AMERICAN SOCIETY OF PROFESSIONAL ESTIMATORS
Why Estimating is More Than Just Numbers: The Art of Forecasting in Construction
Intern Preconstruction Estimating Training Program
How to Estimate the Cost of Fire Restoration of Exisiting Wood Framed Structure
The following is a paid advertisement.
Keith Kothmann founded Construction Cost Management 45 years ago – in 1979. Since 1965, he has been doing professional construction estimation and is considered one of the founders of the modern industry. Here’s his story:
The early years, and the birth of Construction Cost Management: Kothmann’s first two jobs after he earned an engineering degree in college weren’t actually in construction cost estimating, but just a few months into his third job, he had completed estimates for well over two hundred construction projects. “We worked with general contractors to develop estimates that they would pass on to their clients during the bid phase,” Kothman explains. Soon after, Kothmann took on leadership roles with a prestigious estimating firm, Estimating ORR, where
he criss-crossed the US, teaching people to use the company’s computerized estimating system, which at the time was unique in the marketplace. When Estimating ORR was acquired by a French firm for its proprietary software, Kothmann, then age 33, had a choice: move to France, or stay in Texas and start his own company.
In 1978, Construction Cost Management was born, and it has been in Fort Worth ever since.
One of the things that immediately set CCM apart was Kothmann’s early adoption of tech. He took a huge financial risk by purchasing his own mainframe from IBM; in an era when only organizations like NASA or the DoD wrote their own code, Kothmann mastered several computer languages and created proprietary software. But even with the help of his garage-sized mainframe, the pace of business back then could be maddeningly slow because data had to be coded before it was input, and response time often exceeded 24 hours. In addition, all government projects required three landmark levels of estimating, including schematics. As the complexity of the kind of estimates CCM was able to offer grew, the need for precision grew alongside it.
This symbiotic relationship has sustained CCM’s growth over the decades.
Over nearly a half-century in business, Kothmann has led dozens of memorable projects, but naturally, a few stand out. One was where CCM was tasked with estimating a runway in a remote pacific island that had no infrastructure – not even fresh water. With no port or even a deepwater lagoon, CCM’s estimates had to include bringing in men and material on a mothership, then transferring everything to small inflatable boats. Another assignment was in a national park and required a river relocation, river tunnels, a water treatment plant, extensive electrical facilities, and something called a fish trap, which sounds simple but is extraordinarily complicated. Yet another memorable project – in the Grand Canyon –is still ongoing, and because of the ecologically and culturally sensitive nature of the Colorado riverbed, the estimating complexity rises exponentially.
What piece of advice would Kothmann give to a person hoping to enter the business? “I would tell them that estimating for prime contractors is very, very different from what we do. These ‘estimators’ use data submitted in RFPs, aggregating numbers that roll in from subcontractors and adding a thing here and there. We build our estimate from
the bottom-up, line-by-line, to provide a fully comprehensive package. I like to say that our job starts with an idea drawn out on a napkin …and includes the price to demo it 50 or 75 years later.”
Kothmann feels it is important young professionals understand that construction cost estimating has two inherent – and often dueling – challenges. The first, of course, is to provide an accurate depiction of the labor and materials costs of a build. The second is to present those estimates in a way that can be fully understood by several audiences. “Contractors speak a different language than engineers or designers, and of course, banks need to understand our estimates so they can use them to determine loans. Since you aren’t going to write your estimate twice, you have to make sure it can be broadly understood.”
Most importantly, he urges students to be broadly curious. “When your purview is every trade and every facet of the build – including things that can’t be controlled but must be accounted for, like weather and tides – it’s critical to be interested in … basically everything.” Fluency in computer languages is a must, but so is the temperament to handle the bureaucracy that is inherent in CCM’s projects, most of which are related to the military or other US government agencies. “Any initiative brought forth by the DOD takes an act of Congress to green-light, and while we might not love form 1391, there’s no avoiding it in the estimating business.”
Several years ago, Kothmann sold CCM to his daughter Katy Abraham so that he could be free to focus on doing the estimating. “If I had known how much fun it was to just be an estimator, instead of also being a business owner, I would have sold it to her ten years ago. I love being an employee!” Today, Kothmann leads a team of seasoned estimators and is training a few hand-picked young engineers. When asked what the next few years hold, Kothmann says that he wants to help the company grow by making his experience and perspective available to the team. “I’ll keep working as long as I’m adding value – or for as long as the ‘boss’ will let me!”
BOARD OF DIRECTORS
President Mike A. Alsgaard, CPE maalsgaard@aspenational.org
First Vice President A. Keith Parker, CPE keithparker@circlebco.com
Second Vice President Matthew Burress, CPE mburress@performanceservices.com
Immediate Past President M. Chris Morton, FCPE cmortonfcpe@outlook.com
Treasurer (Appointed) Paul Croke pcroke@hinrest.com
Northwest Governor Eric Ross, CPE laurenanderic@comcast.net
Southwest Governor Joshuah Crooker-Flint, CPE joshc@auiinc.net
Central Plains/Southeast Governor Jeremy Adkins, LCPE jadkins@wcci.com
Northeast Governor Rose Jesse, CPE rosejesse.aspe@gmail.com
INDUSTRY DIRECTORS
Steve Nellis American Council for Construction Education
Jean Arnold, Esq. Arnold & Arnold, LLP
As December is upon us, it's hard to believe another year has passed, bringing us once again to the holiday season. This time of year provides a wonderful opportunity to reflect on our successes from the past year and look forward with excitement to the new year ahead.
For ASPE, 2024 was a year filled with achievements worth celebrating, and we’d like to share just a few highlights with you, along with a preview of what’s to come in 2025:
• Estimating Academy (EA): ASPE’s Estimating Academy is dedicated to advancing the estimating profession while generating critical non-dues revenue. This year, the EA delivered 355 Certificate in Construction Estimating (CiCE) courses, bringing the total to 1,265 courses completed since the program’s start. With 59 graduates now proudly holding the CiCE credential, ASPE is pleased to announce new trade-specific courses and a major expansion of the EA Course Catalogue in 2025 (details on page 31).
