipe runs and footing quantities so the dirt package is priced before the building starts.
Watch for: Import fill volumes and compaction testing requirements.
Local factors
What changes a construction estimate in Tooele
Two estimates for the same building can differ by double digits depending on where in Tooele County it sits. These are the drivers we check before we send a number.
Permitting and code review
Tooele city and Tooele County each run their own building department, and projects in unincorporated areas go through the county rather than the city. Review timelines, plan-check comments and inspection sequencing affect your carrying costs, and Utah adopts new code editions on its own schedule. Confirm the adopted IBC and IRC editions, energy code and any local amendments with the building department before you lock a schedule.
Tooele City Building Department · Tooele County · IBC · IECCBonneville clay and soils
Much of the valley floor is underlain by Lake Bonneville clays that swell and shrink as moisture changes. Geotechnical reports commonly call for over-excavation, engineered fill, deeper footings and positive drainage away from the structure. We price those items as separate lines rather than burying them in the concrete rate, because the volume of import fill is the single largest swing on many Tooele foundation estimates.
Geotechnical report · Engineered fill · Over-excavation · Footing depthWinter and wind exposure
Tooele sits at roughly 5,000 feet with cold winters, freeze-thaw cycles and wind coming off the Oquirrh Mountains. Concrete placed in winter needs blankets, accelerators or heated enclosures, and roof and sheathing schedules tighten when wind speeds are high. Those costs land in division 03 and division 06 and belong in the estimate if the schedule runs from late fall into spring.
Freeze-thaw · Winter concrete protection · Wind uplift · Roofing scheduleLabor supply and travel
Most specialty trades travel to Tooele from the Salt Lake Valley, so crew travel time, per-diem and mobilization show up in unit prices. When Wasatch Front construction is busy, those rates move faster than material prices. We use ZIP-code-adjusted labor rates for Tooele rather than a statewide average, and we keep mobilization as its own line so you can see what the drive actually costs.
Mobilization · Per-diem · ZIP-adjusted labor · RSMeans dataSite grades and drainage
Lots that slope toward the Oquirrh foothills need retaining walls, terrace grading and swales, while flat parcels need positive drainage designed into the pad. Storm drainage, curb and gutter, and utility trenching are priced in divisions 31 and 33 and vary widely by subdivision. We take off pipe runs and wall lengths from the civil sheets, not from a per-lot allowance.
Retaining walls · Swales · Division 31 · Division 33Material haul and logistics
Aggregate, ready-mix and some specialty materials come from pits and plants in the Salt Lake Valley, so every load crosses the Oquirrhs. Haul distance affects base course, concrete and asphalt pricing, and long leads on specialty items can force substitutions. We list freight and delivery assumptions in the estimate so you can compare suppliers on a like-for-like basis.
Aggregate haul · Ready-mix delivery · Freight · Supplier quotesTooele estimating guide
How Tooele conditions show up in a takeoff, trade by trade
Tooele County sits west of the Oquirrh Mountains, so elevation, wind exposure and haul distance from Salt Lake Valley suppliers all land in the numbers. Here is how that shows up division by division.
Earthwork and sitework
Lake Bonneville left layered clays, silts and gravels across the Tooele Valley, and a takeoff that assumes uniform bearing will miss the over-excavation. We carry stripping, structural fill, moisture-conditioning and compaction in lifts, plus import or export when the cut-fill balance does not close on paper. Sloping lots near the bench above the valley floor need retaining wall and drainage quantities priced separately from the building pad. Because much of the work sits on larger lots with longer drives, we quantify haul distance to the nearest approved disposal site rather than assuming a short in-town trip. Start with our sitework estimating services when the civil package drives the budget.
Framing and sheathing
Wind exposure on the west bench pushes shear wall and hold-down counts above what a mild-climate takeoff would show, so we quantify sheathing nailing zones, straps and anchor bolt layout rather than a blanket square footage. Studs, plates, headers, joists, hangers, rim board, subfloor adhesive and fasteners are extended by member and by piece, not lumped. Roof framing is pitched for snow load, which changes rafter spans and purlin sizes. Waste factors of roughly 5 to 10 percent are typical on dimensional lumber and more on sheet goods cut around openings. Framing estimating services detail the wall-by-wall breakdown so your lumber yard quote can be compared line for line.
