Quantity surveying · Cost control
Quantity surveying that follows the money from first sketch to final account
In much of the world, a quantity surveyor owns the cost of a project from feasibility through handover. In the United States that role is often split across an estimator, a project manager and an accountant, and the gaps cost real money. Our surveyors apply RICS-style practice to American projects, covering cost plans, bills of quantities, tender evaluation, monthly valuations, variations and the final account.
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Estimate workbook
quantity-surveying-services-estimate-workbook.xlsx
Marked-up plans
quantity-surveying-services-marked-up-plans.pdf
Material procurement list
quantity-surveying-services-material-procurement-list.xlsx
Labor hours by task
quantity-surveying-services-labor-hours-by-task.xlsx
Overview
What a quantity surveyor does that an estimator does not
An estimator answers one question: what will this cost to build? A quantity surveyor answers a longer one: what should it cost, what is it costing, and why do those two numbers differ? The work starts with an elemental cost plan that allocates the budget to foundations, frame, envelope, services and finishes, then follows the design as it develops, reporting each time a revision pushes an element over its target.
Cost reports are issued at every design milestone, giving owners and architects a shared, written record of how each decision moved the budget.
At tender, the surveyor prepares a bill of quantities, or a measured schedule of rates, so every bidder prices identical scope and the results compare line by line. During construction the role shifts to certifying value: measuring work in place for monthly valuations, assessing variations and instructions, tracking provisional sums and keeping a running forecast of the final cost. Every valuation is backed by measurement sheets and photographs, which keeps payment discussions anchored to what was physically built, and disagreements are settled with a tape measure instead of opinion.
The final account closes the loop. We reconcile the contract sum against approved variations, remeasured provisional items, delay and acceleration claims, and retention release, then issue a statement both sides can sign. Owners get a defensible number, and contractors get paid for what they built without a year of dispute. The statement also records lessons for the next project, noting which rates held, which provisional items ran over and where the original cost plan was thin, which makes the next budget more reliable for everyone involved.
Scope of takeoff
Quantity surveying services across the project lifecycle
Each service maps to a stage of the project and produces a document your team can act on.
- 01Elemental cost planBudget allocated by building element, with cost per SF targets and design-stage reconciliationBudget allocated by building element, with cost per SF targets and design-stage reconciliation$/SF / %UniFormat elements benchmarked to historical projects
- 02Bill of quantitiesMeasured items with descriptions, units and quantities for uniform tender pricingMeasured items with descriptions, units and quantities for uniform tender pricingSF / CY / LF / EAMeasurement rules aligned to standard method of measurement
- 03Tender documents and instructionsPreambles, preliminaries, pricing notes and bid forms that make tenders comparablePreambles, preliminaries, pricing notes and bid forms that make tenders comparableLSDrafted from specifications and conditions of contract
- 04Tender evaluation and levelingArithmetic checks, scope gap analysis and ranked recommendation lettersArithmetic checks, scope gap analysis and ranked recommendation lettersLSBids normalized against the cost plan
- 05Contract sum analysisAwarded sum split into a priced schedule for valuation and cash flowAwarded sum split into a priced schedule for valuation and cash flowLS / %Allocated from accepted bid
- 06Monthly valuationsWork in place measured and certified against the schedule of values, with materials on siteWork in place measured and certified against the schedule of values, with materials on site$ / %Site measurement and progress photos
- 07Variations and change valuationsInstructed changes priced from contract rates, daywork and net-cost-plus-feeInstructed changes priced from contract rates, daywork and net-cost-plus-fee$ / HRSRecords, instructions and rate analysis
- 08Provisional sums and allowancesTracking of allowance draw-down and remeasurement of work with undefined scopeTracking of allowance draw-down and remeasurement of work with undefined scope$ / LSReconciled at each valuation
- 09Cost-to-complete forecastRolling forecast of final account including approved, pending and anticipated changesRolling forecast of final account including approved, pending and anticipated changes$Updated monthly with risk allowance
- 10Claims and extension of time supportQuantified delay, disruption and acceleration costs with supporting recordsQuantified delay, disruption and acceleration costs with supporting records$ / DAYSProgramme analysis and cost records
- 11Final accountReconciliation of contract sum, adjustments, retention and release for sign-offReconciliation of contract sum, adjustments, retention and release for sign-off$Closing statement agreed by both parties
- 12Lifecycle and post-occupancy costingMaintenance and replacement forecasts for owners holding the assetMaintenance and replacement forecasts for owners holding the asset$/YRElement service-life tables
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.
