Division 25 building automation
Building automation estimates built on the points list, not a rule of thumb
Controls scopes are priced by the point, but the points hide in sequences of operation, equipment schedules and integration notes. We build the list from the drawings, count controllers and field devices, and add the hours that make a system work: programming, graphics, network setup, functional testing and owner training. You get a defensible figure for the controls contractor, the mechanical sub or the general contractor carrying the allowance.
- 5.0 Google
- 4.9 Trustpilot
- 4.9 Clutch
of hardware and software points reconciled to every sequence of operation
24–48 hours
Typical turnaround
25 · 23 · 26 · 27
CSI divisions
XLSX · PDF
You receive
Scope of takeoff
Automation scope we quantify
Counts come from schedules, riser diagrams and sequences, then reconcile to a single points list.
- 01Direct digital controllersUnitary, VAV and plant controllers sized by input and output point capacityUnitary, VAV and plant controllers sized by input and output point capacityEAEquipment schedules and control diagrams
- 02Hardware pointsAnalog and digital inputs and outputs by equipment type, including sparesAnalog and digital inputs and outputs by equipment type, including sparesPTSPoints list built from sequences
- 03Temperature and humidity sensorsRoom, duct, immersion and outside air sensors with wells and averaging elementsRoom, duct, immersion and outside air sensors with wells and averaging elementsEAFloor plans and air handler diagrams
- 04Pressure, flow and CO2 sensorsDifferential pressure, airflow stations, water flow meters and demand ventilation sensorsDifferential pressure, airflow stations, water flow meters and demand ventilation sensorsEAMechanical plans and specs
- 05Actuators and control devicesDamper actuators, valve actuators, current switches and relaysDamper actuators, valve actuators, current switches and relaysEADamper and valve schedules
- 06Network and head-end hardwareSupervisory controllers, routers, switches, servers and operator workstationsSupervisory controllers, routers, switches, servers and operator workstationsEANetwork architecture diagram
- 07Third-party integrationChillers, boilers, VFDs, lighting controls and power meters tied via BACnet or ModbusChillers, boilers, VFDs, lighting controls and power meters tied via BACnet or ModbusEA / PTSIntegration matrix in specifications
- 08Low-voltage wiring and conduitShielded control cable, network cable, raceway and terminationsShielded control cable, network cable, raceway and terminationsLFRiser diagrams and plan runs
- 09Programming and graphicsControl logic, schedules, trends, alarms, floor plan and equipment graphicsControl logic, schedules, trends, alarms, floor plan and equipment graphicsHRSPoints and sequences
- 10Commissioning and checkoutPoint-to-point verification, functional tests, seasonal tuning and deferred testingPoint-to-point verification, functional tests, seasonal tuning and deferred testingHRSCommissioning plan requirements
- 11Training and documentationOperator training sessions, as-built drawings and operation manualsOperator training sessions, as-built drawings and operation manualsHRS / LSDivision 25 closeout section
- 12Warranty and serviceSoftware licensing, cloud analytics fees and first-year supportSoftware licensing, cloud analytics fees and first-year supportYRS / LSSpecification and owner requirements
Deliverables
What's included in your estimate package
Every deliverable is formatted so it can go straight into a proposal, a purchase order or an owner report.
Estimate workbook
Quantities, unit costs, labor hours and totals organized by CSI division, with subtotals, markups and a bid summary tab.
Marked-up plans
Color-coded takeoff drawings showing exactly where every measured quantity came from.
Material procurement list
Consolidated material quantities with waste factors applied, ready to send to suppliers for quotes.
Labor hours by task
Crew-based labor hours and productivity rates so you can check the schedule against the estimate.
Assumptions and exclusions log
Every clarification, allowance and exclusion documented so your proposal scope is defensible.
Bid summary sheet
A proposal-ready one-page summary with overhead, profit, bonds and contingency applied.
What type of integrated automation estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Budget per point
±15%24 hours
Quick controls budget from equipment counts using installed cost per point ranges, adjusted for building type, integration depth and graphics expectations.
Best for: Early design budgets
Points-list estimate
±7%48 hours
Controller, device and labor pricing from a full points list built from the sequences of operation, with spare capacity and network hardware identified.
Best for: Controls and mechanical bids
Integration and retrofit estimate
±10%48-72 hours
Existing system survey allowances, gateway hardware, protocol mapping and phased cutover labor for buildings adding or replacing a front end.
Best for: Facilities and energy upgrades
Scope-gap review
n/a24 hours
Line-by-line check of who furnishes, installs, wires and powers every valve, damper, sensor and panel between mechanical, electrical and controls contractors.