Mechanical, electrical and plumbing
Utah homes run forced-air gas furnaces with central air, and the duct layout, register count and equipment sizing all scale with floor area and room count, so we take them off fixture by fixture. Plumbing is counted by fixture: water closets, lavatories, tubs, showers, hose bibs, water heater, plus the rough-in linear feet of supply and drain lines. Electrical is counted by device and circuit: receptacles, switches, smoke and CO alarms, exhaust fans, panel and feeder, service entrance, and the exterior lighting and garage circuits that come with larger lots. MEP estimating services handle the coordination between trades so nothing is double-counted.
Concrete and foundations
Residential foundations here are typically stem-wall or slab-on-grade with thickened edges, and expansive clay means the reinforcing schedule matters as much as the yardage. We take off continuous and isolated footings by linear and cubic foot, stem walls by height and thickness, slab by square foot with vapor retarder and granular base, and dowels, anchor bolts and embeds as separate lines. Flatwork gets its own quantity: driveways, aprons, walks and patios, with control joints and finish called out. Cold-weather protection and curing compound are real line items from roughly November through March. Our foundation estimating services and concrete estimating services cover both the structural and flatwork scopes.
Roofing and envelope
Roofs in Tooele take wind-driven snow, freeze-thaw cycling and summer UV, so underlayment, ice barrier at eaves and valleys, drip edge and ventilation are quantities, not allowances. We measure roof planes by slope and area, count ridge, hip, valley and eave linear feet, and separate field shingles from starter and cap. On the wall side, house wrap or fluid-applied weather barrier, flashing at penetrations, and window and door pans get their own lines. Attic insulation depths follow the adopted energy code, which you should confirm with the Tooele City building department for the current edition. See roofing estimating services for the full envelope takeoff.
Scope gaps we see on Tooele bids
- Over-excavation and structural fill are left out when the geotech report shows expansive clay, then added later as a change order.
- Rock excavation is excluded entirely, even though trenching on the bench ground can hit cemented gravel and caliche.
- Snow-load and wind-uplift requirements are not reflected in the truss or rafter package, so the framing quote is short.
- Utility trenching, conduit, meter sets and connection fees are missing from the site scope and assumed to be in the building contract.
- Final grade, topsoil, seed or sod, and temporary erosion control are dropped when the earthwork bid stops at rough grade.
- Winter protection, temporary heat and concrete curing are not carried on schedules that run from November through March.
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 Tooele project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Tooele 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 TooeleMaterial 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, Tooele, UT
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Footing concrete, 24 in x 12 in continuous | 18.4 | CY |
| 03 20 00 | Rebar, #4 continuous footing | 2,340 | LF |
| 04 20 00 | CMU stem wall, 8 in, grout filled | 1,180 | SF |
| 06 10 00 | 2x6 stud wall framing, 9 ft plate | 3,460 | LF |
| 06 16 00 | 7/16 in OSB wall sheathing | 4,820 | SF |
| 07 30 00 | Asphalt shingles, 6:12 slope | 3,150 | SF |
| 09 29 00 | 1/2 in gypsum board, walls and ceiling | 9,640 | SF |
| 22 11 00 | PEX domestic water rough-in | 1,260 | LF |
Worked example: slab-on-grade concrete for a Tooele single-family home
Dimensions below are illustrative, not from a specific plan. The method is what matters: build the slab from the outside in, then add waste on the concrete only.
Assume a rectangular footprint of 48 ft by 32 ft with a 4 in slab and a 12 in thickened edge that is 12 in wide. The slab area is 48 x 32 = 1,536 SF. The thickened edge runs the full perimeter: 2 x (48 + 32) = 160 LF.
| Step | Calculation | Result | Unit |
|---|---|---|---|
| Slab area | 48 ft x 32 ft | 1,536 | SF |
| Slab volume | 1,536 SF x (4 in / 12) | 512.0 | CF |
| Slab volume | 512.0 CF / 27 | 19.0 | CY |
| Edge perimeter | 2 x (48 + 32) | 160 | LF |
| Edge volume | 160 LF x 1 ft x 1 ft | 160.0 | CF |
| Edge volume | 160.0 CF / 27 | 5.9 | CY |
| Net concrete | 19.0 + 5.9 | 24.9 | CY |
| Waste at 7 percent | 24.9 x 1.07 | 26.6 | CY |
| Order quantity | round up to whole yards | 27 | CY |
Now the supporting lines. Vapor retarder covers the slab plus a lap: 1,536 SF with 10 percent lap is about 1,690 SF. Granular base at 4 in compacted depth is 1,536 SF x (4/12) = 512 CF, or about 19 CY of base material before compaction loss, which typically runs higher than the neat volume. Rebar in the slab at #3 on 24 in centers each way works out to roughly 1,536 / 2 = 768 LF in one direction plus 768 LF in the other, about 1,536 LF before laps and chairs; add 10 percent for lap and you are near 1,690 LF. The thickened edge gets two continuous #4 bars, so 160 LF x 2 = 320 LF, plus dowels at the construction joint and anchor bolts at the plate line counted from the wall layout.