- XLSX
Estimate workbook
Quantities, unit costs, labor hours and totals organized by CSI division, with subtotals, markups and a bid summary tab.
- PDF
Marked-up plans
Color-coded takeoff drawings showing exactly where every measured quantity came from.
- XLSX
Material procurement list
Consolidated material quantities with waste factors applied, ready to send to suppliers for quotes.
- XLSX
Labor hours by task
Crew-based labor hours and productivity rates so you can check the schedule against the estimate.
- PDF
Assumptions and exclusions log
Every clarification, allowance and exclusion documented so your proposal scope is defensible.
- PDF
Bid summary sheet
A proposal-ready one-page summary with overhead, profit, bonds and contingency applied.
Estimate types
What type of quantity surveying can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Cost plan
An elemental budget framework produced during schematic and design development, updated as the design evolves.
- Accuracy
- Class 4 to 3 range
- Turnaround
- 3-5 days
Bill of quantities
A full measured schedule that lets every contractor price identical scope on a tender.
- Accuracy
- Measured to the drawing
- Turnaround
- 5-10 days
Valuation package
A monthly certification of work in place with supporting measurements and a recommended payment amount.
- Accuracy
- Verified on site
- Turnaround
- 2-3 days per cycle
Variation assessment
A priced evaluation of an instructed change, using contract rates first and daywork where no rate exists.
- Accuracy
- Contract-rate based
- Turnaround
- 24-48 hours
Final account statement
The closing reconciliation of contract sum, changes, provisional items and retention.
- Accuracy
- Agreed to the dollar
- Turnaround
- 2-3 weeks
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.
- 01
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.
- 02
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.
- 03
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.
- 04
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.
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
Surveyors trained in RICS-style practice
adapted to AIA contract forms, American retainage and the way US owners actually procure work.
Cost plans that follow the design through every revision
with a written reconciliation each time an element exceeds its target.
Bills of quantities that make tenders comparable line by line
which removes the guesswork from bid review.
Valuations based on work measured in place and supported by photos
not on percentage estimates from the contractor alone.
Variation pricing from contract rates and agreed daywork
so change orders are settled on evidence instead of negotiation fatigue.
A rolling cost-to-complete forecast that
Shows owners the likely final number months before close-out.
Project types
Project types we estimate
The same measured-twice standard applies whether the scope is a tenant improvement or a ground-up campus.
Reviews
What contractors say after their first bid with us
What general contractors, subcontractors and developers say after bidding with our numbers.
“We use LEEDS for independent bid reviews on every multifamily deal. Their preliminary numbers have landed within 6% of final GMP on three projects in a row.”
Priya Raman
Development Manager, Northgate Partners · Denver, CO
FAQ
Quantity Surveying FAQs
Straight answers on scope, turnaround, pricing and deliverables.
Is quantity surveying common in the United States?
The title is less common, but the functions are all performed: cost planning, tender evaluation, pay application review and change order pricing. They are usually divided among several roles. Our service consolidates them under one accountable surveyor, giving owners and contractors a single, consistent view of cost throughout the project.
Do you work for owners or for contractors?
Both, and we state which side we serve at the outset. Owners and lenders hire us for cost plans, tender review and valuations. Contractors hire us for variation pricing, claims support and final account preparation. We do not act for opposing parties on the same contract.
What is a bill of quantities and why use one?
A bill of quantities lists every measured item of work with a description, unit and quantity. All bidders price the same list, so bids compare line by line and scope gaps surface before award. It also gives a ready-made schedule for valuing work and pricing changes later.
How do you assess variations and change orders?
We price changed work from the contract's own rates wherever applicable, then fall back to measured rates built from labor, material and equipment, and daywork only when the work cannot be measured. Each assessment includes the basis, supporting records and any time impact, so it can be reviewed quickly.
What is included in a final account?
The original contract sum, all approved variations, remeasured provisional sums, agreed claims, deductions for defects or omissions, and retention. We present the reconciliation in a single statement with supporting schedules, ready for both parties to sign and for the lender to release the final payment.
Can you review a contractor's pay application?
Yes. We compare the claimed percentage complete against measurements of work in place, check stored materials and review billing against the schedule of values. The result is a recommended payment amount with notes on any line that appears overbilled or underbilled. We also note any lines needing documentary evidence.
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 quantity surveying quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.