• Certification Program: The ASPE certification program includes the esteemed Certified Professional Estimator (CPE) and Associate Estimating Professional (AEP) credentials, representing benchmarks of expertise in the field. We welcomed 26 new CPEs and 30 new AEPs in 2024, bringing our current count to 752 CPEs and 110 AEPs. With an updated testing and online proctoring platform introduced this year, our focus in
2025
will be on refining the certification process and expanding testing options.
• ASPE Summit: The 2024 ASPE Summit was an outstanding success, drawing record attendance and sponsorship. Mark your calendars for next year’s Summit, set for September 25–27, 2025, in Omaha, Nebraska. We look forward to another inspiring gathering where members can learn, network, and collaborate with peers from across the country.
• Membership and Community: ASPE’s success is rooted in the strength of our community. ASPE currently has 1440 members, including estimators, industry affiliates, and students who bring diversity and shared expertise to our organization. In 2025, our strategic goals will focus on maximizing the value of your membership by enhancing engagement and fostering strong connections among members, strengthening ASPE’s unique professional network.
As we wrap up a productive year, we would like to express our gratitude for your commitment to ASPE and the construction estimating profession. Your dedication and participation are what make our organization strong and vibrant. We wish you and your loved ones a joyful holiday season filled with warmth and celebration, and we look forward to welcoming you into an exciting new year with ASPE.
Salim Walli
Scott Lee
Nicholas Salce
Western States Fire Protection Roadrunner - 47
Rain For Rent Roadrunner - 47
Kiewit Engineering Group Tampa Bay - 48
Erick Evans Tampa Bay - 48
Caden Himes Tampa Bay - 48
Matthew Lindgren Gilbane Building Company Tampa Bay - 48
Jorge Morales Tampa Bay - 48
Derek Williams
Austin Commercial Orlando - 50
Adbert Perez Orlando - 50
Shadae Stoner Orlando - 50
Patrick Dominique Orlando - 50
German Martinez
Millers Air Conditioning Services Orlando - 50
Kshipra Tulsyan Orlando - 50
Angelica Torres Guerrero Globaltech Orlando - 50
Inderjyot Bharath Orlando - 50
Matthew Cole Dallman Contractors LLC Central Indiana - 59
Antonio Burse Central Indiana - 59
John Pelley Hill International Philadelphia - 61
Vilmante Einoryte Legacy Service USA Philadelphia - 61
Zachary Kline
Devin Kuehl
Michael Yilek
Blundall Associates Old Fort - 65
Newman Construction Consulting Quad City - 71
Northwest Steel Erection, Inc. Des Moines Area - 73
Andrew Skidmore Connico Central Pennsylvania - 76
Michael McNett Brew City - 78
Dyllan Beloy
Gannon Rawlins
Kyle Dooley
Sam King
Joey Fisher
Cornerstone General Contractors
Coltzer Company LLC
Caligari Gerloff Painting
Criteria Development
Butler Construction
Joe Somerville Specified Sales Associates
Bryce Teller
Beth Bunnetto
Gray Construction
Jeremy Norman Gray Construction
Gavin Hand
Blake Dean
AJ Hawkins
Amin Torabipour
Maggi Pons
Wharton-Smith, Inc.
ASA-Florida Gulf Coast Chapter
Oelrich Construction
Pons Estimating Services
Northwest MAL - 90
Southwest MAL - 91
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Southeast MAL - 93
Northeast MAL - 94
Northeast - 94
When I attend career fairs and start talking about estimating, I can almost predict the reaction from some future industry professionals: a slight grimace followed by, “Oh, those icky numbers!” It always makes me chuckle, because while numbers are an important part of estimating, there’s so much more to it than just crunching figures. In fact, estimating is as much about creative problem-solving and strategic thinking as it is about math.
Construction estimating is often misunderstood as a purely numerical discipline, but those of us in the field know it’s far more nuanced. Estimating is a blend of forecasting, managing risks, and finding innovative solutions to help projects succeed. The art of estimating lies in seeing the bigger picture—understanding the project holistically, anticipating
challenges, and delivering accurate predictions that ensure a smooth and financially sound construction process.
An estimator does far more than tally materials and labor. They must grasp the project’s overall scope and understand how each component affects the other. Beyond reading blueprints and specification documents, estimators need to visualize how the building will come together and anticipate the challenges that may arise during construction.
For example, an estimator working on a high-rise project must consider how weather, logistics, and material availability will impact both the timeline and the budget. Will there be challenges transporting materials to
the site? Are there seasonal weather conditions that could delay work? These are just some of the questions an experienced estimator considers when putting together an estimate.
One of the most critical skills an estimator brings to the table is their ability to forecast market trends and adjust estimates accordingly. Construction materials, labor costs, and equipment availability fluctuate based on economic conditions, supply chain disruptions, and even geopolitical events. An estimator who can anticipate these changes ensures that the project’s budget is grounded in reality.
For instance, if the cost of steel is expected to rise due to tariffs or increased demand, an estimator
may advise the project team to purchase materials early to lock in lower prices. Conversely, if prices are expected to drop, they may suggest delaying procurement to take advantage of future savings. This ability to forecast market trends makes the estimator’s role invaluable in protecting the project from cost overruns.
Every construction project carries inherent risks—some predictable, others unexpected. A key part of an estimator’s job is to identify these risks and build them into the budget. But this isn’t just about adding a flat contingency to the estimate. It’s about understanding the specific risks tied to the project’s location, complexity, and design.
Consider a project located in an area prone to natural disasters, such as hurricanes or earthquakes. An experienced estimator will factor in the potential costs of reinforced materials, additional insurance, or temporary site protection. Similarly, on a project with complex design elements, the estimator will consider the possibility of delays due to design changes or difficulties sourcing specialized materials. By accounting for these risks early on, the estimator helps safeguard the project from budgetary shocks later.
One of the lesser-known but highly valuable skills of an estimator is the ability to recommend cost-saving measures through value engineering. Value engineering isn’t just about cutting costs—it’s about finding more efficient ways to achieve the same results. A creative and resourceful estimator will propose alternatives that maintain the project’s integrity while reducing expenses.
