Division 08 · Openings
Openings estimated door by door, from frame to hardware set
A door is never just a door. It is a frame in a specific gauge and profile, a leaf with a fire label, a hardware set with hinges, closer, lockset and a threshold, and sometimes an electrified strike that nobody on the bid team priced. Our estimators reconcile door schedules with plans, count every opening, price hardware by set, and measure glazed systems by square foot of vision area.
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Specification sheet
- CSI divisions
- 08 Openings · 07 Thermal & Moisture Protection (sealants)
- Schedules reconciled
- Door, frame, hardware, window and glazing types
- Turnaround
- 24–48 hours (rush available)
- Deliverables
- Excel workbook, color-coded plans, opening-by-opening list
- Standards referenced
- NFPA 80 labels, ANSI/BHMA grades, SDI frames, AAMA and NFRC ratings
- Project sizes
- Tenant suites to 400-opening hospital towers
Scope of takeoff
Openings quantities we take off
Every opening is counted, tagged and priced as a complete assembly of leaf, frame, glass and hardware.
- 01Hollow metal doors and frames16 and 18 gauge steel doors, welded and knock-down frames, borrowed lites and fire-rated labels16 and 18 gauge steel doors, welded and knock-down frames, borrowed lites and fire-rated labelsEADoor and frame schedules reconciled to plan tags
- 02Wood and plastic laminate doorsSolid core, flush and stile-and-rail doors in veneer or laminate, with pre-hung and site-hung optionsSolid core, flush and stile-and-rail doors in veneer or laminate, with pre-hung and site-hung optionsEADoor schedule and finish legend
- 03Aluminum entrances and storefrontFramed storefront, swing and sliding entrances, and automatic operatorsFramed storefront, swing and sliding entrances, and automatic operatorsSF / EAElevations, with mullion footage from sections
- 04Curtain wall and window wallStick and unitized systems with vision glass, spandrel panels and anchors to slab edgeStick and unitized systems with vision glass, spandrel panels and anchors to slab edgeSFBuilding elevations and wall sections
- 05Windows by typeFixed, casement, double-hung, awning and slider units in aluminum, vinyl, wood or fiberglassFixed, casement, double-hung, awning and slider units in aluminum, vinyl, wood or fiberglassEAWindow schedule and elevations
- 06Glass and glazingInsulated, laminated, tempered and low-E units by lite size, plus fire-rated glass in rated openingsInsulated, laminated, tempered and low-E units by lite size, plus fire-rated glass in rated openingsSFGlazing schedule and elevations
- 07Finish hardware setsHinges, closers, locksets, exit devices, stops, kickplates and thresholds per hardware setHinges, closers, locksets, exit devices, stops, kickplates and thresholds per hardware setSET / EAHardware schedule by set number
- 08Specialty doorsOverhead coiling, sectional, sliding fire doors, revolving doors and security grillesOverhead coiling, sectional, sliding fire doors, revolving doors and security grillesEADoor schedule and specialty sections
- 09Access doors and hatchesRoof hatches, ceiling and wall access panels and smoke ventsRoof hatches, ceiling and wall access panels and smoke ventsEAPlans, roof plan and details
- 10Sealants and weatherstrippingPerimeter sealant, backer rod, gasketing, flashing and interior firestopping at rated framesPerimeter sealant, backer rod, gasketing, flashing and interior firestopping at rated framesLFOpening perimeter calculated per type
- 11Electrified and access control hardwareElectric strikes, mortise locks, door position switches, card readers and power suppliesElectric strikes, mortise locks, door position switches, card readers and power suppliesEADoor hardware and security schedules
- 12Installation laborFrame setting, door hanging, glazing and hardware install by opening type and floorFrame setting, door hanging, glazing and hardware install by opening type and floorHRSProduction rates per opening, lift time added
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.
Overview
How an openings estimate gets built
Openings pricing begins with the door schedule, but the schedule is only a starting point. We count every door tag on the plans, compare it with the schedule, and flag the mismatches: the corridor door that appears on three sheets with different frame types, the pair that the schedule lists as single. Each opening is carried by door material, frame type, fire rating, glazing kit and hardware set number.
Hardware is priced by set rather than by piece. Hinges, closers, locksets, exit devices, stops, thresholds, gasketing and electrified components come from the hardware schedule and are checked against ANSI/BHMA grade requirements and fire-label rules. Access control scope is separated so you can carry it with security.
Glazed systems are measured from the elevations: storefront and curtain wall by square foot with mullion footage, windows by type and size, and glass by lite dimension and coating. Sealants, flashing and installation labor are added by perimeter, with lift and crane time for large lites.
Estimate types
What type of openings estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Door, frame and hardware package
Complete Division 08 interior openings with every leaf, frame, glazing kit and hardware set carried by door tag and installation labor.
Accuracy
±4%
Turnaround
48 hours
Best for
Door and hardware suppliers and installers
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.
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.
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
- 01
Door schedules reconciled against plan tags, so conflicts between sheets are flagged before they become change orders.
- 02
Hardware priced by set number with function, finish and ANSI/BHMA grade, not by an allowance per door.
- 03
Fire labels and rated frames tracked per opening so 20, 45 and 90 minute doors are never priced as non-rated leaves.
- 04
Storefront and curtain wall measured from elevations in square feet, with mullion footage and anchor counts from sections.
- 05
Glass quantities carried by lite size, thickness and coating, with large lites flagged for crane or lift time.
- 06
Electrified hardware and access control broken, out so security and electrical scopes are not duplicated or dropped.
- 07
Sealants, flashing and interior firestopping, included for each opening perimeter.
- 08
Opening-by-opening output your supplier can, use as a submittal checklist.
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
“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
“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
FAQ
Openings Estimating FAQs
How do you price door hardware?
Hardware is priced by hardware set from the architect's schedule, with each hinge, closer, lockset, exit device, stop and threshold counted per opening. We note the function, finish and grade, and we mark any set that contains electrified components so you can cross-check against access control.
Do you reconcile the door schedule with the floor plans?
Always. We count door tags on the plans, compare them with the schedule, and list mismatches such as missing tags, wrong frame types or pairs listed as singles. Resolving these early prevents surprises after the submittal stage.
How are storefront and curtain wall quantified?
From the building elevations, we measure area by system type, then count verticals and horizontals from sections to produce mullion footage. Glass is carried separately by lite size and coating, and anchors, sealants and lift or crane time are added by elevation.
Can you estimate window replacement for multifamily projects?
Yes. We count windows by type and size from the schedule or site survey, then price removal, new units, flashing, interior trim and sealant. Unit-type repetition lets us model hundreds of windows quickly and still preserve the per-unit detail you need.
Do your estimates include fire-rated openings?
Rated doors, frames, glazing and hardware are tracked per opening. We reference NFPA 80 requirements for labeled assemblies and carry the price difference for rated leaves, fire-rated glass, closers and gasketing so no corridor door is bid as a standard unit.
Is installation labor included or just materials?
Both are available. A full estimate carries installation hours by opening type and floor, with extra time for heavy glass and rated assemblies. If you only need a supply quantity list for a distributor quote, we deliver that without labor.
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
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Practical guidance on bidding, takeoffs and protecting margin.
Ready for a openings estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.