Quantity takeoff
Measured quantities organized by the agreed trade and system. Your team supplies or confirms pricing, production rates and final markups. Specify any drawing markups and workbook format you need.
Review quantity takeoff scope →Commercial MEP Estimating Support • Nationwide U.S.
Commercial MEP Estimating Services for Trade Contractors
Specialized quantity takeoffs and preconstruction cost estimating for commercial mechanical, plumbing, HVAC, sheet metal, and electrical contractors. We deliver granular line-item markups, verified material counts, and comprehensive bid-day scope reviews.
Plumbing • Div 22
HVAC & Ductwork • Div 23
Electrical • Div 26
Mechanical Piping
Turnkey Contractor PackagesColor-coded PDF markups & editable Excel workbooks
Preconstruction Specialization
What JLG Estimating Does
We operate as a dedicated preconstruction estimating partner for commercial subcontractors, mechanical fabricators, and general contractors. We bridge the gap between complex engineering drawings and bid-day pricing.
Digital Quantity Takeoffs
Precision line-item quantification of all MEP components—pipe footages, fitting counts, duct poundage, conduit runs, and equipment tags—organized by system, floor, and cost code.
- System-by-system separation
- Color-coded blueprint markups
- Verified Bill of Quantities (BOQ)
Bid-Day Pricing & Scope Letters
Complete bid assembly support including material quote evaluation, customized labor hour allocations, and clear Assumptions & Clarifications scope letters.
- Subcontractor bid recaps
- Inclusions & exclusions review
- Addenda & scope gap mitigation
Design-Build & Conceptual Budgets
Early-phase mechanical cost modeling from architectural floor plans and schematic narratives when engineered MEP drawings are not yet developed.
- Schematic square-foot models
- Constructability & scope gap checks
- Value engineering options
Core Technical Specialization
Commercial MEP Trade Specialties
Our primary engineering preconstruction division specializes in commercial mechanical, electrical, plumbing, and air distribution systems, delivering precision line-item quantification for specialized trade contractors nationwide.
Commercial Plumbing
Complete CSI Division 22 takeoffs: domestic water (copper, PEX, CPVC), sanitary waste & vent (PVC DWV, cast iron no-hub), storm drainage, commercial fixtures, carriers, water heaters, and backflow preventers.
- Underground vs. above-ground piping split
- Itemized fixture & carrier counts
- Fitting counts, valves, strainers & hangers
Commercial HVAC
Comprehensive Division 23 mechanical equipment takeoffs: rooftop units (RTUs), chillers, cooling towers, boilers, AHUs, variable refrigerant flow (VRF) systems, exhaust fans, and split systems.
- Equipment schedules & capacity tags
- Terminal units, VAV boxes & dampers
- Equipment hookup piping coordination
Commercial Electrical
Complete CSI Division 26 power and lighting takeoffs: main service switchgear, distribution panelboards, transformers, conduit and feeder runs, branch wiring, LED architectural lighting, and controls.
- Switchgear, panels & motor controls
- Conduit linear feet & wire conductor sizes
- Commercial lighting fixture schedules
Ductwork Takeoffs
Granular sheet metal ductwork takeoffs calibrated for HVAC fabricators: rectangular, spiral, and round duct weight in pounds, gauge breakdowns, turning vanes, dampers, diffusers, and liner.
- Weight (lbs) by gauge and dimension
- Grilles, registers, diffusers & fire dampers
- Internal liner & exterior wrap insulation
Mechanical Piping
Specialized hydronic piping quantification: chilled water (CHW), heating hot water (HHW), condenser loops, steam and condensate, boiler rooms, and central plant mechanical piping.
- Linear feet by schedule & joint type
- Welded, grooved, and soldered labor units
- Inline valves, strainers & expansion joints
Turnkey MEP Package
Single-source coordinated mechanical, electrical, and plumbing packages for general contractors and full-service mechanical contracting firms.
- Cross-trade scope gap mitigation
- Unified mechanical & electrical schedules
- Priority bid day delivery & review
Comprehensive Preconstruction Scope
Trades We Estimate
In addition to our core commercial MEP division, JLG Estimating provides comprehensive quantity takeoffs and estimating support across major construction scopes. We deliver verified bills of quantities and customizable spreadsheets to keep your preconstruction team competitive on bid day.