For example, instead of using a high-end material that may strain the budget, an estimator may suggest a cost-effective substitute that still meets the project’s aesthetic and functional needs. This process requires creativity, strong knowledge of materials, building systems, and an understanding of the client’s priorities. By balancing cost efficiency with quality, the estimator becomes a key player in ensuring project success.
Estimating is not a siloed role. Estimators work closely with architects, engineers, project managers, and subcontractors to ensure that every aspect of the project is properly accounted for. Through this collaboration, estimators gain deeper insights into the project’s design intent, technical requirements, and construction challenges, allowing them to refine their estimates and provide more accurate forecasts.
For example, an estimator might discover during a conversation with the project manager that the client is considering adding a green roof or other sustainable features to the building. This discussion allows the estimator to anticipate changes in material costs and labor needs, giving the project team a clearer picture of the total budget.
Perhaps one of the most challenging aspects of estimating is balancing precision with flexibility. Construction projects are dynamic, and even the best-laid plans can change. An estimator must be precise in their calculations while remaining adaptable to scope changes, design revisions, and unexpected conditions on the job site.
For example, an estimator may provide a detailed estimate based on the initial design, but as the project evolves, they need to adjust for design modifications or unforeseen challenges, such as ground conditions or weather delays. This ability to adjust the estimate in real-time while still maintaining a clear view of the overall project costs is what sets top estimators apart from the rest.
While it may be easy to think of estimating as a numbers game, the reality is that successful estimators are master forecasters and problem-solvers. They don’t just create budgets—they anticipate challenges, manage risks, and help guide the project toward financial and operational success. Estimators combine analytical thinking, market awareness, and creative solutions to ensure that a project is completed on time and within budget.
The art of forecasting in construction estimating is a vital skill that sets the foundation for a successful project. Those who understand the complexity and nuance of the role will find that it is more than just crunching numbers— it's about shaping the future of construction.
Andrew Kleimola Orlando - 50 andy.kleimola@anseradvisory.com
The ASPE 11th Hour Bid Day Simulation is an immersive, experiential learning activity where participants collaborate in teams to construct a general contractor bid for a project, replicating the challenges of a real-world “hard bid” scenario. The simulation entails reviewing subcontractor quotes, assessing risks, and collectively striving to complete and submit their team’s bid within the designated time frame. Tailored for educational purposes, the activity is suitable for integration into ASPE meetings, conferences, estimating academies, or in collaboration with university construction management programs. Lasting 3 to 3½ hours, the simulation can be conducted in a single day or split across two shorter classroom sessions.
Learn More https://bit.ly/44qfm62
Seppo Markkanen, CPE
Seppo Markkanen, CPE passed away on August 3, 2024 at the age of 79. Seppo joined ASPE Chapter 60 (Nutmeg) in 2005. He received his CPE in 2006. ASPE salutes this longtime member.
Kewal Agarwalla, CPE
Cumming Management Group Golden Gate - 2
Adrian Charest, AEP STV, Inc. Boston - 25
Tim Lotterhand, CPE
Eric Davis, AEP
Mike Lewandowski, AEP
Pramodini Patil, AEP
Samuel Marsenison, AEP
Matthew Tatham, CPE
Mark Skinner, CPE
Harvey Construction Boston - 25
Dallas/Ft. Worth - 43
Renovation Estimate Solutions Dallas/Ft. Worth - 43
Suffolk Construction Company Dallas/Ft. Worth - 43
Rimkus Consulting Group Tampa Bay - 48
Dana B. Kenyon Company Orlando - 50
Blundall Associates, Inc. Old Fort - 65
Robert Matias, AEP AG CM Southwest MAL - 91
Jerome Gulinao, AEP OCMI
Martin Lettvin, CPE Qcells
Ricardo Gonzalez, AEP
James Smyth, CPE
David White, AEP
UltraPure System, Inc.
Introduction
This Technical Paper explains the best means by which to estimate the cost of Fire Restoration of Existing Wood Structures for a given project, from the initial salvaging and removal of hazardous and damaged materials, through to the completion of finish work and re-occupancy. A sample project and estimate are referenced and reviewed to help explain the process. For the sample estimate, it is assumed that a full inspection and assessment of damaged and hazardous materials and structural members have been completed in detail and serves as the basis for the estimate.
MasterFormat Information Division
01 00 00 - General Requirements
Brief Description
This Level Four sample estimate includes the Total Estimated Construction Costs for a residential restoration project and is developed from the perspective of an Estimator, employed by a Building contractor that specializes in Fire Restoration. A portion of the work estimated considers the use of general laborers employed by the Builder, while most of the work estimated assumes the use of subcontractors and local suppliers for their respective scopes.
The best approach to building the detailed estimate is to accurately quantify each scope of work as best possible with the given information and to apply the most detailed, current record of costs to those amounts. Recent historical data should be referenced regularly when determining per unit costs from material suppliers and subcontractors. Historical data referenced from older projects should consider incremental cost increases since last being confirmed.
The construction plans, in tandem with the inspection report, some
basic specifications of the existing construction, and any newly updated code requirements should provide ample information for a basis of the project. At a minimum, the construction plans should identify any structural restoration required, the detailed dimensions of each effected area, a typical wall section showing detailed floor, wall and ceiling or roof assemblies, and a window and door schedule or plan showing any openings in need of replacement. The inspection report should, at a minimum, identify any damaged materials deemed hazardous, salvageable, or in need of removal, along with any immediate structural issues that need to be addressed, and any details in
respect to the existing plumbing, electrical, and mechanical systems and equipment.
Takeoffs are completed either on a per unit basis, regarding the total length, height, width, area or volume of a particular scope of work, or on a per piece basis, with regard to how many of each specific item is needed. Removal work, salvaging of materials, and remediation are estimated using in-house labor, labor burden, and equipment rates. These productivity rates are developed by referencing work hour quantities from previous, similar jobs. Plumbing, mechanical, and electrical work will typically need to be estimated using allowances, with reference to recent proposals or previous, similar projects. Subcontractor work is estimated either as turnkey work, which typically involves the subcontractor both supplying and installing the respective materials, or by purchasing the materials directly from a supplier and hiring a subcontractor for the respective labor only.
