Division 07 · Building Envelope
One estimate for the whole envelope, from the air barrier to the last sealant joint
Division 07 is where scope gaps hide. The air barrier sub stops at the window rough opening, the glazier starts at the frame, and nobody priced the transition membrane in between. We estimate thermal and moisture protection as a single envelope system: square feet of air and vapor barrier and weather-resistive barrier by wall type, linear feet of flashing and sealant by joint profile, expansion joint assemblies by movement class, continuous insulation by R-value, and every interface with roofing, openings and cladding mapped so the scope is continuous and the bid is complete.
0.40cfm/sf at 75 Pa, the whole-building air leakage limit envelope specs test against under IECC
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Overview
What thermal and moisture protection estimating covers
Division 07 of CSI MasterFormat spans every system that keeps heat, air and water where they belong: dampproofing and waterproofing, thermal insulation, weather and air barriers, roofing, flashing and sheet metal, roof specialties, fire and smoke protection, joint protection and expansion control. Most contractors buy these from five or six different subcontractors, which is exactly why the transitions get missed. Our thermal and moisture protection estimates treat the envelope as one continuous assembly, measuring each system by its own unit while tracking where every system meets the next one on the wall sections, roof edge details and window head, jamb and sill details.
Air and vapor barriers are measured in square feet of net wall area by wall type, with fluid-applied, self-adhered and mechanically fastened sheet products priced separately because their coverage, primer and labor differ. Transition membranes at rough openings, through-wall flashing at shelf angles and lintels, and sheet metal flashing at parapets and roof-to-wall conditions are measured in linear feet from the elevations and details. Sealants are taken off by joint, with the width and depth from the joint schedule driving gallons of sealant and linear feet of backer rod, and separated into silicone, polyurethane and hybrid chemistries where the specification assigns them to different substrates.
Continuous insulation is quantified by R-value and thickness against the energy code the project is permitted under, with mineral wool, polyiso and XPS tracked separately for cost and for the fastener and clip systems each one needs through the cladding attachment. Expansion joint assemblies are counted by movement class, location and fire rating from the structural joint plan. Where the specification calls for building envelope commissioning, we carry mock-up construction, ASTM E1186 air leakage site testing and ASTM E1105 water testing as line items. The deliverable is a single Division 07 workbook that a general contractor can split across subcontracts without losing the transitions.
Scope of takeoff
Division 07 quantities we take off
Each envelope system measured by its own unit from wall sections, elevations and details, with every transition mapped between systems.
- 01Air and vapor barriersFluid-applied, self-adhered and mechanically fastened membranes by wall type, with primer and transition stripsFluid-applied, self-adhered and mechanically fastened membranes by wall type, with primer and transition stripsSFNet wall area by wall type from elevations, openings deducted
- 02Weather-resistive barriersBuilding wrap, drainable housewrap and rainscreen furring by wall type with tape, fasteners and lapsBuilding wrap, drainable housewrap and rainscreen furring by wall type with tape, fasteners and lapsSFGross wall area with lap and detailing waste
- 03Through-wall and sheet metal flashingThrough-wall flashing at shelf angles and lintels, drip edges, parapet caps, counterflashing and end damsThrough-wall flashing at shelf angles and lintels, drip edges, parapet caps, counterflashing and end damsLFElevations and masonry or panel details
- 04Opening transitionsHead, jamb and sill flashing, pan flashing, transition membranes and air seal at every window and doorHead, jamb and sill flashing, pan flashing, transition membranes and air seal at every window and doorEA / LFDoor and window schedule times perimeter per opening
- 05Joint sealants and backer rodSilicone, polyurethane and hybrid sealants by joint width and depth, with backer rod and primerSilicone, polyurethane and hybrid sealants by joint width and depth, with backer rod and primerLF / GALJoint schedule applied to control, perimeter and panel joints on elevations
- 06Expansion joint assembliesFloor, wall, roof and seismic expansion joint covers by movement class and fire ratingFloor, wall, roof and seismic expansion joint covers by movement class and fire ratingLFStructural joint plan and manufacturer schedules
- 07Continuous insulationMineral wool, polyiso and XPS by R-value and thickness, with clips, fasteners and furringMineral wool, polyiso and XPS by R-value and thickness, with clips, fasteners and furringSFWall area by assembly against the energy code requirement
- 08Roofing and roof specialties interfaceRoof edge, coping, scuppers, curbs, walkway pads and the tie-in between roofing and wall systemsRoof edge, coping, scuppers, curbs, walkway pads and the tie-in between roofing and wall systemsLF / EARoof plan and roof-to-wall details
- 09Dampproofing and waterproofingFoundation dampproofing, below-grade membranes, drainage board and plaza systems as part of the envelope packageFoundation dampproofing, below-grade membranes, drainage board and plaza systems as part of the envelope packageSFFoundation sections and plaza details
- 10Fire and smoke protection at the envelopePerimeter fire containment at edge of slab, firestopping at envelope penetrations and smoke sealsPerimeter fire containment at edge of slab, firestopping at envelope penetrations and smoke sealsLF / EALife safety plan and curtain wall sections
- 11Mock-ups and envelope testingPerformance mock-ups, ASTM E1186 air leakage and ASTM E1105 water testing, commissioning supportPerformance mock-ups, ASTM E1186 air leakage and ASTM E1105 water testing, commissioning supportEA / LSSpecification section and commissioning plan
- 12Labor by envelope systemHours by system and elevation, with swing stage, mast climber or lift access by wall heightHours by system and elevation, with swing stage, mast climber or lift access by wall heightHRSProductivity by product and access condition
Estimate types
What type of thermal & moisture protection estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Full Division 07 envelope estimate
Every thermal and moisture protection section measured as one continuous scope, with transitions mapped and each system priced on its own tab for subcontract buyout.
