Construction Cost Estimating & Preconstruction Services
Construction cost estimates for contractors, owners and developers anywhere in the U.S.: conceptual, schematic, design development and bid estimates, independent cost reviews and change order reviews.
Documented Cost Estimating Services
A small error in quantities or labor burden can turn a profitable job into a loss, and an unrealistic budget can stall a project for an owner. F&K Estimatings prepares construction cost estimates for contractors, owners and developers, at whatever design stage the project is in.
Our estimators measure in PlanSwift and Bluebeam Revu and price with localized RSMeans-based cost data or your own rates, so every number traces back to a marked-up drawing.
From conceptual budgets during schematic design to bid-day subcontractor leveling, each estimate states its level of detail, allowances and assumptions. See estimate pricing.
Scope, price, and delivery are confirmed after reviewing the project documents and requested deliverables.
Contractors & Builders We Serve
Our preconstruction deliverables are tailored to the exact financial requirements of industry stakeholders:
General Contractors
Requiring competitive hard-bid estimates, GMP preconstruction budgets, and trade bid leveling.
Trade Subcontractors
Seeking accurate single-trade material piece-counts and localized installation labor hours.
Real Estate Developers
Developing pro-forma feasibility cost models and bank construction loan draw budgets.
Architects & Engineers
Validating design phase budgets against client target construction values.
Construction Managers
Managing trade buyouts, cost control work breakdown structures, and budget variance tracking.
Comprehensive Scope Coverage
We provide full digital quantification across all related CSI MasterFormat divisions:
Detailed quantification across CSI MasterFormat divisions with material, labor, and equipment cost breakdowns.
Early-stage cost models based on square footage, historical assemblies, and owner target capital constraints.
Comparing sub-tier bids on bid day to uncover uncoordinated omissions, exclusions, and pricing anomalies.
Pricing alternative materials and construction methods so you can compare options against the budget.
Auditing contractor change order requests (CORs), time-and-material logs, and schedule delay impacts.
Comparing AIA G702/G703 pay applications and pro-forma budgets with the estimate, from the documents provided.
Deliverables Included in Every Takeoff Package
Color-Coded PDF Markups
High-resolution drawing sheets with every line item, area polygon, and linear foot color-coded in Bluebeam.
Itemized CSI Excel Schedules
Spreadsheets broken down by CSI MasterFormat with dynamic formulas, labor rates, and waste allowances.
RSMeans Localized Labor Burdens
Cost adjustments mapped to your exact project ZIP code for localized wage rates and material price shifts.
Pre-Bid RFI & Scope Gap Audit
Constructability review identifying missing architectural-structural coordination points and plan conflicts.
Which cost estimate do I need at each design stage?
Owners, developers and designers need different levels of detail as a project moves from idea to bid. Contractors bidding a finished set usually want a construction estimate; quantities only is a quantity takeoff.
Conceptual / order-of-magnitude budget
- Early feasibility and pro-forma budgets
- Cost per square foot by building type
- Allowances listed for undefined scope
- Useful before drawings exist
Schematic design (SD) estimate
- Assembly-level pricing from schematic drawings
- Major systems: structure, envelope, MEP
- Design options compared side by side
- Contingency shown separately
Design development (DD) estimate
- Measured quantities for defined systems
- Remaining allowances narrowed
- Budget checked against the owner target
- Input for value engineering
Construction documents (CD) / bid estimate
- Full takeoff by CSI MasterFormat division
- Labor, material and equipment pricing
- General conditions, overhead and profit
- Subcontractor bid leveling on request
Independent cost review
- Review of a contractor's estimate or GMP
- Quantities spot-checked against drawings
- Unit prices compared with cost data
- Written list of questions and gaps
Change order review
- Change order requests checked against documents
- Quantities and unit prices reviewed
- Time-and-material logs compared with scope
- Summary for negotiation
What will I receive, and which files can I send?
- Excel estimate by CSI MasterFormat division with editable unit costs
- Color-coded PDF markups for measured quantities
- Summary sheet: direct costs, general conditions, overhead and profit
- Allowances and contingency listed separately
- Assumptions, exclusions and pricing date
You send: PDF drawing sets (vector preferred), scanned PDFs, CAD or Revit files on request, specifications and addenda, or a Dropbox / Google Drive / OneDrive link. Tell us the trades, the project ZIP code and your bid date.
You get back: an Excel (.xlsx) workbook and marked-up PDF drawings. Ask if you need another format.
Quote: a written quote with the fee and delivery date, usually the same business day. Standard turnaround is 24–48 hours for a single trade; 2–5 business days for multi-trade or large projects.
Download Sample Cost Estimates
See how we structure direct labor, material, equipment, General Conditions, overhead, profit and contingency.
