Division 09 · Gypsum Board Assemblies
Drywall estimates that separate hanging from finishing
A drywall bid that carries one price per square foot of wall hides the real cost drivers: 5/8 inch Type X on rated partitions, 20 gauge studs at 16 inches on center, and a Level 5 finish on the corridor walls that costs twice what Level 4 does. Our estimators measure every partition and ceiling, split board by type, and price hanging and finishing as separate labor operations.
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Projects estimated
Typical turnaround
Trade categories
Takeoff accuracy
Scope of takeoff
Drywall quantities we take off
Each partition tag becomes a priced assembly, then rolls up to board, framing and labor totals.
Standard gypsum board
1/2 inch and 5/8 inch regular board on walls and ceilings in 4x8, 4x10 and 4x12 sheets
Partition lengths times height, openings deducted
Type X fire-rated board
5/8 inch Type X for one- and two-hour assemblies, shaft walls and corridor separations
Wall type schedule matched to UL assembly
Moisture-resistant and cement board
Water-resistant board in restrooms and kitchens, cement backer behind tile and in showers
Room finish schedule and wet-area plans
Metal stud framing
Studs in 1-5/8, 2-1/2, 3-5/8 and 6 inch depths at 16 or 24 inches on center, in 25 to 16 gauge
Wall length divided by spacing plus corners and openings
Track and deflection track
Floor and head track, slotted deflection track at the deck, and bracing for walls over 12 feet
Partition lengths and height thresholds
Ceiling framing and suspended gypsum
Furring channel, hat channel, hanger wire and soffits, bulkheads and coffers
Reflected ceiling plan and soffit details
Insulation and sound batts
Mineral wool and fiberglass batts in rated and acoustic partitions, with sealant and gasket
Wall type schedule
Screws, adhesive and fasteners
Drywall screws by length, stud screws, powder pins to slab and sealant at perimeters
Derived from board square footage
Tape, compound and primer
Paper and mesh tape, setting and all-purpose compound, and skim coat by Level 0 to 5
Finish level per room from specification
Corner bead, trim and control joints
Metal and vinyl corner bead, J-bead, L-bead and expansion joints on long runs
Outside corners and terminations counted per room
Access panels and special items
Fire-rated access doors, recessed light boxes, penetration firestopping coordination
Plans and reflected ceiling plan
Labor by operation
Framing, hanging, taping, sanding and prime at lift-height and floor-level adjusted rates
Production rates per SF by condition
Overview
How a drywall estimate is actually built
Drywall pricing starts with the wall type schedule. Every partition tag on the plans, such as a 3-5/8 inch 20 gauge stud wall with one layer of 5/8 inch Type X each side and sound batt, becomes an assembly with its own board, framing, insulation, fastener and finishing quantities. We measure each partition in linear feet, multiply by height to the deck or ceiling, and deduct openings over a stated size.
Board is carried separately by type: standard 1/2 inch, 5/8 inch Type X for fire ratings, moisture and mold resistant board in wet areas, cement board behind tile, and abuse-resistant panels in corridors. Metal framing is taken in linear feet by gauge and depth, with track, deflection track at the deck and bracing at tall walls. Tape, joint compound and primer follow the finish level required by the specification, from Level 1 above the ceiling to Level 5 under critical lighting.
Labor is split into framing, hanging, taping, sanding and prime, because each crew moves at a different rate. Lift height, ceiling grid versus hard lid, and the number of floors drive those rates far more than the quantity itself.
Estimate types
What type of drywall estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
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Hard-bid drywall package
Complete board, framing, insulation and finishing pricing from the wall type schedule, with every partition tag carried as its own assembly and labor split by operation.
Best for Competitive plan-and-spec bids
Precision±4–5%Turnaround48 hours - 02
Tenant improvement drywall pricing
Assembly-driven pricing for suite build-outs, demising walls and soffits, with allowances for patching and existing-wall tie-ins in occupied space.
