Sitework takeoff
Clearing, structural fill, retaining walls, and utility trenching for steep Chuckanut-area lots and infill sites.
CY · LF · TONBellingham, WA
Construction estimating services in Bellingham, WA
We prepare CSI-formatted quantity takeoffs and estimates for Bellingham contractors and developers, priced with ZIP-code-adjusted material and labor data. Send plans and specs and we return Excel and PDF deliverables with marked-up plan sets in 24–48 hours for most projects.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Bellingham ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Bellingham · 2025Real permit data
Bellingham new housing permits2025
New housing units737Change vs. 2024+38%Permitted construction value$134MAverage value per unit$181,400Rank among covered Washington cities#7
Single-family: 231 (31%)Multifamily: 506 (69%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Bellingham different?
Bellingham's marine climate and glacial soils drive footing depth, drainage, and roofing details. Multifamily infill downtown and near Western Washington University adds Type III and V wood-frame costs. Whatcom County permitting, ferry and border logistics, and steep infill sites raise sitework and concrete quantities beyond typical Puget Sound baselines.
- Bellingham permitted 737 new housing units in 2025, #7 among the Washington cities we cover.
- About 69% were in multifamily buildings; 31% were single-family.
- Permit volume was up 38% compared with 2024.
Bellingham sits between Bellingham Bay and the Chuckanut foothills, and that geography shows up in every takeoff. Glacial till and marine clay push footing depths past the typical 24 inches, and wet winters mean footing drains, crushed-stone capillary breaks, and damp-proofing are not optional line items. If you are bidding a Fairhaven or Sehome remodel, the demo and shoring quantities often exceed the new work. Our Washington construction estimating practice is built around those conditions, and we price with RSMeans data adjusted to Bellingham ZIP codes rather than a statewide average.
On the vertical side, the city's permit mix skews multifamily — 506 of 737 new privately-owned residential units permitted in 2025 were in buildings with two or more units. That means repeated unit types, corridor and stair framing, and MEP rough-in counts that reward a disciplined takeoff. We deliver Excel and PDF organized by CSI MasterFormat division with marked-up plan sets, so your estimator can audit every quantity. Contractors working Federal Way or Yakima get the same format.
- Coverage
- Bellingham and nearby Washington communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Bellingham ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need quantities you can defend at bid review. We return division-level takeoffs with waste factors, unit costs, and marked-up plans so you can see where the concrete, framing, and roofing numbers came from before you sign a lump sum.
02
For builders. You are buying out trades and tracking change orders. Our estimates break framing, MEP, and finishes into CSI divisions with quantities you can hand to a subcontractor for a scope check, plus alternates for the items most likely to move.
03
For owners. You are comparing pro formas or lender draws. We give you a cost basis tied to Bellingham ZIP-code pricing, separated into hard costs by division, so you can test a multifamily or mixed-use budget before design is frozen.
Bellingham by the numbers
Bellingham's residential construction pipeline
Select a bar to compare Bellingham with the largest Washington markets we cover.
737New housing units, 2025
4.6%Of all units in the Washington cities we cover
$134MPermitted residential value
69%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Bellingham
737 new housing units in 2025 (+37.8% vs 2024).
231 single-family · 506 multifamily (69%).
Multifamily drives the Bellingham permit mix
Bellingham issued permits for 737 new privately-owned residential units in 2025, up 38% from 535 in 2024. Multifamily accounted for 506 units, or 69% of the total, while single-family accounted for 231. Permitted value was $134M, an average of $181,400 per unit. For bidders, that mix means your competition is pricing repeated unit plans, not one-off custom homes, and your edge is in the shared scope: corridor framing, stair and elevator cores, common-area MEP, and site retaining walls. The city ranks 7th of 25 covered state cities by units and represents 4.6% of the 16,004 units permitted across those cities. See how we handle multi-family estimating services for that building type.
What the average unit value tells you
At $181,400 per permitted unit, Bellingham projects sit in a range where sitework, foundations, and framing dominate the budget. Steep lots near the Chuckanut foothills and along the bay require shoring, structural fill, and deeper footings, and those quantities are easy to undercount at bid time. We build sitework estimating services and foundation estimating services into the same takeoff as the vertical scope so the dirt and the structure reconcile. If you also work south of King County, our Auburn construction estimating page covers a similar multifamily-heavy permit profile.
Services
Construction estimating services in Bellingham
We cover the divisions that carry the most cost on Bellingham residential and commercial work, from dirt to finishes.
