Lumber Takeoff & Framing Estimating
Complete lumber takeoffs for wood-framed homes, multifamily and light commercial buildings, with studs, plates, headers, joists, trusses, sheathing and hardware counted piece by piece and delivered in 24–48 hours.
A lumber list your yard can quote from.
Lumber takeoff services from NYNMO Estimating give framing contractors, homebuilders and lumber yards a piece-by-piece material list for the wood structure of a building. Our estimators measure every wall line, floor and roof from your architectural and structural drawings, then count studs, plates, headers, joists, rafters, sheathing and hardware by size and length, so you can send the list straight to your supplier for pricing.
Framing is where a vague estimate costs real money. A wall measured in linear feet does not tell you how many studs sit at corners, intersections and openings, how many headers you need, or how much blocking the fire and shear details call for. Our takeoffs follow the way framers actually build, wall by wall and floor by floor, so the material on the list matches the material on the truck.
How we build a lumber takeoff
We review the floor plans, framing plans, sections, shear wall schedules and structural notes to confirm stud spacing, plate heights, header sizes and hold-down requirements. Wall lines are then measured in PlanSwift and Bluebeam, studs are counted at the specified spacing with extras at corners, openings and intersections, and floor and roof members are counted from the framing layout or truss drawings. Sheathing is calculated by sheet, hardware is listed by type, and material and labor are priced at your regional rates.
Wood framing we take off.
From a single addition to a four-story podium building, each framing system is listed separately so you can price or order it your way.
Wall framing
Exterior and interior walls with studs, top and bottom plates, cripples, kings, jacks and blocking at the specified spacing.
Floor systems
Dimensional and engineered joists, rim board, beams, posts, subfloor sheathing and squash blocks.
Roof framing
Rafters, ceiling joists, ridge and hip members, or truss counts by type from the truss layout.
Sheathing
Wall, floor and roof sheathing by sheet type and thickness, with shear wall areas identified.
Hardware
Joist hangers, hurricane ties, straps, hold-downs, anchor bolts and fasteners from the structural schedules.
Finish carpentry
Exterior trim, fascia, soffit framing and backing for cabinets and fixtures, when included in your scope.
Framing estimates for every wood-framed project.
Single-familyCustom homes, additions and production plans
For residential builders we take off custom homes, additions, ADUs and production plans. Takeoffs can be split by elevation or option, so you can price a bonus room or covered patio separately from the base plan.
Multifamily & light commercialApartments, podiums and mixed-use
For multifamily and light commercial projects we cover wood-framed apartments, podium buildings, townhomes, senior living and small retail, organized by building, level and unit type so framing crews can be scheduled floor by floor.
Framing material that is easy to miss.
Most framing takeoffs come up short on the details rather than the walls. We list these items separately so they make it into your number:
- Extra studs at corners, wall intersections, openings and point loads.
- Blocking for fire separation, shear walls, cabinets, grab bars and fixtures.
- Shear wall sheathing and nailing, which changes material and labor compared with standard walls.
- Hold-downs, straps and anchor bolts called out in the structural schedules.
- Beam pockets, flush beams and posts that only appear on the structural sheets.
Waste allowances are shown by material type, so you can adjust them to match your crews and supplier.
Three steps from plans to a priced bid.
Send your plans
Upload your drawings, specifications and bid date, and tell us which framing scope you need priced.
We take off and price
Our estimators measure every framing item from the plans and price material and labor at current rates for your region.
Review and bid
You receive the Excel estimate and marked-up plans, ask for any changes, and submit your bid with confidence.
Built for the people who bid framing.
Our lumber takeoffs fit framers, builders and suppliers who need an accurate wood package fast.
Framing contractors
Bid more framing packages and price labor from real piece counts.
Homebuilders
Get a material list for each plan and option before you release a lot.
Lumber yards
Quote packages accurately and win more builder accounts.
General contractors
Check framing bids and carry a reliable wood package budget.
Why builders outsource lumber takeoffs.
A complete lumber takeoff for a large home or a multifamily building can take a full day or more by hand, and lumber prices move fast enough that a slow quote can cost you the job. Outsourcing gives you a detailed list in a day or two, so you can lock pricing with your supplier sooner.
Framing ties into several other trades, so many clients add our drywall, roofing and insulation estimates on the same project. Builders with steady volume often work with a dedicated estimator who learns their plans and options.
Common questions about lumber takeoffs.
Answers to the questions contractors ask most before ordering an estimate.
What is included in a lumber takeoff?
A lumber takeoff lists every framing member by size and length, including studs, plates, headers, beams, joists, rafters or trusses, blocking and sheathing, plus framing hardware from the structural schedules.
Do you count studs individually?
Yes. Studs are counted at the specified spacing for each wall line, with additional studs added at corners, intersections and openings, rather than estimated from a linear-foot factor.
Can you take off trusses?
If truss drawings are available, we count trusses by type. If not, we list roof framing from the plans and note that truss quantities should be confirmed with the truss supplier.
Do you include framing labor?
Yes, we can price framing labor by floor, by square foot or by assembly. If you price your own labor, we deliver material quantities only.
How long does a lumber takeoff take?
Most lumber takeoffs are delivered within 24 to 48 hours of receiving complete plans, and larger multifamily projects may take longer.
How much does a lumber takeoff cost?
Lumber takeoffs are priced per project based on size and complexity, with a flat quote before work starts. Send your plans for a free quote.
Have a framing project to estimate?
Tell us about the project and we will reply within one business day with a flat price and turnaround. You can also email your plans to info@nynmoestimating.com.