Division 22Commercial Plumbing
Complete Division 22 takeoffs: underground & rough-in drainage, domestic water (copper/PEX/CPVC), natural gas loops, commercial fixtures, carriers, and backflow preventers.
Quantities Measured:
- Underground vs Above-ground pipe linear feet
- Fixture counts & trim assemblies
- Hangers, valves, cleanouts & backflow devices
Division 23Commercial HVAC
Comprehensive Division 23 mechanical equipment quantification: RTUs, chillers, cooling towers, boilers, VRF multi-splits, exhaust fans, and complete equipment schedules.
Quantities Measured:
- Equipment capacity schedules & tags
- Terminal units & VAV boxes
- Vibration isolators & curb mounts
Division 26Commercial Electrical
Division 26 electrical estimating: service entrance, switchgear, distribution panelboards, transformers, conduit & feeder runs, branch wiring, commercial LED lighting, and controls.
Quantities Measured:
- Conduit & feeder footages by trade size
- Switchgear, panelboards & motor controls
- Commercial lighting fixtures & control devices
Divisions 21-28Coordinated MEP
Combined mechanical, electrical and plumbing takeoff packages with documented scope interfaces, equipment-connection responsibilities and a consolidated quantity workbook.
Quantities Measured:
- Unified MEP Bill of Quantities
- Inter-trade scope gap verification
- Subcontractor bid coordination workbooks
Division 03Concrete
Concrete takeoffs covering continuous & spread footings, grade beams, foundation walls, slab-on-grade (SOG), elevated slabs, rebar tonnage, wire mesh, and formwork contact area.
Quantities Measured:
- Concrete volume in cubic yards by PSI mix
- Rebar weight in tons & reinforcing mesh
- Square footage of formwork contact area
Division 04Masonry
Comprehensive masonry takeoffs: concrete masonry units (CMU standard & architectural split-face), brick veneer square footage, mortar, grout fills, bond beams, and joint reinforcing.
Quantities Measured:
- CMU block counts by thickness (4", 6", 8", 12")
- Face brick square footages & mortar volume
- Bond beam linear feet, rebar & grout fill volume
Division 05Structural Steel
Structural and miscellaneous steel quantification: wide-flange beams, columns, tube steel (HSS), open-web steel joists, corrugated metal decking, base plates, stairs, and railings.
Quantities Measured:
- Steel weight in tons & hundredweight (CWT)
- Steel joists, metal roof & floor decking SQFT
- Miscellaneous metal stairs, ladders & handrails
Division 06Lumber & Framing
Commercial wood and heavy timber framing takeoffs: exterior & interior wall framing lumber, engineered floor joists, pre-engineered roof trusses, plywood/OSB sheathing, and hardware.
Quantities Measured:
- Dimensional lumber board feet (BF)
- Engineered I-joists & roof truss counts
- Wall, floor & roof sheathing square footage
Division 07Waterproofing
Below-grade and building envelope moisture protection takeoffs: sheet & liquid-applied waterproofing membranes, vapor barriers, dimpled drainage boards, bentonite, and joint sealants.
Quantities Measured:
- Waterproofing membrane square footage
- Drainage composite & insulation protection board
- Expansion joints, waterstops & perimeter flashing
Division 07Roofing
Commercial roofing takeoffs for low-slope and steep-slope assemblies: TPO, EPDM, PVC single-ply membranes, polyiso rigid insulation boards, tapered insulation systems, and coping metal.
Quantities Measured:
- Roof area in squares (100 SQFT units)
- Rigid polyiso insulation board volume & R-value
- Parapet flashing, gravel stop & roof drain accessories
Division 08Doors & Windows
Commercial opening schedules: hollow metal doors and frames, commercial wood doors, aluminum storefront systems, glass curtain walls, glazing square footage, and hardware sets.