Concrete and foundations
Footings, stem walls, slab-on-grade, and rebar schedules sized for glacial till and marine clay conditions.
CY · SF · LBFraming takeoff
Floor, wall, and roof framing with stud, plate, joist, and sheathing counts for Type III and V buildings.
LF · EA · SFRoofing and envelope
Underlayment, flashing, and venting quantities for wind-driven rain exposure common along Bellingham Bay.
SF · LF · EAMEP estimating
Plumbing, HVAC, and electrical rough-in counts by fixture and device for repeated multifamily unit plans.
EA · LF · TONResidential estimating
Custom and production homes, including remodels in Fairhaven, Sehome, and the Lettered Streets.
SF · EA · LSCommercial estimating
Tenant improvements, retail, and light industrial shell work priced to Whatcom County labor rates.
SF · EA · LSIndustrial estimating
Waterfront and port-adjacent warehouse and process work, including foundations and utility tie-ins.
CY · LF · TONWho we provide estimates for
Who we prepare Bellingham estimates for
General contractors bidding multifamily
With 506 of 737 permitted units in 2+ unit buildings, you are pricing repeated unit types, corridor framing, and stair cores. We give you division-level quantities with waste factors so your bid review holds up.
Subcontractors checking scope
You need to know whether the GC's concrete or framing scope includes footing drains, capillary breaks, and shoring. Our marked-up plans show exactly what we counted, so you can compare before you sign.
Developers testing pro formas
Bellingham's permit mix is 69% multifamily, so your budget turns on unit-count efficiency and parking. We separate hard costs by CSI division and adjust material and labor to local ZIP codes.
Architects and designers
You need early cost feedback while drawings are still moving. We flag missing scope like damp-proofing or footing depth changes from glacial till, so your client sees the cost impact before bid.
Owners and facility managers
You are planning a remodel or addition in Fairhaven, Sehome, or the waterfront. We estimate demo, shoring, and new work separately so you can phase the project and control cash flow.
Out-of-area contractors
You are bidding Bellingham work from Seattle or farther. We apply Bellingham ZIP-code pricing and note local conditions like marine clay and wet winters, so your number reflects what crews actually face.
Where we provide estimates
Bellingham areas and nearby communities we cover
We estimate projects across Bellingham and Whatcom County, from downtown infill to hillside lots near the Chuckanuts. If your project is in one of these areas, the takeoff notes the access, soils, and staging conditions that affect cost.
Central Bellingham
- Downtown
- Fairhaven
- Sehome
- York
- Lettered Streets
- Cornwall Park
North and waterfront
- Squalicum Harbor
- Birchwood
- Alderwood
- Meridian
- Bellingham waterfront
South and Chuckanut
- Chuckanut
- Edgemoor
- Samish
- Lake Padden
- Happy Valley
Whatcom County and nearby
- Ferndale
- Lynden
- Blaine
- Sudden Valley
- Birch Bay
Property types
Types of Bellingham properties we estimate
The city's 2025 permit data shows 737 new privately-owned residential units, with 506 in multifamily buildings. That mix drives our takeoff priorities: repeated unit types, shared MEP, and site work that handles wet winters.
Multifamily 2–4 unit
These are the majority of Bellingham's permitted units. We count each unit type separately, then add shared corridor, stair, and mechanical room quantities. Waste factors are applied by material, not a blanket percentage.
Watch for: Shared wall framing, fire separation, and unit-turn MEP counts.
Multifamily 5+ unit
Larger buildings bring elevator, sprinkler, and common-area scope. We break out NFPA 13 sprinkler mains, standpipes, and electrical house loads, then separate unit fit-out from core and shell so your buyout is clean.
Watch for: Sprinkler coverage, elevator pit, and common-area finishes.
Single-family custom
Hillside lots near Chuckanut and Edgemoor often need stepped foundations and shoring. We estimate excavation, retaining walls, and footing drains as separate line items rather than burying them in a general condition.
Watch for: Slope shoring, footing depth, and driveway retaining.
Infill and small lot
Tight lots downtown and in Fairhaven limit staging and machine access. We add line items for hand excavation, short haul, and crane or pump placement, because those costs show up when a lot is under 5,000 square feet.
Watch for: Staging limits, haul distance, and utility relocations.
Mixed-use and retail
Ground-floor commercial under residential is common on corridors like Meridian and in the waterfront district. We separate tenant improvement allowances from base building and note where grease, venting, or ADA scope may fall to the owner.
Watch for: Tenant allowances, venting, and ADA path of travel.