The inspection assessment will indicate any damaged materials in need of removal, or hazardous materials in need of remediation, along with any structural elements that have been compromised and need to be replaced. Structural concerns should be addressed first, installing any needed temporary framing as soon as possible, to provide a safe working space for the remainder of the restoration. Any structural members that are eligible for partial salvation must only be cut or moved after adequate shoring, bracing or temporary supports have been installed and verified. The estimate should include all necessary costs associated with reinforcement and temporary framing. Hard materials, like metals and glasses, along with finish products such as hardwood flooring and washable fabrics, are often among
Brandon Secl, CPE
brsecl@gmail.com
Brandon has been estimating woodlight construction professionally for over eight years; three as part of an estimating department for a mid-level materials supplier and five estimating for multiple builders in New England, specializing in production building, custom homebuilding, and modular homebuilding. He currently works full time as the Estimating and Purchasing Manager for a real estate developer in Vermont, O’Brien Brothers Agency, as well as part time as a per diem draftsman/estimator for various, smaller builders. Brandon has an AS degree in Construction Management, a LEED AP BD+C certification, an AutoCAD certification, and my OSHA 10 certification.
the few items that can be salvaged, if any. Certain electrical appliances are sometimes salvageable as well if no wiring or controls have been damaged from fire or water. Any materials deemed eligible for salvation will still require removal and cleaning of debris, soot, and smoke damage, and the detailed estimate should include labor costs for each. Electrical appliances to be salvaged should be inspected and verified by the electrical subcontractor.
Fire debris should be tested and verified by licensed individuals specializing in such work, and the dismantling and disposal of the fire debris should be handled in accordance with local requirements, which are usually specific to the local town, city, landfill, or transfer station. It is typical for areas of a building sustaining fire and water damage to require removal of all finish materials, drywall, and insulation down to the bare studs. This provides a means to inspect any plumbing, mechanical or electrical lines within the wall assembly, before replacing the insulation and damaged materials with a new product. Hazardous materials in older buildings that require removal, such as asbestos or lead, must be handled by specialized, licensed subcontractors. The estimate should include costs associated with any specialized permitting, subcontracting, and supervising the removal of hazardous materials.
In the sample estimate, the wood-frame structure will need to be demolished at the structurally damaged area and will need to be gutted to the studs at the non-structurally damaged area. The remainder of the building will need to be thoroughly washed and re-painted throughout. Select flooring will be replaced.
Concrete that has become structurally compromised will require replacement. If the integrity of any form walls or slabs has not been tested and confirmed prior to bid, it is important for the estimate to include all costs related to testing equipment and procedures, such as rubber impact hammers, sandblasting or dry ice usage. The estimate should include costs for any structural engineering consult fees and costs for any existing concrete being salvaged that will require ample cleaning, surface sealer, mortar, and paint. Costs for any concrete being removed and re-poured should include specialized cutting, demolition, removal, forming, pouring, rebar, and excavation work, if necessary. These items can be estimated on a per unit basis, such as poured concrete per total volume or surface sealer per total area, on a labor rate basis, for items like demolition or cleaning, or on a lump sum basis, for work such as small scope excavating or concrete cutting.
Steel and metal framing members, which fall into the category of hard materials and can often be salvaged, will sometimes need to be replaced. I-beams, flitch plates, connection hardware, metal flashing, and the likes should be specified, counted, and included in the detailed estimate on a per piece basis. The use of steel members for structural purposes will always require stamped approval from a structural engineer, and the estimate should reference recent historical data or quoted proposals for these services.
Any compromised wood-framed structural components that no longer meet code criteria, such as girder beams, floor joists, columns, studs, headers, rafters, and bearing walls will need to be replaced or re-built. Structural repairs and restoration must be completed as soon as possible once the project begins, to ensure safety and stability for the remaining work that follows.
If framing layouts are not provided, takeoffs for structural members can be performed using dimensional measurements from the construction plans and a takeoff formula based on local code requirements and builder preference. Be sure to include material for blocking, cripple studs, jack studs, kings, and built out corners. Engineered systems, like I-joist layouts and trussed roof layouts, can often be quoted per plan from the supplier and therefore included in the level four estimate as an exact quote. Allowances and per unit costs can be developed for engineered wood systems using historical data from previous or similar projects.
Takeoffs for standard floor, ceiling, roof, and wall assemblies can be completed using dimensional measurements and applying the correct takeoff formulas for member spacing, joist lengths, plates, etc. Per unit costs for system assemblies, like that of an 8’-0” stud wall, can be established by comparing average costs against multiple size assemblies, as in the table on the next page.
Wall, floor, ceiling, and roof assembly takeoffs can also provide means to estimate other scopes of work such as drywall, painting, roofing, siding, and insulation. When using digital, onscreen takeoff software, it is important to account for variables such as roof pitch and hidden walls.
Fasteners, such as nails and screws, for commodity lumber are usually purchased locally by the unit count and case, as are most adhesives and caulks. Usage formulas as required per the manufacturer’s specifications and the local code requirements will provide the means to quantify how many and what sizes of tubes of adhesives and caulking will be needed, and how many cases of each type of fastener are required. However, it is always best to defer to the preferred framing subcontractor as reference to quantities needed for a given job.
Wood framing labor for structural repairs in restoration work is usually priced either as a Lump Sum amount, or as a proposal from the subcontractor based on the anticipated time and equipment required. It is important to establish a clear agreement with the framing subcontractor as to what the entirety of their scope entails. Window and door replacements and installs, rigid foam installation and vapor barrier applications may or may not be included in their pricing, along with equipment supply or rental for jobs requiring cranes or lulls.
