Waterproofing rarely fails in the middle of a wall. It fails at the top of the membrane, at the slab edge, at a pipe sleeve, or where the below-grade waterproofing meets the above-grade air barrier. That is why we take off waterproofing by substrate, elevation and termination instead of collapsing it into one square-foot rate. You send the architectural and structural sheets, the Division 07 specifications and the geotechnical report if you have it. We return an Excel workbook and PDF organized by CSI MasterFormat section, with marked-up plan sets showing where every quantity came from.
- 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
This service covers below-grade dampproofing and waterproofing, pre-applied blindside membrane, plaza and planter decks, traffic coatings, and the air and vapor barriers above grade. It sits under our Thermal & Moisture Protection Estimating group, alongside Insulation Estimating Services and Roofing Estimating Services. We measure membrane area by substrate and elevation, then count the linear and each items that carry the labor: terminations, waterstops, penetrations, protection board and drainage. Fluid-applied systems are taken off at the specified dry-film thickness so the gallons and coats are visible. Sheet systems are taken off with lap allowance and primer coverage shown separately. Most projects turn in 24–48 hours, with rush available. If you are bidding a job in a state where we already hold current material and labor data, see our Texas estimating and Florida estimating pages for how ZIP-code adjustment is applied.
As a waterproofing estimating company, we also read the bid package as a whole: specification review, addendum review and RFI logs are checked before the first quantity is measured. Our waterproofing takeoff services cover on-screen takeoff in Bluebeam Revu and PlanSwift, with unit price and equipment cost built from RSMeans data and adjusted by ZIP code. For subcontractors, our waterproofing estimating for subcontractors includes bid preparation support, so you can see overhead and profit and general conditions separated from the direct membrane cost. Developers use the same workbook to compare waterproofing cost estimator outputs across several schemes before a bid package goes out.
What our waterproofing quantity takeoff covers
We measure membrane area by substrate and elevation, then count the linear and each items that carry the labor: terminations, waterstops, penetrations, protection board and drainage. Fluid-applied systems are taken off at the specified dry-film thickness so the gallons and coats are visible. Sheet systems are taken off with lap allowance and primer coverage shown separately.
Below-Grade Vertical
Cast concrete, CMU, ICF and shotcrete walls measured by elevation, with surface prep and form-tie patching.
SFBlindside Membrane
Pre-applied membrane to retaining walls and elevator pits, including laps, primer and protection.
SFFooting & Slab Edge
Horizontal membrane, slab-edge termination and the transition where vertical meets horizontal.
LFTerminations & Transitions
Termination bar, sealant, stainless fasteners and tie-in to the above-grade air barrier.
LF · EAPlaza & Planter Decks
Deck waterproofing over occupied space, including protection board and drainage mat.
SFTraffic Coatings
Podium and parking deck coatings with wear course, measured at specified dry-film thickness.
SFAir & Vapor Barriers
Above-grade wall membranes and vapor retarders, with below-grade tie-in and sealant.
SF · LFWaterstops & Penetrations
Construction, control and cold joint waterstops by type, plus pipe boots and sleeves.
LF · EAWhat every waterproofing estimating takeoff includes
- Below-grade vertical membrane by substrate: cast concrete, CMU, ICF, shotcrete
- Footing and slab-edge membrane, including horizontal-to-vertical transition
- Blindside or pre-applied membrane to retaining walls and elevator pits
- Membrane termination at grade: termination bar, sealant, stainless fasteners
- Plaza deck, planter and terrace waterproofing over occupied space
- Traffic coating with wear course on podium and parking decks
- Air barrier and vapor retarder on above-grade walls, with below-grade tie-in
- Waterstop at construction, control and cold joints, by type
- Penetrations: pipe boots, conduit sleeves, anchor bolts, pile caps
- Protection board, drainage board and granular backfill against membrane
- Foundation drainage: perforated pipe, drainage mat, filter fabric, cleanouts
- Surface preparation: form-tie removal, bugholes, honeycomb, patching
How our waterproofing estimator takes off membrane
- Read the sections firstWe start at the wall sections and foundation details, not the plan. The elevation of the top of membrane, the slab edge and the footing transition set the geometry for every area and linear item. If the sections disagree with the plan, we flag it before measuring anything. The top-of-membrane elevation is the single number that decides how much vertical area gets membrane and how much termination bar gets ordered.