Quantities Measured:
- Door schedule itemized counts by fire rating
- Aluminum storefront & curtain wall square feet
- Commercial architectural hardware sets
Division 09Drywall & Metal Studs
Division 09 interior wall assemblies: light-gauge cold-formed steel studs and track, regular & Type-X gypsum board, sound attenuation insulation (SAFB), corner beads, and Level 4/5 finishes.
Quantities Measured:
- Linear feet of light-gauge steel stud framing
- Gypsum board square footage by type & thickness
- Acoustic batt insulation & suspended ceiling grid
Division 09Painting & Coatings
Commercial architectural coating takeoffs: interior drywall paint (primer + two finish coats), exterior elastomeric wall coatings, structural steel coatings, epoxy floor finishes, and door trim.
Quantities Measured:
- Interior wall & ceiling surface square footage
- Doors, frames & architectural trim counts
- Specialty high-performance industrial coatings
Division 09Flooring
Complete commercial flooring takeoffs: porcelain and ceramic tile, luxury vinyl tile (LVT), commercial broadloom & carpet tiles, sheet vinyl, polished concrete square footage, and base rubber.
Quantities Measured:
- Flooring surface square footage by material tag
- Linear feet of cove base & transition strips
- Underlayment, crack isolation & floor prep square yards
Division 31-33Sitework / Earthwork
Civil and site development takeoffs: cut and fill earthwork volume calculations, rough & fine site grading, clearing & grubbing, utility trenching, retention basins, and asphalt/paving prep.
Quantities Measured:
- Cut and fill balance in cubic yards
- Trench excavation & backfill volume for utilities
- Site paving base course & asphalt square yards
Divisions 01-33Full Project Estimating
Comprehensive multi-trade construction estimating packages for general contractors and developer-builders. Full MasterFormat CSI Division takeoff synthesis and complete bid reconciliation.
Quantities Measured:
- Multi-trade MasterFormat Division synthesis
- Detailed general conditions & subcontractor recap
- Comprehensive bid-day proposal package
Project Sectors
Commercial Sectors We Support
From commercial tenant improvements to large-scale institutional facilities, our estimating workflows accommodate diverse project types nationwide.
Healthcare & Medical
Hospitals, outpatient clinics, medical office buildings (MOBs), clean rooms, and surgical suites with medical gas networks.
Commercial & Retail
Multi-story office buildings, shopping centers, commercial tenant improvement (TI) buildouts, and retail chains.
Educational Facilities
K-12 schools, higher education laboratory buildings, dormitories, auditoriums, and campus central utility plants.
Industrial & Multi-Family
Distribution warehouses, light manufacturing plants, multi-family mixed-use developments, and hospitality hotels.
Clear Preconstruction Outputs
What Every JLG Estimating Deliverable Includes
We provide transparent, actionable deliverable packages that give your project managers and bid teams complete ownership of the data.
FORMAT: .PDF
Color-Coded Marked-Up Plans
Full digital drawings with every pipe run, fitting, duct section, and fixture color-coded by system (e.g. domestic cold water vs. hot water vs. sanitary sewer).
- Marked-up drawing references for the agreed scope
- Assists field crews during layout
- Separated by floor level and phase
FORMAT: .XLSX
Itemized Excel Workbooks
Unlocked, dynamic Microsoft Excel spreadsheets containing complete material bills of quantities (BOQ) with customizable labor hour rates and supplier discount factors.
- Itemized quantities with dynamic formulas
- Organized by trade division and cost code
- Easily adjusted for your shop productivity
FORMAT: .PDF / .DOCX
Assumptions & Scope Letter
A formal pre-bid document itemizing all inclusions, exclusions, drawing addenda reviewed, value engineering suggestions, and identified scope discrepancies.
- Protects against ambiguous drawing notes
- Ready to attach directly to your GC proposal
- Highlights addenda revisions and plan RFIs
Structured Methodology
Our 4-Step Estimating Workflow
A disciplined, collaborative workflow designed to align with strict contractor bid schedules and general contractor tender deadlines.
1
Plan Intake & Scope Review
You provide project drawings, specifications, and the GC’s Invitation to Bid. We confirm receipt, review addenda, and verify all sheets prior to takeoff kickoff.