Finish trim-work materials, interior doors, shelving, and the likes are typically purchased on a per unit or per piece basis. Interior doors can be purchased as “pre-hung” or pieced together in the field. Interior trim boards, such as window or door casing and baseboard trim are usually purchased at specific piece lengths. The estimate should account for stick lengths being supplied and the total length of run needed with each board, to try and avoid any unnecessary scarfing or butt-joints where possible. Labor for trim carpentry is best estimated on a per unit basis regarding the total area of finished space to be completed, while taking count of any specific adders such as field-assembled window jambs, custom thresholds, cased openings, etc.
Exterior finish products, such as wood siding, trim and decking, fiber-cement siding, vinyl siding, and CPVC trim and decking materials can be estimated using simple length and area takeoffs, noting stick length and runs. The estimate should account for any design specific factors such as picture framing details, trim assembly details, and avoiding butt-joints where possible. Siding products are usually purchased on a per bundle basis, with each bundle containing enough material to cover a declared amount of area. Decking and trim boards are purchased on a per piece basis based on size and length.
In the sample estimate, all framing is to be replaced at the structurally damaged area and the entire exterior is to be re-sided and trimmed. The labor charge proposal has been submitted from the preferred subcontractor and includes the installation of all windows and doors as well as the vapor barrier. The studs, plates, headers, and sheathing have been calculated using takeoff assembly formulas. The roof truss quote has been provided from the lumber supplier. The exterior siding and trim labor, and the materials have been estimated on a per unit of area basis, to re-side the entire building. The interior trim package, including wood trim and interior doors, has been provided as a proposal from the lumber supplier, while the labor has been figured on a per unit of finished area basis, plus adders.
Takeoffs and pricing for Thermal and Moisture Protection materials and labor are typically quantified per unit of total area or volume of the installed product, with respect to subcontractor required minimums. Any concrete form walls in need of re-pour will require the application of a waterproof membrane rated for ground contact at any portion of the exterior of the wall that will be buried beneath soil. This application is usually priced on a per unit basis by total area.
Vapor barrier products for wood framed walls are typically purchased and sold as rolls and sized on a total
area basis, but integrated sheathing products such as Zip systems, used for both sheathing and vapor barriers, are becoming increasingly popular in wood light construction as a cost benefit can be found when comparing the added material price to the time and labor required to roll out, hang, and tape the rolled products. Labor costs for installation of vapor barriers are sometimes included in the framing labor pricing or sometimes paid as a lump sum extra on a per job basis. When considering using a product like the Zip System sheathing to replace an existing system using plywood and rolled goods, it is important to ensure all wall sheathing seams are taped and sealed, using the manufacturer’s tape roller, and that the new vapor barrier is sealed where the perimeter meets the existing system.
Floor cavity, wall cavity, attic and spray foam insulation are usually purchased as a turnkey application from the insulation subcontractor on a per unit basis regarding the total volume and R-value of the product being purchased, again with respect to the subcontractor’s minimum required amounts. Rigid foam insulation, used as a continuous thermal barrier at exterior walls and foundations, is typically purchased from a material supplier on a per piece basis, regarding the size and thermal value, and installed by the framer or general laborer. Sometimes, however, an insulation subcontractor can be hired to install rigid insulation on a turnkey basis.
Roofing labor is typically paid per total area of roof, but some roofing subcontractors offer turnkey services. Asphalt roofing shingles are typically purchased per bundle or per square (100 square feet) and will require additional items such as underlayment, adhesive membranes, ridge vents, starter shingles, hip and ridge shingles, drip edge, and fasteners. Takeoffs for roofing materials can be performed with simple area and
length measurements. Digital onscreen takeoff software can apply roof pitch factors, but if the takeoff is being performed manually, the estimator should use a table like the following, to calculate the total actual area after measuring the level plane drawing:
opening being replaced. Installation of windows and doors is sometimes included in the framing labor pricing, or sometimes paid to the framer as an extra. As always, it is best to create an estimate for work such as this using established pricing and historical data
In the sample estimate, the building owner is requesting the entirety of the roofing be replaced, and that a 1” rigid foam board be installed at all exterior sheathing prior to new vinyl siding being installed. The vapor barrier is integrated within the new sheathing at the area being reframed and the cavity and attic insulation proposal has been provided from the preferred subcontractor on a turnkey basis.
Exterior windows and exterior doors are purchased on a per piece basis regarding the fixture’s size, function, quality, thermal value, and finish. Takeoffs for windows and doors are best completed as simple counts for each size and type of fixture. Rough opening sizes for windows and exterior doors are not universal across multiple manufacturers and it is important to verify the size and function of an alternative or replacement product will both fit the space available and meet the current building code requirements for light, ventilation, and egress. The estimator must also be sure to include costs for flashing kits, door hardware, and any required trim materials for each
from previous jobs completed with the preferred subcontractor.
In the sample estimate, the owner is requesting all windows and exterior doors be replaced and any windows requiring larger sizes to meet newly adopted building codes be upsized accordingly. The pricing listed for each size and style fixture has been provided by the supplier, and the installation and flashing labor for these items is included in the framing labor pricing.
Finish work such as paint and flooring are typically purchased on a per unit or per piece basis. Hardwood flooring, rolled sheet vinyl, ceramic tile, and carpet turnkey installs tend to yield and require more material waste than other scopes (+8%) because the products are typically packaged and sold in bundles or rolls at standard increments and the install work requires an excess of cutting. Turnkey paint work is typically purchased based on the total area of a given job, again with regard to the subcontractor’s required minimums.
Drywall is best purchased from the
subcontractor as turnkey work on a per unit of finished area basis, or on a lump sum basis, pending the size of the job. Takeoffs for drywall work can be performed by simply measuring the total wall and ceiling area and taking count of any cost adders such as drywall returns, special firewall assemblies, and the level of finish taping required. It is important to capture any added costs for recycling of excess or cutoff drywall in the detailed estimate.
In the sample estimate, the re-constructed area will require all new finished drywall, as well as the remainder of the non-structurally damaged area. The entire building is to be re-painted, and the carpet and sheet vinyl flooring is being replaced at the living room, den, kitchen, and utility room.