- Separate by substrateCast concrete, CMU, ICF and shotcrete take different primers, different surface preparation and different production rates. We measure each substrate as its own area, because a single blended SF rate hides the CMU block courses that drink primer and the form-tie holes that need patching. A CMU wall with struck-flush joints and a cast wall with a smooth finish are not the same line item, even at the same square footage.
- Measure vertical and horizontalVertical wall membrane is measured from the top of footing to the termination elevation. Horizontal membrane at the footing, slab edge and plaza deck is measured separately, then the transition is taken off as linear feet. Mixing the two is how a bid ends up short on the horizontal-to-vertical detail. We keep the vertical area, the horizontal area and the transition linear feet on separate rows so each can be checked against the detail.
- Count the each itemsPipe boots, conduit sleeves, anchor bolts, pile caps and drain bodies are counted one by one from the foundation and plumbing plans. We price them per each with the specified boot or sleeve, because burying them in the SF rate means the first extra sleeve comes out of your margin. The count is listed by size and type, so a 4-inch sleeve and a 12-inch pile cap are not averaged into one number.
- Apply primer and lap factorsSheet membrane gets a lap allowance and a separate primer line at the manufacturer's coverage rate. Fluid-applied membrane is converted from SF to gallons at the specified dry-film thickness and solids content, so the number matches what the supplier will ship. We show the lap factor and the primer coverage as their own rows, because both are routinely left out of a square-foot rate and both are real material.
- Price with ZIP-adjusted dataMaterial and labor are priced with RSMeans data adjusted to the project ZIP code, then checked against current supplier quotes where you provide them. Protection board, drainage board and granular backfill are carried as separate lines so you can see the cost of the drainage detail. The location adjustment is shown on the summary, so a reviewer can see the city cost index that was applied rather than a bare number.
- Mark up the drawingsEvery quantity is traced on a marked-up plan set in Bluebeam Revu, with the takeoff boundary and the termination line highlighted. The Excel workbook is organized by CSI section with the sheet reference in each row, so a reviewer can find the source in seconds. Penetration locations are marked on the foundation plan and the termination line is drawn on the wall section, so the two numbers that drive labor are visible.
What we need from you
- Architectural and structural setsFoundation plan, wall sections, details and the structural sheets showing waterstop locations and joint types.
- Division 07 specificationsThe waterproofing, air barrier and vapor retarder sections, including products, mils or thickness, and test frequency.
- Geotechnical reportSoil type, groundwater elevation and sulfate or chloride exposure drive the system selection and the drainage detail.
- Roof and plaza detailsDeck build-up, drain locations and the membrane tie-in at thresholds, so the horizontal scope is not double-counted.
- Bid date and formatTell us the bid date and whether you want the workbook split by building, by phase or by CSI section.
- Civil and shoring sheetsGrading, drainage and shoring plans show the blindside walls, perforated pipe runs and cleanout locations that are not on the architectural set.
Sample waterproofing material takeoff format
A typical mid-size foundation package, shown the way it appears in the workbook.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 07 13 26 | Self-adhered sheet membrane, 60 mil, cast concrete wall | 6,240 | SF | S-101 |
| 07 13 26 | Membrane termination bar with sealant and fasteners | 1,180 | LF | A-501 |
| 07 16 00 | Crystalline waterproofing at elevator pit, 2 coats | 860 | SF | S-204 |
| 07 17 00 | Bentonite waterstop at construction joints | 420 | LF | S-301 |
| 07 25 00 | Fluid-applied air barrier at above-grade wall | 3,450 | SF | A-601 |
| 07 26 00 | Vapor retarder under slab, 10 mil | 4,200 | SF | S-102 |
| 31 23 00 | Granular backfill against protection board | 185 | CY | C-401 |
| 07 13 26 | Protection board, 1/4 in., over sheet membrane | 6,240 | SF | A-502 |
| 07 13 26 | Pipe boot, 4 in., at membrane penetration | 32 | EA | P-201 |
| 07 11 13 | Bituminous dampproofing at interior face of foundation wall | 2,100 | SF | A-503 |
| 07 17 00 | PVC waterstop at cold joints, heat-welded splices | 260 | LF | S-302 |
| 07 13 26 | Surface preparation: form-tie holes and bughole patching | 1,450 | SF | A-504 |
Units of measure in a waterproofing takeoff
Each line carries the unit a subcontractor actually buys and installs, so the number can be checked against a supplier quote.