2
Digital Quantification
Our senior estimators perform a computer-assisted takeoff, digitizing all piping, ductwork poundage, fittings, valves, accessories, and equipment schedules.
3
Pricing & Labor Factoring
Quantities are compiled into itemized worksheets. Material costs and labor hours are factored to your company standards, regional labor rates, and local market factors.
4
Bid Package Delivery
You receive the complete deliverable package: color-coded marked plans, editable Excel workbooks, and a formal Scope Letter with bid clarifications ready for bid day.
Preconstruction Preparedness
Contractor Bid Intake Checklist & Plan Requirements
To deliver an accurate, audit-ready commercial MEP takeoff tailored to your company's bid schedule, here is what our estimating team requires during initial project intake.
1
Essential Drawing & Specification Intake
- ✓Full MEP Plan Sets (PDF): Complete architectural backgrounds, civil utility connections, and mechanical, electrical, and plumbing floor plans with riser diagrams and details.
- ✓Project Manual / Specifications: CSI Divisions 01 (General Requirements), 21 (Fire Suppression), 22 (Plumbing), 23 (HVAC), and 26 (Electrical) to confirm pipe schedules, duct gauges, and equipment brands.
- ✓Addenda & Bulletins: All issued addenda, pre-bid RFI logs, and narrative revisions up to the current bid date to guarantee drawing revision alignment.
- ✓Bid Form & Instructions to Bidders: GC scope matrices, mandatory alternate line items, unit price breakdowns, and official bid submission deadlines.
2
Custom Labor & Material Assumptions
- ✓Wage Scales & Labor Burden: Prevailing wage / Davis-Bacon determinations vs. open-shop labor rates, including payroll taxes, workers' comp, and fringe benefit multipliers.
- ✓Subcontractor Productivity Baselines: Custom shop vs. field installation hours calibrated to your historical crew performance, or standard MCAA/NECA/PHCC labor factors.
- ✓Vendor & Supplier Quotes: Equipment schedules leveled against distributor quotes for chillers, boilers, switchgear, generators, and specialty fixtures.
- ✓Tax, Bond, & Markup Guidelines: County sales tax exemptions, performance bond rates, contingency percentages, and project overhead & profit targets.
Audit-Ready Bid Packages
What You Receive: Unlocked Workbooks & Bluebeam Markups
Every estimate deliverable is built for subcontractor bid day and project management transition. No locked formulas, no black-box estimates. Review our full methodology in our Estimating Methodology Guide or examine illustrative workbook templates on our Sample Takeoff Deliverables page.
Tabbed Microsoft Excel BOQ
Structured sheets covering Bid Summary, CSI Divisions 22/23/26 itemized line items, equipment schedules, vendor quote leveling, and customizable crew labor hours.
Color-Coded Bluebeam PDF Markups
Calibrated vector plan sets featuring color-coded trade layers (domestic water, sanitary, hydronic piping, ductwork gauges, feeder runs) for visual audit trails.
Assumptions & Scope Clarifications
A formal pre-bid proposal letter itemizing drawing dates, addenda incorporated, verified exclusions, and trade clarifications ready to attach to your GC proposal.
Trade Scope Demarcation: Mitigating Costly Cross-Trade Gaps
Scope gaps between MEP subcontractors and General Contractors cause painful bid disputes. JLG Estimating explicitly defines trade interfaces across all CSI packages:
| Trade Interface | Included in JLG Takeoff Scope | Excluded / Coordinate With Other Trades |
|---|---|---|
| Plumbing (Div 22) vs. Civil Site Utilities | Interior piping out to 5 feet beyond the exterior building foundation wall. | Site utility mains beyond 5-ft line (water meters, civil storm sewer, grease interceptors unless noted). |
| HVAC Mechanical (Div 23) vs. Electrical (Div 26) | Equipment line items, factory-mounted disconnects, internal control relays, BACnet sensors. | Power wiring from panels, line-voltage motor starters, external disconnect switches (captured in Div 26). |
| Sheet Metal (Div 23 31 00) vs. Insulation | Duct poundage by SMACNA gauge, internal acoustic duct liner, dampers, diffusers. | External duct wrap fiberglass insulation (itemized separately or coordinated with Div 23 07 00). |
| Electrical (Div 26) vs. Low-Voltage & Fire Alarm (Div 27/28) | Power conduits, backboxes, junction boxes, dedicated power circuits to panels. | Specialized data cabling, fiber terminations, fire alarm head-end panels (unless explicit Div 27/28 requested). |
Operational Advantage
Why Contractors Rely on JLG Estimating Support
Commercial bidding requires intensive preconstruction hours. When bid volume peaks or estimating staff is occupied on active jobsites, outsourcing provides strategic agility.
