Residential construction
Residential estimates that hold up from the first plan to the final selection
Home builders lose profit on the things nobody priced: a plan option, a lot with a slope, a finish allowance that was too low. LEEDS residential estimators build the whole house line by line, from lumber to light fixtures, and keep a separate record for options and site conditions. You get a number that works for production plans repeated across a subdivision and for one-off custom homes with changing selections.
- 5.0 Google
- 4.9 Trustpilot
- 4.9 Clutch
Estimate workbook
residential-estimate-workbook.xlsx
Marked-up plans
residential-marked-up-plans.pdf
Material procurement list
residential-material-procurement-list.xlsx
Labor hours by task
residential-labor-hours-by-task.xlsx
Overview
What a residential estimate needs to capture
A residential estimate prices a house in enough detail that a builder can sign a contract, order materials and release subcontractors with confidence.
It starts with the shell: foundation, floor systems, wall and roof framing, sheathing, windows, doors, roofing and siding. It then moves through mechanical, electrical and plumbing rough-in, insulation, drywall, trim, cabinets, flooring, paint and the long list of finish items that vary by buyer.
The real challenge is variation. Production builders sell a handful of plans many times, each with elevations, optional garages, bonus rooms and upgrade packages. Custom builders deal with an owner who changes the cabinet line three times. We structure the workbook so a base house cost is stable, and each option or selection is a priced add or deduct that can be turned on without re-doing the estimate.
Lot conditions get the same treatment. Site clearing, excavation, retaining walls, driveways, utility hookups and septic or well systems differ from lot to lot. We carry them in a separate site-cost section so the house price is not distorted and a buyer can see why one lot costs more to build than another.
Scope of takeoff
Residential scope we quantify
The house is measured by trade, with allowances, options and site costs kept visible in their own sections.
- 01Excavation and foundationFootings, stem walls, slabs, crawl spaces or basements, backfill, drain tile and waterproofingFootings, stem walls, slabs, crawl spaces or basements, backfill, drain tile and waterproofingCY / LF / SFFoundation plan and soils report
- 02Lumber and framing packageFloor joists, wall studs, headers, trusses or rafters, sheathing, hardware and engineered beamsFloor joists, wall studs, headers, trusses or rafters, sheathing, hardware and engineered beamsLF / SF / EAFloor plans, sections and framing details
- 03Windows, exterior doors and garage doorsWindows by size and type, entry doors, sliders, garage doors and openers with trimWindows by size and type, entry doors, sliders, garage doors and openers with trimEAWindow and door schedules
- 04Roofing and exterior claddingShingles or metal, underlayment, flashing, siding, brick or stone veneer, soffit and fasciaShingles or metal, underlayment, flashing, siding, brick or stone veneer, soffit and fasciaSQ / SF / LFElevations and roof plan
- 05Plumbing rough-in and fixturesSupply and drain lines, water heater, fixtures, tubs and showers by bath countSupply and drain lines, water heater, fixtures, tubs and showers by bath countEA / LFPlumbing layout and fixture selections
- 06HVAC and ventilationFurnace or heat pump, condenser, ductwork, registers, bath exhaust and thermostatFurnace or heat pump, condenser, ductwork, registers, bath exhaust and thermostatEA / LFMechanical plans or load calc
- 07Electrical and lightingPanel, circuits, receptacles, switches, recessed lights, smoke detectors and low voltagePanel, circuits, receptacles, switches, recessed lights, smoke detectors and low voltageEA / SFElectrical plan and lighting selections
- 08Insulation and drywallBatt, spray foam or blown insulation, drywall hanging, taping and textureBatt, spray foam or blown insulation, drywall hanging, taping and textureSFWall and ceiling areas from floor plans
- 09Cabinets, countertops and trimKitchen and bath cabinets, vanities, tops, interior doors, baseboard, casing and stair partsKitchen and bath cabinets, vanities, tops, interior doors, baseboard, casing and stair partsLF / EAInterior elevations and selections sheet
- 10Flooring, tile and paintHardwood, LVP, carpet, tile floors and showers, interior and exterior paintingHardwood, LVP, carpet, tile floors and showers, interior and exterior paintingSF / SYFinish schedule by room
- 11Lot-specific sitework and flatworkClearing, grading, driveway, walkways, retaining walls, utilities and landscapingClearing, grading, driveway, walkways, retaining walls, utilities and landscapingSF / LF / LSSite plan and lot survey
- 12Options, upgrades and allowancesElevation options, bonus rooms, structural changes, appliances and fixture allowancesElevation options, bonus rooms, structural changes, appliances and fixture allowancesEA / LSOption matrix and selections book
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 residential estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Complete house takeoff and estimate
Full quantity takeoff and pricing from construction drawings, grouped by trade and ready for contract pricing or purchase orders.
- Accuracy
- ±4-6%
- Turnaround
- 48 hours
Production plan base cost
A stable base estimate for each floor plan, plus an options matrix covering elevations, garage sizes and upgrade packages for repeated sales.
- Accuracy
- ±3-5%
- Turnaround
- 3 days
Preliminary builder budget
Early pricing from a plan sketch or square footage, with allowances to help a client decide whether to continue to full drawings.
- Accuracy
- ±12%
- Turnaround
- 1 day
Selections and allowance reconciliation
Updated pricing when the buyer picks finishes, showing the difference between each allowance and the selected product.
- Accuracy
- ±3%
- Turnaround
- 1 day
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.
Estimators with residential building backgrounds who read floor plans
framing details and finish schedules fluently.
Base house cost kept separate from options
upgrades and lot conditions so each can change without rebuilding the estimate.
Lumber takeoffs include waste factors
engineered members and hardware that are easily omitted by manual counts.
Allowances for appliances
lighting, plumbing fixtures, tile and flooring are stated by unit so the buyer sees what they cover.
Lot-specific sitework such as retaining walls
steep driveways and utility runs is priced independently of the plan.
Pricing based on your local suppliers where possible
with updates when lumber and material markets move.
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.
“Lumber lists, finish schedules and allowances in a format our clients actually understand. The assumptions log alone has saved us from two scope disputes.”
Luis Herrera
Project Manager, Sierra Ridge Homes · Phoenix, AZ
FAQ
Residential Estimating FAQs
Straight answers on scope, turnaround, pricing and deliverables.
Can you estimate both production homes and custom homes?
Yes. For production plans we build a base cost and an options matrix that can be reused across lots, and for custom homes we price from the construction drawings with a selections log. Both approaches keep the base house, options and lot costs separate.
How do you handle finish allowances?
Allowances are stated by unit, such as dollars per square foot of flooring or per fixture, and tied to the room finish schedule. When the buyer selects products, we reconcile the actual cost against each allowance and show the difference by category.
What about lot-specific site costs?
Clearing, excavation, retaining walls, driveways, utility connections, septic or well systems and landscaping are priced in a separate site section from the survey and site plan. That keeps the house price consistent between lots and highlights difficult sites early.
Do you price plan options and upgrade packages?
Yes. Each option, such as a bonus room, extended garage, covered patio or upgraded kitchen, is priced as a standalone add or deduct. Your sales team can combine them without needing a fresh estimate for each buyer.
Can you update my estimates when lumber prices change?
We can re-price lumber and commodity-driven items from current supplier quotes without re-doing the quantity takeoff. For builders with repeating plans, we maintain a plan library so updates take hours instead of days.
What file formats do you provide?
An Excel workbook organized by trade or your own cost codes, PDF marked-up plans and a one-page summary for the client. We can match your template, and export cost code lists for accounting or purchase order systems.
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 residential estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.