A lumber takeoff or lumber order is a list of all the wood framing materials required for a construction project. It includes a count of various structural framing elements along with their lengths and cross-sectional dimensions. A typical lumber take off includes the count of wood framing elements like blockings, wooden posts, headers, wall studs, wood beams, etc. It also includes framing elements like trusses, rafters, outriggers, TJI's, PSL beams, and GLB beams, joists, decking. The framing elements are usually connected or reinforced with the help of hardware. So an estimate of lumber hardware like HDUs, straps, nailing, screws, Simpson ties, angles etc. is also included. A lumber take-off is required to place order with the lumber yard or to estimate the cost for framing a building.
Residential Lumber Take off Services
Wood framed houses are popular in US because they can be built more quickly than steel and concrete houses. A typical wood framing house consists of many structural elements likes beams, columns, plywood sheathing etc. It is necessary to estimate the quantities of following elements in order to come up with an accurate framing takeoff list.
Wall Framing Elements
- Interior wall framing: 2x4 wood studs (spacing is usually 16" or 24")
- Exterior wall framing: 2x6 or 2x8 wood studs (spacing is usually 16" or 24")
- Shear walls: Structural plywood sheathing of 1/2", 3/4" or 15/32" (CDX or OSB).
- 2x4 or 2x6 bottom plate and double top plates.
- 4x6, 4x8, 4x10 or 4x12 headers above openings
- King studs, jack studs, cripple studs
- 4x6, 6x6 or 8x8 wooden posts
- Wall blockings
Ceiling, Roof and Floor Framing Elements
- 2x8, 2x10 or 2x12 floor joists, ceiling joists or roof rafters
- 1/2", 3/4" or 15/32" plywood sheathing for roofing and floor decking.
- PSL, LVL Beams
- Floor I-beams or girders
- Sill plates
- Rim Joists
Stair Framing Elements
- 1x10 wooden treads
- 2x8 wooden risers
- 2x12 stair stringers
Lumber Hardware
- Simpson Hurricane ties
- Simpson Strong ties
- Joist hangers
- Brackets & connectors
- Screws
Unit of Measures
It is important to get a framing take off in appropriate unit of measures so that there is no issues later on when the customer places the order with lumber yard. Many estimating companies our there just measure the lengths of framing elements and provide a total linear footage for a particular beam. For example, they will list 2x4 joists = 2100 LF and 4x4 posts = 100 LF. Based on such numbers, it is impossible for a lumber yard to supply you material because they do not know how many pieces of each length are required by you. Such figures are only useful estimate the framing materials cost. But a BIG NO for placing lumber orders.
Our framing estimators pay special attention to this matter and this feature stands us out. Our lumber takeoffs cover up each and every aspect of framing element including its cross-section size, length, type, count, property etc. Our framing lists include the following details;
- Dimensional Lumber: Cross section size (2x4, 2x6 or 2x8), lengths (8', 10' or 12'), pieces count (10 EA)
- Plywood sheathing: Square footage (2100 SF) and number of sheets (typical sizes are 4'x8' or 4'x12')
- Hardware: Count of Simpson and hurricane ties, rolls/lengths of straps etc.
Commercial Lumber Take off Services
We also offer lumber take offs for commercial projects including hotels, shopping malls, hospitals, apartments buildings etc. We have estimated hundreds of multi-story wood framed projects and also lumber-steel composite framing projects. Our detailed take offs include each and every aspect of lumber framing that is required for ordering materials or for estimating the construction costs of project. We have estimated lumber for commercial new construction as well as tenant improvement (TI) projects. The scope of works for new commercial projects is usually same as mentioned before. However, a tenant improvement job scope also includes framing for wall infill, roof infill, RTU framing, plywood decking, curbing etc.
We use takeoff software like planswift and bluebeam to scale the drawing and then our estimators manually measure each and every framing element as per the structural framing plans. Finally we gather all the information in an excel spreadsheet to come up with a lumber list. We also provide color coded markups that show the layout, lengths and counts of all the framing elements on the provided PDF plans.
Email your drawings to info@qtoestimating.com in order to get a free lumber estimate quote!
If you have an upcoming residential or commercial project and require a detailed lumber takeoff, then QTO Estimating should be your first call. We have prepared wood framing estimates for many small to big size construction projects. Our team of professional estimators has decades of combined experience working on construction projects. Moreover, we understand what is involved in the preparation of complete lumber takeoff or millwork estimates for building projects.
Why Hire QTO Estimating For Lumber Take offs?
Our lumber take off service is very comprehensive and the estimates are prepared with a great attention to detail by our framing estimators. We incorporate as much information as possible based on the provided plans and specifications of project. A lumber take off with missing information (like types, sizes) will be useless as lumber yard will not be able to take orders based on that. Similarly, an incorrect lumber list will cost you a lot more as the materials you will order based on inaccurate list will be more or less. So you will be paying extra freight charges and also many lumber yards have no return policy. So its very important to hire professional framing estimators to have an accurate framing estimate prepared for your project.
Our material takeoff sheets (MTO) are well-referenced with drawing # and detail #. So it is easy for our clients to skim through the quantities and verify them by going to the particular detail on drawing from which it was quantified. Furthermore, for ordering lumber or getting quotes from market, it is possible to use our lumber takeoffs to know the exact quantities of framing elements required for your construction project. Furthermore, if you are a general contractor and looking for rough carpentry bids from sub-contractors, then you can use our material estimates to get quotations from lumber suppliers or millwork sub-contractors.
WHAT OUR LUMBER TAKEOFF INCLUDES?
Building an accurate lumber takeoff list requires much more than just a framing takeoff spreadsheet or framing material list. With any construction estimate, there are a lot of hidden costs that are easily overlooked, but that can lead to additional hours and costs being put onto the project. That’s where our expertise in preparing quantity takeoffs shines through! Our dedicated estimating specialists will breakdown your project and focus on one small piece at a time. We will evaluate your drawings or plans and go through them step by step to complete the estimate.
Some of the things that we look at when calculating your estimate are calculating the lumber required for framing, type of wood required, wall studs, insulation gaps and requirements, hardware, fittings, rough carpentry and accessories. We also look at the wholesale lumber costs, delivery costs, and transportation fees, and vehicle requirements.
Another component that we take into consideration when we prepare your lumber takeoff and estimation is how man framers man hours will be required to complete the project. This includes both skilled and unskilled labor required to complete the house framing construction project. Moreover, project management costs, bonds, insurances, safety costs etc. can never be neglected. In our lumber takeoff services, we quantify all woodwork of Division 06 as per CSI master format including;
- Wall Studs
- Floor Joists
- Roof Rafters
- Beams and Posts
- Wood trusses
- Wooden decking
- Plywood Sheathing
- Wood paneling
- Wood stairs & railing
- Ornamental wood work
- Rough carpentry
- Wood shelving
- Fascia
- Trim and Siding
- Architectural wood work
- Case work