Two Tooele-specific adjustments. First, expansive clay under the slab usually means a vapor retarder plus a capillary break and sometimes a sand cushion, and any over-excavation and replacement is a separate earthwork line, not part of the concrete bid. Second, cold-weather curing compound, insulating blankets and temporary heat belong in the concrete scope when the pour falls between roughly November and March. Confirm footing depth, reinforcement and any local amendment with the Tooele City building department and your geotechnical report before the numbers are fixed. If you want this run against your own plan set, send the drawings through our get an estimate page and we will return the takeoff in Excel and PDF.
FAQ
Tooele construction estimating questions
What does a takeoff cost for a Tooele project?
Pricing depends on project type, square footage and how many disciplines you want covered, so we quote per project rather than publish a flat rate. Send the plan set, the scope you need, and your bid date, and we will confirm the fee and the delivery date before any work starts. Most projects turn around in 24 to 48 hours, with rush delivery available when a bid deadline is close.
How fast can I get a Tooele estimate back?
Most projects are returned in 24 to 48 hours from the time we receive a complete set of drawings and specifications. Rush turnaround is available for active bid dates. Incomplete packages slow things down, so include the architectural, structural, civil and MEP sheets, plus any addenda, geotechnical report and finish schedules you already have.
What format do you deliver the takeoff in?
We deliver Excel workbooks and PDFs organized by CSI MasterFormat division, with marked-up plan sets showing what was measured. Quantities, units and line descriptions are written so you can hand them to a supplier or a subcontractor for pricing without reformatting. If your estimating software needs a specific column layout, tell us and we will match it.
Do you price Tooele labor differently from Salt Lake City?
Yes. We use ZIP-code-adjusted material and labor pricing rather than a single statewide rate, because supplier freight, crew travel and local availability move the numbers. Tooele sits farther from the Wasatch Front material yards, and that distance shows up in delivery charges and in how long crews are on site. RSMeans data is the base, adjusted to the project ZIP code.
Where does the permit data on this page come from?
The figures come from the U.S. Census Bureau Building Permits Survey for 2025, covering permits issued by the city itself for new privately-owned residential units only. That means additions, remodels, accessory buildings and commercial permits are not counted. For Tooele, the survey shows 292 total units in 2025 against 433 in 2024, split into 208 single-family and 84 multifamily units, with a permitted value of $94M.
Can you handle multifamily and commercial scopes in Tooele County?
Yes. We take off multifamily, commercial and light industrial work as well as single-family, including the site, structure, envelope and MEP divisions. Multifamily bids usually need unit-type matrices so you can price a typical unit and multiply, and we build the takeoff that way. Industrial and commercial scopes get division-by-division detail with separate allowances flagged where the documents are still schematic.
How do you handle Tooele's expansive soils in a takeoff?
We read the geotechnical report first and quantify over-excavation, structural fill, moisture-conditioning, compaction testing and any capillary break or cushion under the slab as separate lines. Those items are frequently missing from the concrete bid because they belong to earthwork. If the report is not available yet, we flag the assumption on the takeoff so you know which numbers are provisional.
Do you cover roofing, framing and MEP as separate packages?
We do. You can order a single trade or the full building. Roofing covers planes by slope, underlayment, ice barrier, flashing and ventilation. Framing covers members by size and length, sheathing, hardware and waste. MEP covers fixtures, devices, circuits and rough-in linear feet. Splitting the work this way helps when you are bidding to a general contractor who only wants one scope from you.
What do you need from me to start a Tooele takeoff?
Send the complete plan set and specifications, the bid date, the scope you want covered, and any addenda or revisions. A geotechnical report, finish schedule and structural sheets help on residential; on commercial work, the mechanical, electrical and plumbing drawings matter as much as the architectural set. Marked-up drawings from a previous estimate are useful if you have them.
Do you estimate projects in nearby Utah cities too?
Yes. We cover the surrounding market, including Roy, Pleasant Grove, Cedar City and American Fork, along with the rest of the state through our Utah construction estimating services. Pricing is adjusted by ZIP code, so a Tooele job and a Cedar City job will not carry the same labor and freight assumptions even when the drawings are identical.
Other Utah cities we cover
Popular services in Tooele
Send your Tooele project plans for a quote
Send the drawings, the scope and your bid date, and we will return a division-by-division takeoff in Excel and PDF, usually within 24 to 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.