Building renovation
Renovation estimating that prices the unknowns before demolition finds them
Existing buildings keep secrets: asbestos tile under vinyl, a failed beam pocket behind plaster, a panel that cannot carry the new load, a fire code that applies the moment the permit is pulled. LEEDS builds renovation estimates around those risks. We quantify the visible scope, carry hazard and condition allowances openly, sequence occupied phases and give owners a contingency they can defend to a lender.
- 5.0 Google
- 4.9 Trustpilot
- 4.9 Clutch
typical unknown-conditions contingency carried on gut renovations
24–48 hours
Typical turnaround
01 · 02 · 03 · 05
CSI divisions
XLSX · PDF
You receive
Scope of takeoff
Renovation scope we quantify
Existing conditions, hazards and systems upgrades measured separately from new finishes so risk is visible.
Hazardous material abatement
Asbestos, lead paint, mold and PCB allowances tied to survey results, with containment and disposal
Survey report quantities and unit rates
Selective and strip-out demolition
Ceilings, partitions, MEP removal, flooring and finishes by assembly, with hauling and recycling
Existing-condition and demolition plans
Structural repair and upgrades
Steel reinforcement, concrete repair, shear walls, new openings and floor strengthening
Structural evaluation and engineer details
Envelope restoration
Windows, masonry repair, roofing, air sealing, insulation upgrades and waterproofing
Facade survey and elevations
Mechanical systems replacement
Rooftop units, boilers, chillers, ductwork, controls and balancing
Mechanical survey and new design
Electrical service and distribution
Service upgrade, panels, feeders, branch wiring, lighting and fire alarm replacement
Electrical survey and one-line
Plumbing and fire protection
Risers, fixtures, domestic water, sanitary lines and sprinkler heads or full systems
Plumbing plans and sprinkler requirements
Accessibility and life safety
Ramps, elevators, restroom upgrades, egress stairs, rated assemblies and exit signage
Code analysis and ADA checklist
Interior build-back
New partitions, ceilings, flooring, millwork, painting and door hardware
Finish schedule and floor plans
Phasing and occupied-building protection
Temporary partitions, off-hours labor premiums, dust control, relocations and protection
Phasing plan and tenant schedule
Unknown-conditions contingency
Contingency by risk class: concealed structure, utilities, hazardous items and code interpretation
Risk register and building age
General conditions and permits
Supervision, hoisting, inspections, special inspections, utility fees and commissioning
Schedule duration and jurisdiction fees
Estimate types
What type of renovation estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
- 01
Feasibility and condition budget
A range built from site visits, age of systems and comparable gut rehab data, with every unknown listed.
Best for Owners deciding between renovation and replacement
Precision±15-20%Turnaround48 hours - 02
Phased renovation estimate
Costs split by phase, with temporary protection, off-hour labor and relocation costs included in each.
Best for Occupied schools, offices and healthcare facilities
Precision±8-10%Turnaround72 hours - 03
Detailed bid estimate
Full takeoff of demolition, new construction and systems with abatement and code upgrades itemized.
Best for General contractors bidding renovation work
Precision±5-7%Turnaround72 hours - 04
Risk-adjusted contingency model
Scenario pricing that ranks unknowns by probability and cost, supporting contingency discussions with lenders.
Best for Developers and lenders funding older buildings
PrecisionScenario rangeTurnaround48 hours
Overview
Why renovation is priced differently from remodeling and new work
Renovation covers the upgrade of an entire building or major floor plate: an office retrofitted for a new tenant, a school modernized in summer phases, a 1960s motel converted to housing. Where remodeling reshapes rooms, renovation reworks systems, structure and compliance, so the estimate must account for what is hidden as much as what is drawn, and must say plainly which assumptions it rests on. Where existing drawings are missing, we list the field verification needed and price a measured-drawing allowance so quantities rest on reality.
We begin with a survey-based scope: existing-condition drawings, site photos, hazardous materials reports and any structural or MEP evaluations. Demolition is quantified by assembly, abatement is carried as an allowance backed by survey quantities, and new systems are priced against what the building can actually accept, such as panel capacity, riser size and floor loading. Gaps between survey and drawings are logged, not ignored. We also reconcile the abatement scope with the demolition sequence, since disturbing material before it is cleared can halt the entire project.
Code triggers are the final layer. Substantial alteration can require sprinklers, accessibility upgrades, energy compliance and seismic strengthening. We list each trigger, state our assumption about its applicability and price it, so the owner knows early which upgrades are mandatory and which are optional. The contingency that remains is sized to the building's age and the risks we could not eliminate. We document each assumption in a risk register, which owners and lenders can review and update as demolition reveals actual conditions.
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
Step 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
Step 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
Step 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
Step 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.
98%
takeoff accuracy on awarded projects
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
Hazardous material allowances are tied to, survey quantities with containment, air monitoring and disposal priced separately.
Demolition is quantified by assembly and finish type, which gives realistic labor productivity rather than a lump sum.
Systems replacements are checked against existing capacity, such as electrical service, risers and structural loads.