Accuracy
±5%
Turnaround
48–72 hours
Best for
General contractors and construction managers
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.
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.
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
The envelope is estimated as one continuous system, with every transition between scopes identified on the details.
Air barrier area taken net of openings by wall type, with transition membrane at every rough opening added back in linear feet.
Sealant joints quantified by width and depth from the joint schedule, so gallons and backer rod are real quantities.
Continuous insulation checked against the, IECC or ASHRAE 90.1 requirement the project is permitted under, with alternates flagged.
Expansion joints counted by movement class and fire rating, not as a single allowance per floor.
Mock-ups, field air and water testing and, commissioning support carried as line items when the spec requires them.
A single Division 07 workbook with tabs that, align to how you will buy the work from subcontractors.
48 to 72 hour turnaround on complete envelope packages, 24 hours on sealant or barrier-only scopes.
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.
Project types
Project types we estimate
The same measured-twice standard applies whether the scope is a tenant improvement or a ground-up campus.
FAQ
Thermal & Moisture Protection Estimating FAQs
Why estimate all of Division 07 together instead of trade by trade?
Because the failures happen at the transitions. When the air barrier, roofing, glazing and sealant scopes are priced separately, the transition membrane at the window, the tie-in at the roof edge and the sealant at the panel joint fall between subcontracts. A single Division 07 estimate maps those interfaces, prices them once, and still gives you separate tabs for buyout.
How do you measure air barrier area?
Net wall area by wall type, measured from the elevations with window and door openings deducted, then the transition membrane and air seal at every rough opening added back as linear feet per opening from the door and window schedules. Fluid-applied, self-adhered and sheet products are kept separate because coverage rates, primer and labor productivity differ substantially.
How are sealant joints quantified?
By joint, not by building. We read the joint schedule or details for the width and depth of each joint type, measure linear feet of control joints, perimeter joints at openings, panel joints and dissimilar material joints on the elevations, and calculate gallons of sealant and linear feet of backer rod for each. Silicone, polyurethane and hybrid products are separated wherever the specification assigns them to different substrates.
Do you check continuous insulation against the energy code?
Yes. We identify the energy code the project is permitted under, usually a version of the IECC or ASHRAE 90.1, and compare the drawn continuous insulation R-value and thickness by wall assembly against the prescriptive requirement for the climate zone. Where the drawings fall short or exceed it, we flag the discrepancy and price an alternate so the design team can resolve it before bid.
What envelope testing and commissioning costs do you include?
When the specification includes building envelope commissioning or field testing, we carry line items for performance mock-ups, ASTM E1186 or E783 air leakage testing at openings, ASTM E1105 water spray testing, whole-building air leakage testing where required, and the contractor's time supporting the commissioning agent. Each item is identified so you can confirm who holds it in the subcontracts.
How long does a full Division 07 estimate take?
A complete thermal and moisture protection package on a mid-size commercial building is usually delivered in 48 to 72 hours, because it touches wall sections, roof details, opening details and the joint schedule. Single-system scopes such as sealants only or air barrier only are typically returned within 24 hours, and we confirm the date when the drawings arrive.
Related
Related estimating services
Most projects need more than one trade. Bundle them into a single upload and we price the whole scope together.
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Ready for a thermal & moisture protection estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.