Renovation and remodel
Older Bellingham housing stock often has knob-and-tube wiring, undersized framing, and no footing drains. We carry demo, hazardous-material allowances, and structural upgrades as separate divisions so you can price alternates.
Watch for: Demo quantities, hazardous allowances, and structural upgrades.
Local factors
What changes a construction estimate in Bellingham
Bellingham's cost profile is set by its soils, wet winters, and a permit mix that leans multifamily. These are the six factors we adjust for on every takeoff.
Permitting and code review
Bellingham and Whatcom County review residential and commercial permits under the Washington State Building Code, which adopts the IBC and IRC with state amendments. Energy code requirements under the Washington State Energy Code affect insulation, glazing, and ventilation quantities. Plan review timelines vary with project type and completeness, so we build a allowance for review cycles into the schedule. Confirm the adopted code edition and any local amendments with the city or county building department before you finalize your bid.
Washington State Building Code · Whatcom County · city building departmentSoils and foundations
Glacial till and marine clay are common in Bellingham, and both can push footing depths past the typical 24 inches. We carry over-excavation, crushed-stone capillary breaks, and footing drains as separate line items. On hillside lots near Chuckanut, stepped footings and retaining walls add concrete and rebar quantities. A geotechnical report is the input we ask for first, because it sets the depth and the drainage detail.
glacial till · marine clay · geotechnical reportClimate and moisture
Bellingham's wet winters mean damp-proofing, drainage boards, and roof underlayment are not optional. We count weather-resistive barriers, flashing, and gutter quantities by linear foot, and we note where siding details need extra sealant or rain-screen. Roofing underlayment and ice-dam protection at eaves are standard allowances. If your project is on an exposed site near the bay, wind-driven rain details add labor to the envelope.
damp-proofing · weather-resistive barrier · ice-dam protectionLabor market and wages
Whatcom County labor rates differ from Seattle and from eastern Washington, and we price with RSMeans data adjusted to Bellingham ZIP codes. Multifamily projects with repeated unit types can absorb labor more efficiently, but tight downtown sites and hillside access reduce productivity. We note crew size and access assumptions in the estimate so you can see where labor hours are concentrated.
RSMeans data · ZIP-code adjustment · Whatcom County laborSite work and drainage
Wet winters and clay soils make stormwater management a real cost. We count catch basins, trench drains, and detention or infiltration facilities as separate divisions. On infill lots, utility trenching and connection fees can rival the foundation cost. We ask for the civil plan and any geotechnical drainage recommendations before we finalize site quantities.
stormwater management · catch basins · utility trenchingMaterials and logistics
Bellingham is about 90 miles from Seattle, so material haul distance affects concrete, steel, and specialty finishes. We check whether suppliers are local or require a delivery surcharge, and we note when a product's lead time could affect the schedule. Sales tax applies to materials in Washington, and we carry it as a separate line so your bid total is transparent.
material haul distance · lead time · Washington sales taxBellingham estimating guide
How Bellingham conditions show up in a takeoff, trade by trade
Bellingham's mix of steep sites, wet winters, and a 69% multifamily share of new residential units changes what you count and how you count it. Here are the trades where local conditions move the numbers most.
Sitework and drainage
Whatcom County's glacial till and marine clay hold water, so a Bellingham site takeoff rarely stops at cut and fill. You need to count underdrain runs, footing drains, and sometimes a full perimeter French drain with washed rock and filter fabric. On sloped lots, add retaining wall footings and geogrid by square foot of wall face. Winter work means counting erosion control blanket, silt fence, and inlet protection by linear foot, plus temporary stabilization if you're moving dirt between October and April. For a full sitework takeoff, see our sitework estimating services. Confirm the city's adopted stormwater manual with the local building department before you finalize quantities.
Framing and sheathing
Bellingham's wet season makes framing waste and protection costs real. Your takeoff should separate wall, floor, and roof framing by species and grade, then add sheathing by sheet with a waste factor typical for the layout. Count house wrap or a drained weather-resistive barrier by square foot, plus flashing tape at openings and seams. On multifamily, count fire-rated assemblies and blocking for fixtures separately from general framing. Truss and I-joist packages need a layout drawing check against the structural sheets. See our framing estimating services for wall, floor, and roof takeoffs organized by assembly.