✓
Expand Bidding Capacity Without OverheadBid more high-margin projects simultaneously without incurring the fixed salaries, software seats, and benefits of additional full-time office staff.
✓
Protect Against Scope GapsAn independent forensic review catches uncoordinated engineering notes, missing fittings, and ambiguous specification clauses before bid submission.
✓
Meet Tight General Contractor DeadlinesNever decline an Invitation to Bid (ITB) from a premier GC simply due to a short two-week bidding window.
Engineering Standards & Metrics
Technical Preconstruction Benchmarks & Standards Matrix
Granular specification alignment, verifiable measurement units, and recognized governing engineering codes applied across all JLG Estimating takeoff deliverables, citing standards published by ASHRAE, SMACNA, NFPA, ASPE, NECA, and MCAA.
| CSI Division | Trade Scope | Quantification Metric | Governing Standard | Labor Benchmark | Delivery Schedule |
|---|---|---|---|---|---|
| Div 22 11 00 | Commercial Plumbing (Domestic Water & DWV) | Linear Feet (LF) by diameter & schedule; fixture counts (EA) | ASPE Data Books / IPC | PHCC & MCAA Labor Factors | Agreed after drawing review |
| Div 23 31 00 | HVAC Sheet Metal & Air Distribution | Weight (lbs) by SMACNA gauge (18ga–26ga); liner sq ft | SMACNA Standards | SMACNA Shop vs. Field Hours | Agreed after drawing review |
| Div 23 21 00 | Mechanical & Hydronic Piping | Weld-inch counts, linear footage, valve schedules | ASHRAE 90.1 / ASME B31 | MCAA Standard Labor Units | Agreed after drawing review |
| Div 26 05 00 | Electrical Power, Lighting & Feeders | Conduit linear runs, conductor LF, switchgear counts | NFPA 70 (NEC) / IEEE | NECA Manual of Labor Units | Agreed after drawing review |
CSI MasterFormat Rigor
Where useful to the agreed scope, quantity items can be organized by trade and project cost-code structure for contractor bid review.
Calibrated Measurement Scale
All digital drawing sets in Bluebeam Revu are calibrated against confirmed architectural door or column string dimensions to eliminate PDF vector distortions.
Bilateral Scope Demarcation
Clearly documented division boundaries prevent double-counting between mechanical equipment wiring and electrical motor connections across trade interfaces.
Preconstruction Estimating Knowledge Graph & Standards
- CSI MasterFormat Rigor
- Standardized 6-digit division codes (Divisions 22, 23, 26) ensure seamless contractor bid tab isolation and trade package demarcation.
- Calibrated Measurement Scale
- All plan takeoffs in Bluebeam Revu are verified against architectural scale strings to eliminate PDF distortion errors.
- Governing Engineering Standards
- Strict conformance to ASHRAE 90.1 energy guidelines, SMACNA duct gauge tables, NFPA 70 (NEC), and ASPE plumbing criteria.
- Bilateral Scope Demarcation
- Unambiguous trade boundaries eliminate duplicate counts between mechanical equipment wiring and electrical motor feeds.
Frequently Asked Questions
Direct answers to common questions about our commercial MEP estimating and takeoff services.
Practical MEP Takeoff Guides
Prepare a clearer scope with our plumbing checklist, duct measurement guide and addendum checklist. Browse all estimating guides →
Choose your estimating scope
Quantity Takeoff or Priced Estimate?
The right package depends on who will price the quantities and prepare the final bid. Confirm the included work in your project proposal.
Need to review the output first? See the illustrative deliverable layouts and estimating methodology, then send your project details.