Code-triggered upgrades for fire protection, accessibility, energy and seismic work are listed with our assumptions.
Phasing is priced: temporary partitions, after-hours labor premiums, tenant moves and protection of occupied areas.
Unknown-conditions contingency is built by, risk class and building age, not an arbitrary flat percentage.
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 workbookXLSX
Quantities, unit costs, labor hours and totals organized by CSI division, with subtotals, markups and a bid summary tab.
Marked-up plansPDF
Color-coded takeoff drawings showing exactly where every measured quantity came from.
Material procurement listXLSX
Consolidated material quantities with waste factors applied, ready to send to suppliers for quotes.
Labor hours by taskXLSX
Crew-based labor hours and productivity rates so you can check the schedule against the estimate.
Assumptions and exclusions logPDF
Every clarification, allowance and exclusion documented so your proposal scope is defensible.
Bid summary sheetPDF
A proposal-ready one-page summary with overhead, profit, bonds and contingency applied.
Clients
Who relies on our estimates
From single-trade subs to national developers, every client gets the same measured-twice standard.
General Contractors
Bid more work without adding estimating headcount. We deliver division-by-division numbers you can level against sub quotes.
Developers & Owners
Feasibility budgets and bid reviews that tell you whether the numbers you are seeing are fair.
Design-Build Firms
Conceptual through GMP pricing that moves as fast as your design iterations.
Construction Managers
Independent cost checks, change-order pricing and schedule-of-values support.
Lenders & Insurers
Replacement cost and draw-schedule estimates documented to underwriting standards.
Reviews
What contractors say after their first bid with us
What general contractors, subcontractors and developers say after bidding with our numbers.
“We were turning down bids because our two in-house estimators were buried. LEEDS gave us division-by-division numbers in 48 hours that leveled cleanly against our sub quotes. We bid 40% more work last quarter and our hit rate went up, not down.”
Marcus Whitfield
Chief Estimator, Whitfield Commercial Builders · Charlotte, NC
“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
“I used to lose a whole weekend to takeoffs. Now I upload on Friday and have board counts, mud and tape, and paint gallons by Monday morning.”
Elena Vasquez
Owner, Vasquez Drywall & Paint · San Antonio, TX
Nationwide coverage
Local pricing in every US market
We adjust labor, material and equipment to the project zip code and account for the code, climate and logistics that drive cost in each region.
Union labor markets, dense urban logistics and strict code review priced in.
CTMEMANHNJNYPA+2Weather-dependent schedules and regional material supply reflected in every line.
ILINIAKSMIMNMO+5Fast-growth metros where subcontractor capacity, not material, drives price.
ALARDEFLGAKYLA+9Seismic detailing, energy codes and the highest labor rates in the country.
AKAZCACOHIIDMT+6FAQ
Renovation Estimating FAQs
How do you estimate unknown conditions in a renovation?
We review surveys, photos and the age and type of the building, then assign allowances and contingency by risk class: concealed structure, buried utilities, hazardous materials and code interpretation. Each risk is listed with a probable cost range, so owners can fund a defensible reserve and not a guess. We also recommend updating the register at each design milestone.
Do renovation estimates include asbestos and lead abatement?
They include allowances based on any hazardous materials survey you have, with quantities by material, containment, air monitoring, disposal and clearance testing. If no survey exists, we carry a conditional allowance by building age and flag that a survey should be completed before bidding. Clearance testing and waste manifests are priced as separate lines.
How do you price phased work in an occupied building?
We divide the scope into phases, add temporary partitions, dust and noise control, after-hours labor premiums, daily cleanup and relocation of tenants or equipment. Productivity is reduced for restricted access, which reflects real-world conditions better than applying the same labor rates as vacant work. Schedules also show how each phase affects tenant disruption.
What code upgrades can be triggered by a renovation?
Depending on the jurisdiction and the extent of alteration, work can trigger sprinklers, accessibility upgrades, egress improvements, energy code compliance and seismic strengthening. We analyze the likely triggers, state our assumptions and price both required and recommended items so nothing is hidden in the contingency. Each assumption is flagged for confirmation with the building official.
What is the difference between renovation and remodeling estimates?
Remodeling updates rooms and finishes, mostly in houses, driven by selections. Renovation upgrades a whole building or large area, often commercial, with abatement, structural work, replaced systems and code upgrades. The risk profile and contingency approach are different, so the estimates are structured differently. Estimators price each type by its specific risks.
Can you review an existing contractor's renovation budget?
Yes. We compare their pricing against our independent takeoff and flag missing scope, thin allowances, unrealistic productivity and omitted code work. The review is delivered as a gap list with dollar impacts, which owners and lenders often use before approving a budget or funding draw. Findings are summarized by trade and by risk.
Related
Related estimating services
Most projects need more than one trade. Bundle them into a single upload and we price the whole scope together.
Blog
Insights from the estimating desk
Practical guidance on bidding, takeoffs and protecting margin.
Ready for a renovation estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.