MEP and residential systems
Washington's energy code drives heat pump systems, tighter envelopes, and often HRV or ERV ventilation in new Bellingham homes. Your MEP takeoff should count line sets, condensate routing, and exterior pad or wall brackets, not just the indoor unit. Plumbing counts include freeze protection on any run in an unconditioned space. Electrical counts grow with panel capacity for heat pump, EV-ready circuits, and solar-ready conduit. On multifamily, count separate metering and riser diagrams per unit. Our MEP estimating services cover mechanical, electrical, and plumbing takeoffs by system and by floor.
Concrete and foundations
Foundations here fight both frost and groundwater. Expect continuous footings with rebar, a capillary break, and damp-proofing or membrane waterproofing on below-grade walls. On hillside lots, stepped footings mean more formwork and more rebar splices than a flat-lot takeoff shows. Garage slabs and driveway aprons need air-entrained mix and a proper base course. Count anchor bolts, hold-downs, and embeds by piece, not by allowance. Our foundation estimating services cover footing, stemwall, slab-on-grade, and retaining wall takeoffs line by line. Verify the current adopted code edition and any local amendments with the Bellingham building department.
Roofing and weatherproofing
Steep pitches and heavy winter rain push Bellingham roofs toward standing-seam metal or high-grade asphalt with enhanced underlayment. Count ice-and-water shield at eaves and valleys by square foot, not by roll allowance. On low-slope multifamily, count TPO or EPDM membrane, insulation board, cover board, and tapered crickets around drains. Don't forget roof-to-wall flashing, drip edge, and pipe boots by piece. Ventilation — ridge, soffit, or mechanical — is a separate line. Our roofing estimating services break out membrane, flashing, and accessories so your bid doesn't bury them in a square-foot price.
Scope gaps we see on Bellingham bids
- Erosion control and winter stabilization left out when the schedule crosses the wet season.
- Footing drains and waterproofing excluded because the drawings show them only in a detail.
- Sheathing and weather-resistive barrier waste not carried, then absorbed in the field.
- Roof underlayment and flashing counted as an allowance instead of by square foot and piece.
- Heat pump line sets, pads, and electrical circuits missing from the mechanical scope.
- Multifamily fire-rated assemblies and blocking not separated from general framing.
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 Bellingham project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Bellingham 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 BellinghamMaterial 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: Bellingham multifamily building, wood frame over podium
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Podium slab concrete, 8 in. | 1,240 | SF |
| 03 30 00 | Elevated slab on deck, 6 in. | 3,860 | SF |
| 05 12 00 | Structural steel columns and beams | 18,400 | LB |
| 06 10 00 | Wall framing, 2x6, 16 in. o.c. | 5,120 | LF |
| 06 16 00 | Roof sheathing, 5/8 in. OSB | 4,240 | SF |
| 07 25 00 | Weather-resistive barrier, drained | 6,850 | SF |
| 07 54 00 | TPO membrane, 60 mil | 4,240 | SF |
| 23 81 00 | Heat pump outdoor units | 24 | EA |
Worked example: exterior wall framing for a Bellingham infill duplex
Dimensions below are illustrative. We are taking off 2x6 exterior wall framing at 16 in. on center for one duplex building with a simple rectangular footprint. The building is 48 ft long by 28 ft deep, single story, 9 ft wall height, with one interior bearing wall running the long direction.
Step 1 — Perimeter and wall area. Perimeter = 2 × (48 + 28) = 152 LF. Gross wall area = 152 LF × 9 ft = 1,368 SF.
Step 2 — Subtract openings. Two entry doors at 21 SF each, eight windows at 15 SF each. Openings = (2 × 21) + (8 × 15) = 42 + 120 = 162 SF. Net wall area = 1,368 − 162 = 1,206 SF.
Step 3 — Studs. At 16 in. o.c., studs per LF of wall = 12 ÷ 16 = 0.75, plus one for the end. For 152 LF: (152 × 0.75) + 1 = 115 studs. Add 2 studs per opening for cripples and trimmers: 10 openings × 2 = 20. Add corners and intersections: 4 corners × 2 = 8. Total studs = 115 + 20 + 8 = 143. With a typical 5% waste factor: 143 × 1.05 = 150 studs.
Step 4 — Plates. Three plates (two top, one bottom) at 152 LF each = 456 LF. Add 5% waste: 456 × 1.05 = 479 LF. In 16 ft sticks: 479 ÷ 16 = 30 sticks.
