Detached homes
Single family estimating that follows the floor plan room by room
A detached house is built one decision at a time, and each decision changes the price: a basement instead of a slab, a vaulted ceiling over a flat one, quartz instead of laminate. LEEDS estimators price the home the way it is built, starting with the footing and ending with the last door stop, then keep your selections and allowances in a live schedule so the number moves when your client's choices do.
- 5.0 Google
- 4.9 Trustpilot
- 4.9 Clutch
Scope we take off
12 items- Site preparation and utilitiesLS / LF
- Slab foundationCY / SF
- Crawl space foundationLF / EA / SF
- Basement foundationCY / LF / SF
- Floor, wall and roof framingLF / SF / EA
- Windows, doors and exterior trimEA / LF
Scope of takeoff
Single family scope we quantify
The estimate follows the sequence of construction, so a foreman or homeowner can match each cost to a phase of the build.
Site preparation and utilities
Clearing, rough grading, temporary access, water and sewer or septic and well connections
Slab foundation
Perimeter footing, post-tension or rebar, vapor barrier, under-slab plumbing and the concrete pour
Crawl space foundation
Stem walls, piers, vents, vapor barrier, girders and subfloor framing
Basement foundation
Excavation, footings, poured walls, drain tile, damp-proofing, egress windows and the basement slab
Floor, wall and roof framing
Joists, studs, plates, headers, trusses or stick-framed roofs, sheathing and structural hardware
Windows, doors and exterior trim
Windows by size, entry and patio doors, garage door, fascia, soffit and exterior trim
Roofing and siding
Asphalt shingle or metal roofing, ice and water shield, lap siding, board and batten or brick veneer
Rough-in trades
Plumbing, HVAC, electrical and low-voltage rough work counted from the floor plan
Insulation and drywall
Wall and attic insulation, drywall board, taping, finishing and texture by room
Cabinetry, tops and interior trim
Kitchen and bath cabinets, countertops, interior doors, baseboards and stair components
Flooring, tile and paint
Hardwood, vinyl plank, carpet, tile and shower surrounds, plus interior and exterior paint
Selections and allowance tracker
Appliance, lighting, plumbing fixture and hardware allowances, with variance to actual selections
Overview
Estimating one home at a time
The foundation is the first major fork in a single family estimate. A slab on grade needs thickened edges, vapor barrier and under-slab plumbing. A crawl space adds piers or stem walls, vents, ground cover and floor framing. A basement brings excavation, poured or block walls, waterproofing, egress windows and a finished or unfinished interior. We take each from the footing plan and price it separately so you can compare options during design.
Above the foundation, framing is measured in packages: floor system, wall framing by story, roof structure and sheathing, with headers, beams and hardware pulled from the structural notes. We count studs by wall length and opening, adjust for plate heights, and calculate roof framing by pitch, hips and valleys. The materials list is tied to the drawings, not guessed from square footage, which prevents the shortages and returns that cost job-site time.
Finishes are handled through a schedule of selections. Each room lists flooring, paint, trim, fixtures and cabinets, and every line carries either a firm price or an allowance. As the buyer chooses products, we update the line and show the variance. By the time the home is permitted, the allowance total is understood, and the risk of unpriced upgrades is reduced.
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.
What type of single family residential estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Plan-based construction estimate
±4-6%1-2 days
Complete takeoff from the floor plans, elevations and sections, producing a trade-by-trade price for the home with allowances where selections are open.
Best for: Builders pricing a contract
Foundation option comparison
±5%1 day
Parallel pricing for slab, crawl space and basement versions of the same plan so buyers can see the true cost difference for their lot.
Best for: Early design and lot evaluation
Framing and lumber package
1 day
A cut list and material takeoff for floors, walls and roof, with engineered lumber and hardware, ready for the lumber yard.
Best for: Framers and builders ordering materials
Homeowner budget review
±8%2 days
An independent estimate for a homeowner who wants to check a builder's bid or plan a project before hiring one.
Best for: Homeowners and lenders
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
Foundation types priced separately from the same plan, so the cost of a basement versus a crawl space is clear before the contract is signed.
Framing takeoffs counted wall by wall, with plate heights, openings and hardware, which reduces reorders and job-site waste.
Finish selections tracked line by line, so the allowance total at signing equals the budget the client expects.
Estimators familiar with regional code requirements, such as frost depths, energy codes and wind or seismic connectors.
Cost code structure that matches the draw, schedule your lender and bookkeeper use.
Flexible output for builders, homeowners and lenders, with different levels of detail.
Clear exclusions for permits, landscaping, appliances and furnishings so nothing is assumed.
Quick re-pricing when the buyer changes the plan, with a revision history to track what moved.
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.
Free quote
Get a fixed quote for this scope
Upload drawings or a plan link and tell us the bid date. A senior estimator confirms scope, price and delivery before any work starts.
- Scope confirmation and a fixed price within two business hours
- Most estimates delivered in 24–48 hours
- Unlimited revisions until bid day
- Plans stay confidential and are deleted on request
Prefer to talk? Call +1 (800) 555-0199 or email info@leedsestimating.com.
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.
FAQ
Single Family Residential Estimating FAQs
Can you estimate the same house with different foundation types?
Yes. We price slab, crawl space and basement versions in parallel, including excavation, footings, walls, waterproofing, drainage and the floor system that sits above each. The comparison helps you choose a foundation that fits both your budget and the lot's soil and slope.
How do you create a framing package?
We measure floor, wall and roof framing from the plans, applying plate heights, stud spacing, headers, beams and structural hardware from the notes. The output is a material list organized by area, with waste factors and engineered members, ready for your lumber supplier to quote.
What is the difference between an allowance and a selection?
An allowance is a budget placeholder for items the buyer has not chosen yet, such as tile or lighting. A selection is the final product. We carry allowances in the estimate and update each to the real selection so the variance is clear before it hits the budget.
Do you estimate for homeowners as well as builders?
Yes. Homeowners and lenders use our estimates to check a builder's bid, set a loan budget or plan a project. We deliver a simplified summary alongside the detailed workbook so the numbers are understandable without construction experience.
Can you include regional code requirements?
We account for frost depth, energy code insulation, wind and seismic connectors and local permit practices where they are known from the drawings or your jurisdiction. If a requirement is uncertain, we note it as an assumption you can confirm.
How fast can I get a single family estimate?
Most detached homes are delivered within one to two days of receiving complete plans. Large custom homes with extensive finishes take longer, and we confirm the date before starting. Rush service is available for pending offers or bid deadlines.
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 single family residential estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.