Permanently installed wood cabinetry and stone countertops, for areas such as kitchens, pantries, and bathrooms, are typically sold and purchased on a per design or per piece basis, pending size, style, make, and function of the cabinet. However, it is not uncommon for wood cabinetry to be sold on a per unit basis when purchased in higher quantities (e.g. total lineal feet of 24”x30” base cabinet). The best practice for estimating the cost of replacement cabinetry at a level four detail is to use the most recently available historical data or to obtain a detailed proposal from the cabinet supplier. In the sample estimate, the preferred vendor has supplied a detailed proposal for the replacement cabinets and countertops.
Plumbing piping that cannot be salvaged will need to be replaced. Older buildings will likely have existing copper piping, while PVC and PEX piping is becoming increasingly more common in newer buildings, since it’s more flexible and therefore easier to work with, requiring less time to install,
fix, and replace. Plumbing equipment, like water heaters and boilers, is typically purchased and installed on a per piece basis, regarding the equipment’s size, make, and function. Plumbing fixtures, such as faucets, toilets, hosebibs, and fiberglass bathtub or shower inserts, are also usually sold and installed on a per piece basis. Existing single-piece fiberglass inserts typically need to be replaced using a two-piece insert, unless a significant amount of re-framing is also required, which then allows for temporary clearance to install a single-piece insert.
In the sample estimate, one-piece fiberglass tub/shower inserts at each bathroom will be replaced with twopiece inserts. All faucets, toilets, and pedestal sinks will also be replaced, but the existing supply and drain piping is to remain. The 50-gallon electric water heater will be replaced. The estimate includes confirmed line-item pricing from the preferred subcontractor.
Any heating, ventilating and air conditioning systems or materials that need to be replaced should be replaced using the most comparable, current equipment and materials available, unless the owner is requesting to upgrade or improve these systems during restoration, or because new code improvements are now in place, which weren’t when the existing systems were originally installed. For example, local ordinances may require that all MEP systems be brought up to current code if more than 60% value of a building is being restored, and older heating methods like crude oil systems, propane, or natural gas systems, may no longer be acceptable based on the current energy code.
Detailed estimates for mechanical equipment and systems should be built based on the per piece quantity of equipment needed, power con-
nections required for the equipment, registers, dampers, and vents along with the total length in runs of specific ductwork, refrigerant lines and/or gas piping. It is important to account for any direct costs associated with commissioning, cleaning, and inspecting of the systems after reconstruction is complete. Labor rates for installation of these systems vary among subcontractors, based on work hours and abilities available. It is best to capture these costs using recent historical data or by obtaining the line item costs directly from the subcontractor. Any ductwork intended to be salvaged will require at least one thorough flush-out, usually multiple.
Electrical systems in need of replacement or restoration, including any breaker panels, breakers, outlets, switches, light fixtures, exhaust fans, and wiring, will need to be itemized on a per piece and per unit basis. Electrical subcontractors often charge fixed rates for work items like a new rough in service, meter sockets, service connection and disconnection, resistance heating equipment, and mechanical system connections. Electrical subcontractors also typically offer and handle any automatic detection systems such as carbon monoxide detectors and smoke detectors. If quantity items like electrical outlets are not shown on the construction plan, it is best to use code requirements as part of the formula for estimated counts. For example, if 240 lineal feet of interior wall face is to be reconstructed, and the local ordinance requires protection at a maximum of every 8’-0”, the minimum required amount of outlets would be 30, and per code, any outlets near wet surfaces like bathtubs or sinks would need to have built-in fault breakers. The detailed estimate should include itemized takeoff counts in conjunction with recent historical data or confirmed line-item cost rates of the preferred subcontractor.
When estimating the structural repairs of a given job, alternative framing layouts and methods may be considered for the rebuild as a means of value engineering. For example, the builder may prefer to use an engineered product like I-joist or LVL, rather than traditional commodity lumber to match the existing being replaced, which may either require less overall material (e.g. joist spacing can be increased), or may satisfy the current, improved structural code requirements without much deviation from the original layout. The detailed level four estimate should include costs associated with the preferred methods of the builder.
Using alternative framing methods or materials can have compounding impacts on the structural system. For example, OSB (oriented strand board) is commonly used for subfloor sheathing in residential woodframed buildings, typically at either ½,” ¾” and typically as a tongue and groove product. A 4’-0” x 8’-0” x ¾” sheet of OSB subfloor can span 12” o.c., 16” or even 19.2” without much sag between joists, but if new, alternative framing methods have resulted in the new floor system being framed at a spacing of 24” o.c., the builder will likely prefer to use an OSB subfloor with a 1” thickness, or an alternative product, to improve the floor performance.
Employee labor productivity rates and source material for preferred subcontractor, equipment, and vendor costs should be updated in real time once the updated information becomes available. Keeping source materials and pricing data current is the best way to keep projects from
coming in over budget. Indirect costs such as office expenses and management costs should be analyzed periodically, usually three or four times each year, to ensure estimates are capturing the most current figures.
Profit margins for each job are based on the size of the project, and the anticipated competition in the bidding process. It is always in the best interest of the Builder to achieve as much profit as possible, without overpricing themselves from being hired. With smaller, faster jobs that have total estimated construction costs below $100,000 it is common for the restoration specialist to use a larger margin percentage for profit, to cover the higher rate of soft costs for things like office work or employee transportation. Larger projects, which benefit from the economy of scale, can use a smaller margin percentage and still achieve higher return rates on all total costs.
If restoration work is only required for a portion of the building, it is somewhat common for owners to request improvements or renovations be made at portions of the building unaffected by the fire damage. Inspection assessments do not always include notes or feedback on existing, non-damaged areas that are being added to the job scope. The estimate should include any pertinent information for existing areas that may not be available in the construction documents.
The estimate should be reviewed against historical data, by comparing multiple, similar-size jobs, and their total respective costs, or on a per unit
basis, comparing the average project cost per area of space restored. For example, if a project has been declared a total loss for the wood structure, and it is required to rebuild the entire home from the foundation up, the net cost per square foot for all scopes after any demolition and removal, should be very similar to the cost of typical new construction locally, less the expense of foundation and sitework. Or, if for example, a project calls for restoration of two bedrooms and one full bathroom on a single-story home, the total estimated cost of construction can be compared to previous projects of similar size.
