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 →Design-Build & Conceptual MEP Estimating
Conceptual, schematic and design-development MEP budgets for contractors working with evolving drawings. Track quantity assumptions, equipment allowances, exclusions and milestone changes before progressing to a detailed bid estimate.
Project-based estimating fees. Confirm scope, fee and delivery after document review.
Send your bid documents
Request a conceptual MEP estimate
Tell us the project location, trade scope and whether you need quantities only or a priced estimate. Add your bid deadline if you have one.
Useful documents for a scope review
- Available concept, schematic or design-development drawings
- Basis of design, equipment allowances and system descriptions
- Previous budget, target milestone and known scope changes
Upload the available set, or include a shared drawings link in your message. Note missing documents and any items you want excluded.
What happens next?
We review the available documents and clarify the requested package. The proposal establishes deliverables, fee, revision scope and delivery milestones before estimating work starts.
Review estimating fees and scope questions or call (317) 751-5969.
Early-Stage Preconstruction Intelligence
Accurate Cost Guidance When Drawings Are Incomplete
In design-build and Progressive Design-Build (PDB) project delivery, contractors must commit to budgets and Guaranteed Maximum Price (GMP) thresholds long before 100% construction drawings exist.
At JLG Estimating, our design build mechanical estimating services bridge the gap between architectural intent and physical construction costs. By evaluating building geometry, occupancy type, HVAC load parameters, and plumbing fixture densities, we develop defensible conceptual budgets and provide milestone reconciliation as the design matures from sketches to stamped engineering documents.
Transparent Basis-of-Estimate Qualifications
All early-stage estimates clearly identify engineering assumptions, system capacities, equipment allowances, and recommended design contingencies—so the bid team can review how the budget changes as drawings develop.
Milestone Budget Evolution
Tracking Costs Across the Preconstruction Lifecycle
We provide progressive estimating models that advance alongside design development milestones.
Phase 1
Conceptual / Feasibility (10–20%)
Developed from space programs, preliminary floor plans, and narrative project criteria.
- High-level square footage cost metrics
- Cooling tonnage and CFM allowances
- Fixture density unit modeling
- Preliminary central plant concepts
Phase 2
Schematic Design (SD, 30–40%)
Single-line duct runs, major equipment schedules, and preliminary utility incoming services.
- Major equipment budget pricing
- Main distribution routing takeoffs
- Plumbing fixture schedule alignment
- Initial Value Engineering review
Phase 3
Design Development (DD, 60–75%)
Coordinated double-line layouts, valve schedules, and developed electrical/mechanical interfaces.
- Detailed branch and riser takeoffs
- Duct poundage by gauge verification
- Vendor quotes for named equipment
- Budget delta tracking against SD
Phase 4
Guaranteed Max Price (GMP / CD)
Full 90–100% construction documents with sealed engineering sheets and front-end contract specs.
- Full itemized quantity takeoff
- Firm supplier quotation recaps
- Contractual scope letters & exclusions
- Executive bid recap submission
Cost Optimization
Practical MEP Value Engineering (VE) Support
We provide objective, data-backed cost alternatives that lower capital cost without sacrificing performance.
HVAC System Comparison
Evaluating rooftop packaged heat pumps, VAV systems, four-pipe fan coils, and Variable Refrigerant Flow (VRF) to balance equipment cost against installation labor and ceiling plenum space constraints.
Direct First-Cost & Labor ModelingPiping & Joining Methods
Comparing grooved mechanical joints versus traditional welded steel piping for hydronic and condenser water systems, quantifying shop pre-fabrication savings and reduction in hot-work field labor.
Field Hours vs. Fitting CostsPlumbing Materials & Routing
Analyzing copper versus PEX potable water risers and branch lines, cast iron versus PVC DWV systems (where code permitted), and common-venting layouts to trim material expenditure.
Code Compliance & Material DeltasDeveloping a Design-Build Mechanical Proposal?
Let JLG Estimating build a reliable conceptual model or milestone budget check to support your preconstruction team.
Preconstruction Governance
Managing Scope Evolution from Concept to GMP
How our structured preconstruction estimates protect contractors against common design-build liabilities.
| Risk Area | Design-Build Challenge | JLG Estimating Control Process |
|---|---|---|
| Unspecified Equipment Efficiencies | Architect notes general cooling; local energy code mandates high SEER/IEER ratings requiring premium equipment. | We reference baseline ASHRAE 90.1 / IECC code standards applicable to the project jurisdiction and budget compliant equipment ratings. |
| Electrical Coordination Grey Areas | Mechanical equipment sizes shift between SD and DD, altering motor horsepower and electrical disconnect amperages. | We track equipment schedule updates and notify your team when motor load changes necessitate electrical coordination. |
| Acoustic & Vibration Criteria | Rooftop units positioned over sensitive spaces require unbudgeted spring isolators and heavy-gauge acoustic casing. | We evaluate structural proximity to occupied spaces and include line items for necessary vibration isolation packages. |
| Plumbing Fixture Unit Deficits | Architectural occupant loads increase, triggering additional fixture counts and larger domestic water meter services. | We re-tally fixture unit totals at each milestone to confirm pipe service sizing remains aligned with municipal utility connections. |
Preconstruction Governance
Basis of Design (BOD) Scope Validation & Iterative Delta Tracking
The core danger in design-build preconstruction is unchecked scope creep. As an architectural concept evolves into schematic drawings, uncoordinated changes—such as higher glass-to-wall ratios, raised ceiling heights, or increased occupant densities—compound into major mechanical and electrical cost increases. We provide continuous preconstruction cost governance:
1. Milestone Cost Reconciliation Logs
At each drawing handoff (SD to DD, and DD to CD), we generate a side-by-side variance matrix. We categorize cost movements into scope additions, market material shifts, and design refinements, clearly explaining to owners and GCs exactly why numbers shifted.