| Item | Unit | How it's measured |
|---|---|---|
| Membrane area | SF | Measured by substrate and elevation from wall sections and foundation plans |
| Termination and tie-in | LF | Scaled at grade line, slab edge and membrane-to-air-barrier transition |
| Waterstop | LF | Counted along construction, control and cold joints on the structural sheets |
| Penetrations | EA | Counted per pipe boot, sleeve, anchor bolt and pile cap on the foundation plan |
| Backfill and drainage material | CY | Computed from trench width, wall height and specified lift thickness |
| Protection and drainage board | SF | Measured over the membrane area, plus 10 percent typical lap allowance |
| Fluid-applied membrane | GAL | Derived from SF times specified dry-film thickness divided by solids content |
| Surface preparation | SF | Measured at wall face area needing patching before primer |
| Adhesion pull tests | EA | Counted at the frequency stated in the spec, typically per area of membrane |
Worked example: below-grade wall membrane takeoff
This example takes off a small foundation wall package to show how we move from dimensions to priced quantities. The dimensions are illustrative and do not represent any specific project. The wall is cast-in-place concrete, 8 ft high, with a 12 in. thick footing. The waterproofing is a 60 mil self-adhered sheet membrane from top of footing to 6 in. above finished grade, with a termination bar at the top. Protection board and granular backfill are included.
Step 1 – Measure vertical membrane area
- Wall length: 120 LF (perimeter)
- Height from top of footing to termination: 8 ft
- Gross area: 120 LF × 8 ft = 960 SF
- Deduct openings: none below grade
- Net membrane area: 960 SF
Step 2 – Measure horizontal membrane at footing
- Footing projection beyond wall face: 12 in. = 1 ft
- Horizontal strip length: 120 LF
- Area: 120 LF × 1 ft = 120 SF
- Transition from horizontal to vertical is included in the sheet membrane lap; no additional area.
Step 3 – Termination bar
- Linear feet at top of membrane: 120 LF
- Termination bar, sealant, and fasteners: 120 LF
Step 4 – Penetrations
- Pipe boots: 6 EA (4 in. diameter)
- Sleeves: 2 EA (6 in. diameter)
- Total each items: 8 EA
Step 5 – Protection board
- Over vertical membrane: 960 SF
- Over horizontal membrane: 120 SF
- Total: 1,080 SF
Step 6 – Apply waste and lap factors
- Sheet membrane lap allowance: typically 10% of net area
- Membrane waste: 10% of 960 SF = 96 SF
- Total membrane to purchase: 960 + 96 = 1,056 SF
- Protection board waste: 5% of 1,080 SF = 54 SF
- Total protection board: 1,080 + 54 = 1,134 SF
Step 7 – Primer
- Primer coverage rate from manufacturer: 200 SF/gal
- Primer required: 960 SF ÷ 200 SF/gal = 4.8 gal
- Add 5% waste: 4.8 × 1.05 = 5.04 gal
Step 8 – Backfill
- Trench width: 2 ft
- Backfill height: 8 ft
- Volume: 120 LF × 2 ft × 8 ft = 1,920 CF
- Convert to CY: 1,920 ÷ 27 = 71.1 CY
Step 9 – Price with ZIP-adjusted data
- Material and labor rates from RSMeans adjusted to project ZIP code.
- Line items: membrane 1,056 SF, termination 120 LF, boots 8 EA, protection board 1,134 SF, primer 5.04 gal, backfill 71.1 CY.
This step-by-step method is applied to every waterproofing scope we estimate, whether it is a small foundation or a multi-story plaza deck. The key is to separate each component, apply waste and lap factors as separate lines, and price with location-adjusted data.