Sales tax on materials can be included in the estimate as its own line item or column, or it can be made part of the per unit pricing on select materials. For example, the cost per square of vinyl siding materials, including all necessary trim, starters, and fasteners, would also typically include the projected sales tax of those materials.
Waste is variable across each scope, and sometimes only needs to be accounted for against materials and not labor, when paying for labor on a per unit basis. Suppliers and installers typically have a preferred waste factor to use for their respective scopes, which can vary from as low as 5% on material only for things like roof and wall sheathing, to as high as 12% for turnkey ceramic tile work. In the sample estimate, waste factors have already been applied to the quantity amounts.
Sample Plans
Sample Takeoff
Adder- line-item labor costs for work not included in lump sum or per unit amounts.
Builder, Building Contractor- the General Contractor for whom the authored estimator works.
Butt-joints- undesired breaks in trim, decking or flooring materials where two ends meet.
Economy of Scale- a proportionate saving in costs gained by an increased level of production.
Non-Structurally Damaged- the portion of a building where only the structure is salvageable.
Owner- person or entity that owns the building being restored.
Picture Framing- square stock trim assemblies, even on all four sides with mitered corners.
Stick Length- pre-cut length of purchased wood framing members.
Structurally Damaged- the portion or segment of a building no longer structurally stable.
References
Allen, E., & Iano, J. (2006). Fundamentals of Building Construction. Hoboken: John Wiley & Sons
Petri, R. Construction Estimating. Fullerton: R. W. Publishing
Dagostino, F., & Feigenbaum, L. (2003). Upper Saddle River: Prentice Hall
ASPE. (2021) Standard Estimating Practice Vol. 1 (11th ed.). Vista: BNI Publications Inc
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Does your company have an intern program, more importantly, does it have an estimating program for interns? According to the US Bureau of Labor Statistics, there will be an average of 18,000 openings for construction estimators each year to replace workers who leave the workforce. Where will the next generation of professional estimators come from? Did the estimators working in our profession just walk into the office and decide to become estimators, or did someone say the company needs help in the estimating department, and they reluctantly became the ones to start counting and measuring? Intern programs help both the student and their employer. It immerses the interns in various sides of the construction process from blueprint analysis to on-site management. The structure of the program only works if it provides a benefit to both the student and the company.
Program Overview: A good construction project starts with a good estimate and a schedule structured from the beginning that is realistic and follows a logical sequence. The following intern outline is structured and follows a sequence that mentors and grows the estimating and construction knowledge of the intern. Preconstruction interns, new estimator hires, and project engineers doing a rotation in the Preconstruction department all benefit from the following program. It follows a structured, logical day-to-day sequence of learning with firsthand training to understand estimating and gain more construction knowledge not typically taught in college construction-level courses.
Program Structure: The program centers around a 10-week period, which typically matches the time students are out of school for the summer. The agenda contains training modules, performance tracking, and feedback from the interns on methods to improve the program. Interns are assigned specific tasks and responsibilities, working with seasoned, experienced estimators. In addition to helping the estimators obtain work, the interns attend classes every day. Each intern should be comfortable with their early work assignment, as the interns progress through the program, their duties grow. Each will receive the same general training module adjusted to their needs and abilities. Those responsibilities would include site inspections, doing takeoff, attending project design meetings, subcontractor negotiations, attending Prebid meetings learning to use construction software, and any other duty an estimator in the company performs. They shadow different estimators in the department by learning and doing. This program is a complete firsthand experience. The interns are exposed to the latest computer estimating, takeoff programs, BIM, 3D modeling, and drones. If our future estimators do not understand the basics,
we as professional estimators have not done our job to grow our industry. Interns will also use traditional methods such as a number two pencil and a yellow pad of paper to verify the accuracy of software-generated numbers, tied to a training section called “Rules of Thumb,” emphasizing that if something does not look right, it probably is not.
Outline: When the interns arrive on their first day, they receive a daily outline of the items covered in the program over the next ten weeks and which estimator is their primary contact for the training modules. Some modules tie to industry standards that all companies use, and others tie to projects in the office that the Preconstruction team is working on. The modules discuss what preconstruction is and how it is different from estimating, how to read drawings, and how to use estimating tools and industry software. The modules explain the benefits of professional groups and which groups to look at during college and after graduation, such as the American Society of Professional Estimators (ASPE) and SAVE International. Both are beneficial in professional experience, growth, and networking. Various levels of estimates from square foot, unit price, manhours, and rough order of magnitude are explored. Also discussed is how to back check an estimate, the second set of eyes, rules of thumb, and what is and when are MasterFormat or Uniformat breakdowns used. If one module covered hollow metal doors and frames, the intern would do a count (takeoff) of the hollow metal scope and present their data and estimate to the estimator assigned to that scope for the bid. Then together a debrief to cover work product and accuracy is conducted.
Each Friday the intern updates their journal to reflect on their experiences, challenges, and lessons learned. The journal is for the interns to prepare their presentation on the last week before they leave, titled, “What I Learned and How to Build a Better Program.” Their presentation is to the entire office and by teams to the job sites with a farewell lunch for the interns. There is an exit interview covering suggestions on how to improve the program. If the intern is returning to their last year of college, they might get an offer extended for employment.
The Program: The following outline captures the essence of the training program and provides a snapshot of the weekly focus areas of the 10-week program. Each activity, when finished, is marked completed to keep a record of progress. Each activity is assigned an estimator that is responsible for that training module.