2. Targeted Design Contingency Calibration
Rather than applying an arbitrary blanket contingency, we calibrate design contingencies dynamically: 15%–20% at conceptual feasibility, 10%–12% at schematic design, 5%–8% at design development, stepping down to 2%–3% at final GMP buyout.
3. Owner Budget Alignment & Value Engineering Alternatives
If an evolving engineering design threatens the owner's target project pro forma, we prepare first-cost comparisons for alternatives identified with the project team. Lifecycle, energy-performance and design suitability conclusions require the relevant engineering inputs and agreed analysis scope.
Trade Scope Matrices
Preconstruction Scope Demarcation for GCs & Subcontractors
Incomplete design documents require clear trade demarcation to prevent double-counting or missing scope between subcontractor bid packages:
Mechanical vs. Electrical Motor Boundaries
We document equipment supply vs electrical hookup responsibilities for variable frequency drives (VFDs), combination starters, motorized smoke dampers, and emergency generator power feeds before trade contracts are issued.
Plumbing vs. Civil Utility Demarcation
Early schematic civil drawings frequently show domestic water and sanitary sewer stubbed at property lines. We define the exact building footprint interface so excavation, backfill, and utility piping are accurately allocated.
BMS / DDC Controls System Allowances
When building automation points lists are undefined, we record provisional controls allowances with their stated assumptions and flag the missing points list for confirmation by the project team.
Preconstruction Partnership
Lock In Defensible Preconstruction Budgets
Align project budgets with architectural design before drawings are stamped. Contact our commercial estimating team to review your conceptual scope.
Conceptual Cost Modeling
Milestone Budgeting & Deliverables Architecture
Design-build and conceptual preconstruction requires dynamic milestone cost modeling, parametric benchmarking, and structured value engineering (VE) comparisons.
Milestone Budgeting Progression
- ✓10% Schematic Design (SD) Budget: High-level square-foot and parametric capacity modeling from preliminary architectural floor plans and basis-of-design narratives.
- ✓50% Design Development (DD) Model: Detailed quantification of primary risers, central plant equipment, main distribution panels, and early mechanical layouts.
- ✓100% CD Guaranteed Maximum Price (GMP): Full itemized Plan & Spec takeoff verifying construction documents against earlier milestone budgets to freeze the GMP.
- ✓Value Engineering (VE) Scenarios: Side-by-side cost analyses evaluating alternate MEP systems (e.g., VRF vs. RTU/VAV; hydronic fan coils vs. packaged heat pumps) comparing CapEx and OpEx.
Deliverable Package Architecture
Delivered in unlocked Microsoft Excel workbooks and color-coded Bluebeam Revu markups. Review our Estimating Methodology and Sample Deliverables Guide:
- Tab 1 — Executive Conceptual Summary: Total project budget, cost per square foot, and design contingency allowances.
- Tab 2 — Trade Cost Models: Parametric division models for Plumbing (Div 22), Mechanical (Div 23), and Electrical (Div 26).
- Tab 3 — Value Engineering Matrix: System alternative options, estimated cost delta, and constructability impacts.
- Tab 4 — Milestone Variance Tracking: Audit comparison between SD, DD, and CD iterations tracking scope creep.
- Tab 5 — Basis of Design Assumptions: Detailed documentation of mechanical capacities, diversity factors, and codes.
- Executive Presentation Summary: High-level summary formatted for Owner/Developer and GC alignment meetings.
Trade Interconnects
Related Preconstruction & Estimating Solutions
Connect design-build conceptual modeling with tender closing and trade takeoff disciplines:
Bid Estimating
Hard-bid lump-sum tender pricing, general conditions, and proposal clarification letters.
Quantity Takeoffs
Full itemized Bill of Quantities (BOQ) and Bluebeam vector markups for buyout.
Commercial HVAC
Mechanical basis of design budgeting, VRF vs. RTU lifecycle cost comparisons.
Electrical Estimating
Service entrance sizing, one-line diagrams, and lighting power density modeling.
Frequently Asked Questions
Common questions regarding our design-build & conceptual mep estimating.
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.
Define the design stage and budget basis
- Identify whether the documents are a concept, schematic design, design development or a coordinated construction set.
- Record system assumptions and allowances separately from measured quantities, including items awaiting design decisions.
- Agree on the level of detail and whether later design updates require a separate estimate or revision proposal.
Need to review the output first? See the takeoff workbook fields and deliverables and estimating methodology, then send your project details.