Concrete Takeoff Sample
Footings, stem walls, 5" slab-on-grade, rebar by bar size with laps, formwork SFCA, CY with waste
Electrical Takeoff Sample
Panel & circuit schedule, conduit LF by size, wire LF by gauge, devices, fixtures, labor units
Drywall & Framing Takeoff Sample
Metal stud partitions by type and height, board sheets, tape & mud, corner bead, ACT ceilings
Residential Construction Estimate Sample
Whole-house estimate by CSI division with general conditions, overhead, profit and contingency
Which related trades and services should I look at?
Sample CSI MasterFormat Cost Quantification Schedule
General conditions, structural concrete, framing steel, interior drywall, and electrical distribution:
| Material / Scope Item | Base Qty | Unit | Waste / Lap Factor | Estimator Note |
|---|---|---|---|---|
| Division 01 00 00 - General Requirements & Field Operations | 1 | LS | N/A | Includes site superintendent, temporary power, dumpster pulls, and safety |
| Division 03 30 00 - Cast-in-Place Concrete Footings & Slab-on-Grade | 1,250 | CY | 7% Pump Loss | Includes 4000 PSI ready-mix, formwork SFCA, and rebar tonnage |
| Division 05 12 00 - Structural Steel Framing Beams & Columns (A992) | 54.2 | TONS | N/A | Includes shop primer, connection hardware, and erection crane hours |
| Division 09 22 16 - Cold-Formed Metal Framing & 5/8in Type X Drywall | 48,000 | SF | 10% Cut Off | Includes deflection tracks, acoustic sealants, and Level 4 finish |
| Division 26 00 00 - Commercial Electrical Service & Branch Distribution | 1 | LS | N/A | Quantified with localized NECA labor hours and switchgear schedules |
Software Digitizers & Standards Applied
| Software / Tool | Engineering Purpose | Compliance Standard |
|---|---|---|
| PlanSwift Pro | Digitized linear, count, and area takeoff quantification | Industry Benchmark |
| Bluebeam Revu | Vector drawing markup, multi-discipline overlay & RFI logging | CSI MasterFormat |
| RSMeans Online | Localized quarterly labor and material pricing indexing | ZIP Code Calibrated |
| AutoCAD & Revit BIM | 3D model quantification and CAD layer geometry verification | AACE International |
| FastPIPE & FastDUCT | Specialized MEP piping, ductwork and equipment mapping | SMACNA / ASHRAE |
Estimated Pricing & Delivery Timelines
| Scope / Project Type | Average Turnaround | Estimated Rate |
|---|---|---|
| Residential construction estimate | 2–3 business days | $250 – $450 |
| Commercial preconstruction package | 2–4 business days | $450 – $1,200 |
| Industrial & heavy civil takeoff | 3–5 business days | $1,000 – $3,500+ |
| Dedicated estimator retainer | Priority queue | $1,800 – $3,000 / month |
* Exact rates and delivery dates depend on the drawings, scope, and deadline. Request a written quote.
Frequently Asked Questions
What is included in a construction cost estimate?
A cost estimate includes measured quantities, labor, material and equipment costs, general conditions (Division 01), and overhead and profit shown separately, organized by CSI MasterFormat, with color-coded PDF markups and a list of assumptions and exclusions.
Which estimate types do you prepare?
Conceptual (order-of-magnitude) budgets, schematic design (SD) estimates, design development (DD) estimates, construction document (CD) or bid estimates, independent reviews of a contractor's estimate, and change order reviews. The type is agreed in the quote so you know how detailed it will be.
Can cost estimates be prepared from conceptual or schematic drawings?
Yes. Early estimates use square-foot and assembly-level pricing with clearly stated allowances. They are less detailed than a CD estimate, and the allowances are listed so they can be replaced as the design develops.
What is the difference between direct and indirect construction costs?
Direct costs are tied to the physical work: concrete, lumber, wire and the crews that install them. Indirect costs (Division 01 general conditions) cover supervision, temporary utilities, dumpsters, insurance, bonds, permits and site safety.
Do you review contractor estimates or change orders for owners?
Yes. We can compare a contractor's estimate or change order request with the drawings, check quantities and unit prices, and list the questions to ask. We work from the documents provided; we do not visit the site.
How much does a cost estimate cost?
A residential construction estimate is typically $250 – $450 and a commercial preconstruction package is $450 – $1,200. Industrial and heavy civil work is $1,000 – $3,500+. Conceptual budgets and reviews are quoted per project; you receive a written quote with the fee and delivery date, usually the same business day.
Do your cost estimates include overhead and profit?
Hard costs are shown separately from overhead and profit. We apply the markup, bond and contingency percentages you give us, or leave them as editable lines for you to set.
What is your typical turnaround time for a cost estimate?
Standard turnaround is 24–48 hours for a single trade; 2–5 business days for multi-trade or large projects. A residential estimate is typically 2–3 business days and a commercial package 2–4 business days; the delivery date is confirmed in the quote.
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Send your plans for an itemized flat-rate proposal.
Direct Estimator Support
All CSI Trades & Scopes
Large Blueprint Sets?
Contact us to agree on a suitable transfer method for large or confidential plan files.
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