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Residential estimating

Residential estimating

Single-family builds, custom villas, multi-family blocks, remodels, conversions and interior fit-out.

Get a fixed quoteSee a sample estimate
How we approach it

Homes, villas & apartments

Two houses of identical square footage can differ by thirty per cent once the finish schedule is priced properly. So finishes get measured room by room and level by level, not smoothed into a rate per square foot.

On remodels, demolition, temporary protection and making-good are separate lines. Those three are the most common omissions in a cheap estimate and the most common change orders afterwards.

Packages we produce

Single-family new buildCustom villasApartment / multi-familyRemodels & extensionsLoft & garage conversionsInterior fit-outADU / annexeLender draw schedules

What we look for specifically

Averaged finishes, missing demolition, waste factors applied inconsistently between trades, and tight urban sites priced as if access were free.

Typical scope coverage

Residential

  • Excavation, footings, grade beams and slab
  • Framing by member: posts, headers, beams, joists, sheathing
  • Roofing, cladding, insulation and weatherproofing
  • Window and door schedule with openings counted
  • Plumbing, electrical and HVAC rough and trim
  • Drywall, paint, tile and floor finishes by room
  • Millwork, cabinetry and appliance allowances
  • Site works, driveways, decking and landscaping
Trades in this sector

The packages residential bids usually turn on.

Each one has its own page covering how that trade is measured, the units it is measured in, and the errors we look for.

Division 03

Concrete

Footings, slabs, walls, grade beams, reinforcement and formwork, measured by system and location rather than as one running volume.

Division 06

Framing & carpentry

Studs, plates, headers, beams, joists, trusses and sheathing measured by member, with the piece counts a lumber yard can quote from.

Division 07

Roofing

Shingle, membrane, metal and built-up systems measured on the slope, with every layer of the assembly counted as its own line.

Division 09

Drywall & metal stud

Measured against the partition schedule, so board layers, stud gauge, insulation and finish level are priced per wall type rather than averaged.

Division 22

Plumbing

Fixtures counted by type, piping measured by line size and material, with valves, carriers, hangers and insulation as their own lines.

Division 26

Electrical

Devices and fixtures counted on the sheet in colour, conduit and conductor measured by run, gear taken from the one-line.

Division 09

Flooring & tile

Measured room by room against the finish schedule, with underlayment, transitions, base and setting materials counted as their own lines.

Division 06

Millwork & casework

Base and upper cabinets, vanities, countertops, shelving and trim measured by linear foot and unit, priced against the actual finish schedule.

Residential questions

What contractors ask us first.

Yes, and remodels get demolition, temporary protection and making-good as explicit lines rather than folded into a rate. Those three are the most common omissions in a cheap remodel estimate and the most common change orders afterwards.

Yes. The same estimate can be reported against a draw schedule so each stage carries its own value, which is what a lender needs to release funds.

Room by room against the finish schedule. Two houses of identical square footage can differ by thirty per cent once finishes are priced properly, so averaging across the floor area hides most of the money.

Send us a residential package.

A fixed fee, a firm delivery date and a written scope statement, usually back the same working day.

Request a fixed quoteBrowse by trade

Fixed project fees · Written scope before work starts · Unlimited revisions within scope