Click Here for Agenda Program Detail
Conclusion: What are the benefits of an intern estimating program and why have one? The program helps bridge the gap by providing practical hands-on experience that complements academic learning. The classroom imparts valuable theoretical knowledge, but nothing beats the practical insights gained on construction sites. Interns gain real-world experience that is often not covered in college courses. They learn to apply theoretical knowledge to actual projects, which enhances their understanding and skills. Interns work closely with seasoned estimators, receiving mentorship and guidance. This helps them learn best practices, industry standards, and valuable insights that only experienced professionals can provide. Interns are exposed to the latest technologies, including BIM, 3D modeling, and advanced estimating software. This exposure ensures they are well-prepared for the increasingly digital future of the construction industry. By training interns in the basics and advanced aspects of estimating, the industry ensures that future professionals are well-equipped to keep and improve industry standards. Intern programs benefit both the student and the employer. Students gain valuable experience and skills, while employers can find and nurture potential future employees, ensuring a steady pipeline of qualified professionals. Interns who go through structured programs are more likely to grow into competent and confident professionals. This growth benefits the entire industry by raising the overall level of expertise and professionalism. With an intern estimating program, your company can ensure they are contributing to the development of future construction professionals while also reaping the benefits of fresh talent and innovative ideas. The intern program also benefits your full-time estimators. Through the intern’s curiosity and willingness to learn, they contribute to the ongoing evolution of construction practices and technologies to help your estimators sharpen their skills to market and present their work product to architects and clients.
No intern after ten weeks in the program will leave as a Senior estimator, but they will understand that Preconstruction is more than just counting and measuring. They will leave with an understanding of what teamwork is and deadlines take on a new meaning. Hopefully, your team made such an impact through mentorship a couple of your interns now want to pursue a career in the field of Preconstruction.
By combining these elements, you can create a comprehensive training program that equips construction interns with the skills, knowledge, and confidence needed to succeed in the industry. If your company does not have an intern estimating program, start one. It will benefit your company and our industry. The construction industry benefits when we teach, train, and provide professionals for the future.
Robert A. Nidzgorski, FCPE, VMA, CCHM Director of Preconstruction
Austin Commercial
Honoring Members + Chapters for their contributions to ASPE and the construction industry. Honoring Member Estimators for their project successes.
EST IMATOR OF THE YEAR
For excellence in advancing the art of construction estimating through Standards, Ethics, and Practice, while leading and training others, and promoting ASPE throughout one’s career
CHAPTER PRESIDENT OF THE YEAR
For excellence in leading, promoting, and supporting the goals and growth of the Chapter
FELLOW AWARD
For having attained national recognition for achievements in the art of construction estimating and for having made exceptional contributions to the Society
LEGACY - HOWARD
For actively promoting and mentoring candidates through the Certification program
LEGACY - FRANK E. YOUNG EXCELLENCE IN EDUCATION AWARD
For excellence in pioneering and promotion of Educational Opportunities and Advancements
LEGACY - MERLE W. HECKENLIVELY FOUNDER OF STANDARDS AWARD
For excellence in promoting and utilization of Standards of Ethics and Practice
INDUSTRY AWARDS
Celebrating projects displaying overall estimate efficiency and accuracy, unique and innovative design, technology solutions, or community involvement
CHAPTER CHAMPION
For dedicated effort and contributions made to the advancement and growth of the Chapter
CHAPTER ACHIEVEMENT
For excellence in promoting ASPE and supporting its Members at the Chapter level
TECHNOLOGY AWARD
For promoting technology innovation in advancement of the estimating profession
Candidate Nominations and Chapter Applications - Due by April 5, 2025
Start the planning process by nominating an ASPE member who demonstrates the necessary qualities and deserves recognition for their contributions.
https://www.aspenational.org/page/Awards
The American Society of Professional Estimators Foundation, Inc. invites eligible candidates to apply. Scholarships are awarded to deserving students pursuing a career within the construction industry.
Application Due Date - April 30, 2025
Estimating Academy is your online gateway to mastering construction estimating. We offer a comprehensive continuing education program designed to bridge the industry’s skills gap. Whether you’re just starting out or a seasoned professional, our curated courses will empower you with the knowledge and expertise to excel in your career.
New courses opening 4th quarter 2024:
• Introduction to Plumbing Estimating
• Introduction to Earthwork Estimating
Courses opening in 2025:
• Introduction to HVAC Estimating
• Introduction to Mechanical Estimating
• Introduction to Electrical Estimating
To learn more about upcoming courses and receive announcements for new courses, scan the QR code. For more information contact Natasha Crumbliss, Natasha@aspenational.org
https://www.aspenational.org/page/EA
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The ASPE Industry Best Estimate Award honors those entries that display the best overall estimate of a proposed project across any sector. Benchmarks can include, but are not limited to, the following.
- Estimate Efficiency
- Estimate Accuracy
- Budget Control
- Material Efficiency
- Revisions
- Client Satisfaction
- Tools and Technology Used
The ASPE Industry Best Project Award is given to the entry in its subcategory that displays excellence in all project benchmarks across the entire scope and process of the project submitted.
- Design Build
- Use of Technology
- Technology Solutions
- Client Satisfaction
- Community Involvement
The ASPE Industry Most Innovative Project Award honors those projects that display the most unique and innovative benchmarks across the entire scope and process of the project submitted. Benchmarks can include, but are not limited to, the following.
- Innovative Design Build
- Creative Design Build
- Technology Elements of Project
- Technology Solutions
- Green Innovation
- Community Involvement
- Addressing Environmental or Coding Concerns
Narrative’s must not exceed a maximum of 750 words. The narrative should focus on why the project should be considered the best in its category. This information will also be used for the award presentation if selected as a recipient. Note: The descriptions of each of the required elements are meant to be used as guidelines. You should interpret all criteria based on your own unique project submission and respond accordingly.
While points are not awarded for the visual presentation, the photos may impact your entry in that they help to tell your story. Support your narrative with photos that display the scope and process of the project and any challenges described in the narrative. You may include up to three photos in your project submittal.
EDUCATION:
ASPE educates and mentors professional estimators for the sustainability of the construction industry.
PROFESSIONALISM:
ASPE promotes the lifelong pursuit of excellence and credibility in professional estimating.
FELLOWSHIP:
ASPE develops a fellowship of professional estimators that connects and leads the construction industry.
ASPE is the construction industry’s leader and recognized authority in professional estimating through excellence in education, certification and standardization.