Step 5 — Sheathing. Net wall area 1,206 SF. Sheathing at 32 SF per 4x8 sheet = 1,206 ÷ 32 = 37.7 sheets. With a typical 10% waste factor for cutting: 37.7 × 1.10 = 41.5, round to 42 sheets.
| Step | Calculation | Result | Unit |
|---|---|---|---|
| Perimeter | 2 × (48 + 28) | 152 | LF |
| Gross wall area | 152 × 9 | 1,368 | SF |
| Openings | (2 × 21) + (8 × 15) | 162 | SF |
| Net wall area | 1,368 − 162 | 1,206 | SF |
| Studs before waste | (152 × 0.75) + 1 + 20 + 8 | 143 | EA |
| Studs with 5% waste | 143 × 1.05 | 150 | EA |
| Plates | 152 × 3 × 1.05 | 479 | LF |
| Sheathing with 10% waste | (1,206 ÷ 32) × 1.10 | 42 | SH |
This is the level of detail we deliver for Bellingham projects. For a full residential takeoff, see our residential estimating services.
FAQ
Bellingham construction estimating questions
What should I send you for a Bellingham estimate?
Send the full plan set — architectural, structural, civil, and MEP — plus any specifications, addenda, and the bid form. If you have a site survey or geotechnical report, include it. We work in Bluebeam Revu and PlanSwift and return Excel and PDF takeoffs organized by CSI MasterFormat division with marked-up plan sets. Most projects turn around in 24–48 hours, and rush is available.
How do you handle Bellingham's wet-weather construction schedule?
We separate work that is weather-sensitive — sitework, foundations, roofing, exterior finishes — and flag quantities that carry a seasonal premium. Erosion control, temporary stabilization, and dewatering are counted as line items, not allowances. If your schedule pushes dirt work into the wet months, your takeoff should show those costs explicitly so you can decide whether to bid them or exclude them with a note.
Do you count permit and impact fees in your takeoff?
No. Permit and impact fees are jurisdiction-specific and change by ordinance. We take off the construction scope. You should confirm current fee schedules with the city or county building department. We do flag scope items that commonly trigger additional review, such as steep-slope grading, shoreline proximity, or critical areas, so you can budget time for those reviews separately.
What waste factors do you use on Bellingham takeoffs?
Waste factors are typical and project-specific. Framing lumber often runs 5–10%, sheathing 10%, roofing 10–15% depending on pitch and cuts, and tile or siding 10–15%. We state the factor on each line so you can adjust it. On remodel work, we raise waste because existing conditions rarely match the drawings, and we note where field measurement should replace plan dimensions.
Can you estimate a multifamily project in Bellingham?
Yes. Multifamily is a large share of Bellingham's new residential units, and we take off those projects by building, by floor, and by unit type. We separate fire-rated assemblies, unit-turn scope, common area finishes, and sitework. Our multi-family estimating services cover podium, wrap, and garden-style buildings. Send the unit plans and a typical floor plan so we can set up a unit matrix.
Do you cover projects outside Bellingham in Whatcom County?
We cover Bellingham and the surrounding Whatcom County area, including nearby cities such as Federal Way, Yakima, Kirkland, Kennewick, Auburn, and Pasco. If your project is farther out, send the address and we will confirm coverage. Pricing is ZIP-code-adjusted for material and labor, so outlying areas get the right local rates rather than a generic state average.
What software and formats do you deliver?
We use Bluebeam Revu, PlanSwift, and RSMeans data. Deliverables are Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets showing what we counted. Excel files include formulas so you can adjust quantities, waste factors, and unit costs. If your estimating team uses a different structure, tell us and we will match your template.
How do you price labor for Bellingham?
We use ZIP-code-adjusted material and labor pricing rather than a single state average. That matters in Bellingham because labor availability and material freight differ from the Seattle metro. We do not publish a starting price because scope varies too much. Send your plans and we will quote the takeoff based on the divisions and level of detail you need.
Where does your Bellingham permit data come from?
Our permit figures come from the U.S. Census Bureau Building Permits Survey for 2025. The data counts new privately-owned residential units permitted by the city itself, not total construction value or commercial permits. In 2025 Bellingham permitted 737 residential units, up 38% from 535 in 2024, with 506 multifamily units and 231 single-family units. Use these numbers as market context, not as a bid basis.
What is the turnaround time for a Bellingham estimate?
Most projects turn around in 24–48 hours. Larger multifamily or commercial projects with many sheets may take longer, and we will tell you upfront. Rush service is available if your bid date is close. Send plans through our get an estimate page and include your bid date, the divisions you need, and any specific format requirements so we can start without a back-and-forth.
Other Washington cities we cover
Popular services in Bellingham
Send your Bellingham project plans for a quote
Send your plans, specifications, and bid date, and we will return a takeoff organized by CSI MasterFormat division 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.