Best for Interior fit-out contractors
Precision±5%Turnaround24 hours - 03
Board and stud takeoff only
Sheet counts by size and type and stud footage by gauge with a purchasing list, for crews who price labor from their own production history.
Best for Shops with in-house labor rates
PrecisionQuantities onlyTurnaround24 hours - 04
Multifamily unit-mix pricing
Unit types measured once and multiplied by count, with corridor, stair and demising walls carried separately for rated assemblies.
Best for Apartment and hotel projects
Precision±5%Turnaround48 hours - 05
Change-order validation
Independent quantities for added soffits, wall relocations and rating upgrades tied to the original contract set.
Best for Active projects
Precision±3%TurnaroundSame 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.
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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.
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
- Wall type schedules read tag by tag, so a rated demising wall is never priced as a plain partition.
- Hanging, taping, sanding and primer priced as separate operations because each crew works at a different rate.
- Level of finish taken from the specification room by room, not defaulted to Level 4 across the building.
- Framing carried by gauge and depth, with deflection track and bracing counted where wall heights require them.
- Board waste, sheet length selection and short-wall offcuts applied to reduce overbuying on tall corridors.
- Lift, scaffold and ceiling height premiums applied above 10 feet instead of buried in a flat rate.
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
Marked-up plans
Material procurement list
Labor hours by task
Estimate workbook XLSX
Quantities, unit costs, labor hours and totals organized by CSI division, with subtotals, markups and a bid summary tab.
Marked-up plans PDF
Color-coded takeoff drawings showing exactly where every measured quantity came from.
Material procurement list XLSX
Consolidated material quantities with waste factors applied, ready to send to suppliers for quotes.
Labor hours by task XLSX
Crew-based labor hours and productivity rates so you can check the schedule against the estimate.
Assumptions and exclusions log PDF
Every clarification, allowance and exclusion documented so your proposal scope is defensible.
Bid summary sheet PDF
A proposal-ready one-page summary with overhead, profit, bonds and contingency applied.
On site and on the drawings
The work behind every drywall estimating
Tap any image to open it full screen.
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
“Squares, underlayment, flashing lengths, fastener counts, even the ridge vent. The waste factors were right for the roof pitch. Bid-ready out of the box.”
Greg Lindqvist
Estimator, Summit Roofing Co. · Kansas City, MO
“We feed every lender package through LEEDS. The documentation standard is high enough that underwriting has never asked for a second opinion.”
Sarah McAllister
Director of Preconstruction, Harborline Developments · Tampa, FL
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
Drywall Estimating FAQs
Straight answers on scope, turnaround, pricing and deliverables.
Do you price drywall by the square foot of board or by the wall?
We measure by assembly. Each wall type is priced as a unit with its own framing, board, insulation, fasteners and finishing, then we also report total board square footage by type so your supplier quote and your labor crew can both check our numbers against the plans.
How do you handle the different levels of finish?
We read the finish level from the specification and the room finish schedule. Level 1 above ceilings, Level 4 on typical walls and Level 5 where critical lighting or gloss paint applies are each carried with their own compound, labor and primer quantities.
Are metal studs and track included in the drywall estimate?
Yes. We take off studs by depth and gauge, track, deflection track, bracing and ceiling framing. If framing is subcontracted separately, we deliver it as its own tab so you can carry it or exclude it from your bid.
Do you account for fire-rated and acoustic assemblies?
Rated assemblies are matched to the UL design listed on the wall type schedule, including board layers, stud gauge, insulation and sealant. Acoustic partitions carry batts, resilient channel or double stud framing and perimeter caulk as specified.
How much waste do you add to drywall board?
Waste is applied by condition rather than a single percentage: lower on long open corridors where 12 foot sheets fit, higher on small rooms, angled walls and soffits. The percentage is shown on the workbook so you can adjust it for your crew.
Can you estimate drywall from a partial or schematic set?
Yes. Using partition density per square foot of floor area and the expected wall types, we build a budget with clearly stated assumptions, then refine it into a full assembly takeoff as the wall type schedule and reflected ceiling plans are issued.
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 drywall estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.