What moves the waterproofing cost estimating number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Substrate and condition
Cast concrete with a smooth finish takes primer and membrane at a better rate than CMU, which needs fuller joints struck flush and more primer. Honeycomb, form-tie holes and bugholes add a patching line before any membrane goes down. The spec may call for a repair mortar or a parge coat, and that area is measured at the wall face.
Cast concrete with a smooth finish takes primer and membrane at a better rate than CMU, which needs fuller joints struck flush and more primer. Honeycomb, form-tie holes and bugholes add a patching line before any membrane goes down. The spec may call for a repair mortar or a parge coat, and that area is measured at the wall face.
Membrane below the water table is specified differently from dampproofing above it. Tall walls need scaffolding or a swing stage, and blindside conditions where the wall is formed against earth require a pre-applied membrane that changes both material and sequence. Access also decides whether the crew can roll membrane from grade or has to work from a lift.
The linear feet of termination bar, slab-edge tie-in and membrane-to-air-barrier transition carry disproportionate labor. A plan that shows a clean termination line is cheaper than one that dies into a planter or a threshold detail. Each transition is scaled on the section and priced per LF, not absorbed into the membrane square footage.
Pipe boots, sleeves, anchor bolts and pile caps are each items. A foundation with forty penetrations prices differently from one with eight, even at the same membrane square footage. We count them from the foundation and plumbing plans and list them by size, because the boot for a 4-inch pipe and the detail at a pile cap are not the same labor.
Protection board, drainage board, filter fabric and perforated pipe are often shown on the civil sheets, not the architectural set. If they are missed, the backfill crew damages the membrane and the repair comes back as a change order. We cross-check both sets and carry the drainage materials as separate lines.
Adhesion pull tests, flood tests on plaza decks and inspection hold points add labor and schedule time. The frequency is in the spec, and it has to be priced rather than assumed. A plaza deck flood test can hold up the finishes above it, so the test is both a labor line and a sequence constraint on the schedule.
PVC, bentonite and swellable strip price differently, and heat-welded splices add labor per joint. The joint layout is on the structural sheets, so we count construction, control and cold joints by type. A foundation with many small pours carries more waterstop linear feet and more splice labor than one placed in large continuous pours.
Scope gaps we catch in waterproofing bid estimating
These are the items that turn a low waterproofing bid into a back-charge. We flag them in the workbook so you can decide whether to carry them or exclude them in writing.
- Termination bar, sealant and stainless fasteners at the top of the membrane. They hide in the wall section, not the plan, and are frequently left out of the SF rate. We scale the termination line and price it per LF.
- Protection board and drainage board over the membrane before backfill. Often shown only on the civil sheets. We cross-check the architectural and civil sets and carry the area as its own line.
- Pre-applied or blindside membrane where the wall is formed against earth. The detail is in the shoring or foundation plan. We identify these walls and price the pre-applied system separately from the vertical membrane.
- Waterstop at every joint type, plus the labor to heat-weld or splice it. PVC, bentonite and swellable strip price differently. We count each joint type from the structural sheets and show the linear feet by material.
- Penetration boots and sleeves priced per each, not buried in the SF rate. They are countable on the foundation and plumbing plans. We list them by size and type so nothing is absorbed.
- Surface preparation: form-tie holes, bugholes, honeycomb and patching before primer. The spec may require a repair mortar or a parge coat. We measure the wall face area and carry preparation as a separate line.
- Membrane tie-in at the slab edge and the transition to the above-grade air barrier. This is where two scopes meet and each trade assumes the other. We show the linear feet and the transition detail on the marked-up set.
- Primer and lap allowance on sheet membrane. Primer is a separate material at the manufacturer's coverage rate, and laps add typically 10 percent to the membrane area. Both are left out of a bare SF rate and both show up on the supplier invoice.
- Adhesion pull tests and flood tests at the frequency stated in the spec. They are labor and schedule items, not just inspection. We count the tests and flag the hold points so the sequence is priced.
