Division 06 · Lumber lists
Lumber takeoffs your yard can quote without a single callback
A lumber list is only useful if the yard can price it as written. We count every stud, plate, header, joist, rafter and sheet from the framing plans and sections, group pieces by dimension and stock length, and convert to board feet where your supplier quotes that way. Waste is applied by component, not as one blanket percentage, and engineered lumber, trusses and hangers are listed separately so the LVL and truss quotes can come back from the right vendor.
- 5.0 Google
- 4.9 Trustpilot
- 4.9 Clutch
piece-count variance against framing crew pulls on lumber lists
24–48 hours
Typical turnaround
06
CSI divisions
XLSX · PDF
You receive
Overview
What a lumber takeoff counts, and how it is organized
A lumber takeoff converts the framing plans, wall sections and roof framing sheets into a purchasable material list.
Walls are measured in linear feet by height, then broken into studs at 16 or 24 inches on center, bottom plates, double top plates, corners, partition backers, cripples, trimmers, king studs and headers sized to each opening. Floor systems are counted as joists by span and spacing, rim board, blocking and subfloor sheets. Roofs are counted as rafters, ridge, hips, valleys, collar ties and sheathing or as a truss schedule when the plans call for trusses. Each piece lands in the list by dimension, grade, species and stock length so the yard can quote it directly.
Length selection is where most lumber lists go wrong. A 9-foot wall needs 104-5/8 inch precut studs, not 10-footers cut down on site, and a 14-foot joist span is cheaper on 16-foot stock than on two 8-footers with a splice the inspector will reject. We assign every piece to the stock length that minimizes offcut, convert dimensional lumber to board feet when your supplier prices that way, and keep sheet goods in full 4x8 sheets with a count of partial sheets that can be reused. Waste factors are applied by component: around 10 percent on plates and joists, 12 to 15 percent on studs and blocking where short cuts accumulate, and 10 percent on sheathing.
Engineered wood and trusses are kept on their own tabs because they are quoted by different vendors on different lead times. LVL beams and headers are listed by depth, ply count and length, I-joists by series, depth and length with web stiffeners and blocking panels, and rim board by thickness. Roof and floor trusses are scheduled each by mark, span, pitch and bearing condition so the truss plant can bid without redrawing the roof. Hangers, straps and hold-downs are counted from the framing details and connector schedule. The result is a list the yard, the truss plant and the EWP supplier can each quote on the same day the drawings arrive.
Lumber quantities we list
Counted from framing plans, sections and details, grouped by dimension and stock length.
Wall studsEA
2x4 and 2x6 studs at 16 or 24 inches on center, with precut lengths for 8, 9 and 10 foot walls
PlatesLF / EA
Bottom plates, double top plates and pressure-treated sill plates by wall length
Headers, trimmers and kingsEA
Headers sized per IRC span tables or structural plans, jack and king studs per opening
Floor joists and rimEA / LF
2x10, 2x12 or I-joists by span and spacing, rim board, bridging and blocking
Beams and engineered lumberEA
LVL, PSL and glulam beams and headers by depth, ply and length
Rafters, ridge and roof framingEA
Common, hip, valley and jack rafters, ridge board, collar ties and outlookers
Roof and floor trussesEA
Scheduled by mark, span, pitch and bearing for the truss plant
Wall and roof sheathingSHT / SF
OSB and plywood by thickness, integrated-WRB panels, with partial-sheet reuse
SubfloorSHT
Tongue-and-groove OSB or plywood by thickness, subfloor adhesive tubes
Blocking, fire blocking and bracingLF
Mid-wall blocking, fire blocking at plates, let-in and metal bracing
Connectors and fastenersEA / LBS
Joist hangers, hurricane ties, straps, hold-downs, anchor bolts and nails by pound
Waste and board-feet summaryBF / %
Component-level waste factors and board-feet totals by dimension
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.
Then step 2
- 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.
Then step 3
- 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.
Then step 4
- 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.