Best for: General contractors
Process
How our estimating process works
Four steps from upload to a bid-ready estimate, with a senior estimator signing off before anything leaves our desk.
- 1
Upload plans and scope
Send your drawings, specifications and bid invitation through the secure upload form. We confirm scope, deadline and a fixed price within two business hours.
- 2
Digital quantity takeoff
Estimators measure every item from calibrated plans in Bluebeam and PlanSwift, color-coding each layer so quantities can be traced back to the drawing.
- 3
Pricing and labor
Quantities are priced with location-adjusted material costs, crew productivity rates and equipment, then marked up to your overhead and profit targets.
- 4
Senior review and delivery
A second estimator audits quantities and pricing, documents assumptions and exclusions, and delivers your Excel workbook, PDF summary and marked-up plans.
CSI divisions
CSI MasterFormat divisions we cover
Estimates are organized by division so they drop straight into your cost codes and schedule of values.
Highlighted divisions are the primary scope on this page.
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
- Points lists are built from the sequences of operation, which catches monitored points the equipment schedule never mentions.
- Programming, graphics, checkout and training are carried as separate hour lines instead of being buried in a lump-sum markup.
- We separate controls furnished by the BAS contractor from items furnished by mechanical, such as valves, wells and dampers.
- Integration with chillers, boilers, drives, lighting controls and electric meters is priced per gateway and per protocol.
- Network hardware is sized to the architecture diagram, including the IT department's switch and port requirements.
- Low-voltage wiring and conduit are quantified from riser diagrams so Division 26 does not assume the controls contractor included them.
Reviews
What contractors say after their first bid with us
What general contractors, subcontractors and developers say after bidding with our numbers.
“The conduit and wire takeoff matched what my foreman pulled from the drawings almost to the foot. Labor hours were realistic for our crews. It is the first outsourced estimate I did not have to redo.”
Dana Okafor
Owner, Okafor Electric · Houston, TX
Overview
How an automation estimate is assembled
Integrated automation covers the building management system that monitors and controls HVAC, lighting, metering and other building systems, plus the network that ties them together. The estimator starts with the equipment schedules and sequences of operation, because every air handler, VAV box, pump, boiler and chiller creates a defined number of analog and digital inputs and outputs.
Those points roll up to direct digital controllers, expansion modules, variable frequency drive interfaces and field devices such as temperature, humidity, CO2 and differential pressure sensors, damper and valve actuators, and current switches. Network components, including routers, switches, supervisory controllers and operator workstations, are added from the architecture diagram. Wiring is counted as LF of low-voltage cable and conduit where specified.
Software and engineering time often matter more than hardware. We carry hours for point-to-point checkout, programming by sequence, graphic page development, trend setup, alarm routing, integration of third-party equipment through BACnet or Modbus gateways, commissioning, seasonal tuning and training. We also record who furnishes control valves, dampers and wells, since the mechanical contractor often installs them.
FAQ
Integrated Automation Estimating FAQs
Straight answers on scope, turnaround, pricing and deliverables.
What is the basis for a building automation estimate?
The points list. We read the equipment schedules and sequences of operation to count every input and output, then size controllers, add field devices and carry hours for programming, graphics, commissioning and training. Network and head-end hardware come from the architecture diagram.
Do you estimate programming and commissioning hours?
Yes. Programming is broken out by equipment type and sequence complexity, with separate hours for graphics, trends and alarms, point-to-point checkout, functional testing, seasonal tuning and operator training. That makes it easy to compare against an integrator's proposal.
Can you price integration with third-party equipment?
We price gateways, protocol licensing, mapping and testing for chillers, boilers, drives, metering and lighting controls over BACnet, Modbus or LonWorks. Where the spec is silent on protocol, we carry an allowance and note the assumption in the log.
Who furnishes control valves and dampers?
That is one of the most common scope gaps. Our matrix records who furnishes, installs, wires and powers each item. Typically the controls contractor furnishes and the mechanical contractor installs, but the specification governs and we follow it.
Do you include IT network requirements?
We include control network hardware shown on the drawings and note switch ports, IP addresses and firewall requirements the owner's IT group must provide. If the building uses its own network, that is flagged as an owner-furnished item to avoid double counting.
Can you estimate a retrofit of an existing BAS?
Yes. Retrofits carry survey allowances, front-end replacement, controller swaps, and phased cutover labor. We also price temporary monitoring during the transition and list unknown field conditions that the controls contractor should verify before final pricing.
Related
Related estimating services
Most projects need more than one trade. Bundle them into a single upload and we price the whole scope together.
Ready for a integrated automation estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.