Waterproofing materials and their takeoff implications
Material selection drives unit of measure, waste factor, and labor rate. This table shows how we take off each common system.
| Material type | Primary unit | Typical waste/lap | Takeoff notes |
|---|---|---|---|
| Self-adhered modified bitumen sheet | SF | 10% lap | Primer required; measure surface prep area separately; terminations per LF. |
| PVC sheet membrane | SF | 10% lap | Heat-welded seams; count seam LF for welding labor; protection board required. |
| HDPE / polyolefin sheet | SF | 10% lap | Blindside application; count tie-back penetrations and patches. |
| Hot fluid-applied rubberized asphalt | GAL | 5% waste | Convert SF to gallons at specified DFT; measure primer and reinforcement separately. |
| Cold fluid-applied polyurethane | GAL | 5% waste | DFT and solids content determine gallons; multiple coats may be required. |
| Cementitious crystalline | SF | 5% waste | Two coats typical; measure surface area; no primer but surface prep required. |
| Bentonite clay panels | SF | 10% lap | Panels overlap; count LF of terminations and penetrations; requires backfill within 24 hours. |
| Pre-applied blindside sheet | SF | 10% lap | Applied before concrete pour; count tie-backs and formwork holes for patching. |
| Fluid-applied air barrier | SF | 5% waste | Convert to gallons; measure transitions to below-grade membrane per LF. |
| Self-adhered vapor retarder | SF | 10% lap | Under slab; count penetrations and terminations at footings. |
Codes and standards that affect waterproofing takeoffs
Model codes
Waterproofing requirements appear in the International Building Code (IBC) and International Residential Code (IRC), primarily in Chapter 18 (Soils and Foundations) and Chapter 14 (Exterior Walls). The IBC requires dampproofing or waterproofing based on groundwater table and soil drainage. The International Energy Code (IECC) governs air barrier and vapor retarder continuity, which affects transition details. The International Plumbing Code (IPC) or Uniform Plumbing Code (UPC) may require foundation drainage. These provisions change quantities: a high water table triggers full waterproofing instead of dampproofing, adding membrane, protection board, and drainage. Confirm the adopted code edition with the local building department.
Industry standards
ASTM standards define material properties and test methods: ASTM D6134 for PVC sheet, ASTM D1970 for self-adhered modified bitumen, ASTM C836 for fluid-applied. ACI 350 covers concrete durability for liquid-containing structures, influencing joint details and waterstop selection. ASTM D4491 and D4751 cover geotextiles for drainage. These standards appear in specifications and dictate submittals, testing frequency, and acceptable products. For example, ASTM D1970 requires a minimum thickness and low-temperature flexibility, which can limit product choices and affect pricing.
Specification sections
CSI MasterFormat Division 07 sections are the core: 07 10 00 (Dampproofing and Waterproofing), 07 11 00 (Dampproofing), 07 13 00 (Sheet Waterproofing), 07 14 00 (Fluid-Applied Waterproofing), 07 16 00 (Cementitious), 07 17 00 (Bentonite), 07 25 00 (Weather Barriers), 07 26 00 (Vapor Retarders), 07 27 00 (Air Barriers). Division 03 30 00 (Cast-in-Place Concrete) includes waterstops and integral admixtures. Division 31 23 00 (Excavation and Fill) covers backfill and drainage. Each section specifies products, thicknesses, and test frequencies that directly change material quantities and labor.
Local amendments
Local jurisdictions adopt different editions of the IBC and may amend foundation drainage, air barrier requirements, or waterproofing mandates. For example, some coastal areas require enhanced waterproofing due to high water tables, while others allow dampproofing. Amendments can also dictate inspection hold points. Because these vary by city and county, always confirm the adopted code edition and any local amendments with the local building department before finalizing a bid.
Who uses outsourced waterproofing estimating
General contractors
You need a waterproofing number that survives bid leveling and a scope matrix that shows what each subcontractor included. The workbook is organized by CSI section so you can drop it into your bid form and compare exclusions line by line.
Waterproofing subcontractors
You are pricing several jobs at once and need the each items counted before you commit a crew. The marked-up set shows the termination line and the penetration count, which are the two numbers that decide whether the job is worth bidding.
Developers and owners
You are checking a budget before drawings are complete. The takeoff shows the cost of the drainage detail, the protection board and the testing, so you can see which value-engineering choices actually move the number.
Architects
You are reviewing a contractor's bid or writing the Division 07 spec. The takeoff flags where the details are ambiguous, such as a termination that dies into a planter, so the drawing can be corrected before bid day.