Bid-ready
Estimate types
What type of lumber takeoff can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
- 01
Yard-ready lumber list
Every piece by dimension, grade and stock length with component waste applied, formatted so your lumber yard can return a quote without reinterpreting it.
Best for Framers and home builders
Precision±3% piece countTurnaround24 hours - 02
Priced lumber package
The full list priced against current yard quotes or regional lumber indexes, with a board-feet summary and separate EWP and truss allowances for budgeting.
Best for Builders setting budgets before quotes arrive
Precision±5%Turnaround24–48 hours - 03
Engineered lumber and truss schedule
LVL, PSL, I-joist and truss schedules by mark, span and bearing, ready to send to the EWP supplier and truss plant for design and pricing.
Best for Projects with EWP-heavy floor and roof systems
PrecisionQuantities onlyTurnaround24 hours - 04
Multifamily lumber takeoff by building
Lumber lists per building and per floor for wood-frame apartments and townhomes, with repeat-unit counts and per-building delivery breakdowns.
Best for Multifamily framers and general contractors
Precision±4%Turnaround48–72 hours - 05
Addition and remodel lumber list
Framing material for additions, dormers, garage conversions and structural repairs, including ledger, sister joists and temporary shoring material.
Best for Remodelers
PrecisionQuantities onlyTurnaroundSame day to 24 hours
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.
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.
Precut stud lengths, plate stock and joist, lengths chosen to minimize offcut rather than defaulting everything to 8 and 16 foot pieces.
Waste factors applied per component, so studs and blocking carry more than plates and sheathing instead of one flat percentage.
Engineered lumber, trusses and connectors, kept on separate tabs because they come from different vendors on different lead times.
Board feet, piece counts and sheet counts, all in one workbook, so you can quote the yard in whichever unit they use.
Headers, trimmers and king studs derived, from the door and window schedule, not an allowance per opening.
Fire blocking, draft stopping and bracing, counted from IRC locations rather than left for the crew to discover.
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
Lumber Takeoff FAQs
Straight answers on scope, turnaround, pricing and deliverables.
Do you deliver lumber lists in board feet or piece counts?
Both. Each dimension and length appears as a piece count with a board-feet conversion beside it, and sheet goods are listed by sheet with square footage. Some yards quote dimensional lumber per thousand board feet while others price per piece, so the workbook lets you send either format without rework.
What waste factors do you apply to framing lumber?
Waste is set per component rather than as one number for the whole job. Plates, joists and rafters typically carry 10 percent, studs and blocking 12 to 15 percent because short offcuts pile up, and sheathing about 10 percent with partial sheets tracked for reuse. Trusses and engineered beams carry no waste since they are made to length. Every factor is visible in the workbook and can be changed to match your crew's history.
Can you take off lumber from architectural plans without a structural set?
Yes, and most residential sets arrive that way. We size headers and joists from the IRC span tables for the species and grade common in your market, note every assumption in the log, and flag beams that will need an engineer's sizing. When the structural sheets or the EWP supplier's layout arrive later, we reconcile the list in a revision rather than starting over.
How do you handle trusses and engineered lumber on the list?
They sit on their own tabs. Trusses are scheduled by mark, span, pitch, heel height and bearing so the truss plant can design and price them, and I-joists, LVL and rim board are listed by series, depth and length. Hangers and web stiffeners that go with them are counted too. That way the yard quotes commodity lumber while the EWP and truss vendors quote their scope in parallel.
Will the list be split by floor or delivery for staging?
If you ask for it, yes. For two-story homes and multifamily buildings we break the list into deliveries that match how framing crews actually work: sill and first-floor deck, first-floor walls, second-floor deck, second-floor walls, then roof. Each drop has its own piece counts and sheet counts so the yard can stage loads and your crew is not digging through a single pile for rafters.
How fast can I get a lumber takeoff back?
A typical single-family home with a full set of framing plans is returned within 24 hours. Garages, ADUs and additions are often same day. Wood-frame multifamily with several building types runs 48 to 72 hours depending on how many unique buildings there are. If you need pricing attached we add a day for yard quotes to come back.
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 lumber takeoff quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.