Thermal & Moisture Protection estimating & takeoff services
Roofing, insulation, waterproofing and sealant takeoffs measured from roof plans, wall sections and details, with every assembly layer carried as its own line.
How we estimate roofing and envelope
Division 07 is layered work, and the estimate has to be layered too. A roof is not a square-foot number. It is deck prep, vapor retarder, insulation by layer and thickness, tapered systems by average thickness, cover board, membrane, flashing by linear foot, and accessories by count. We measure each one.
Below-grade waterproofing, wall insulation, air and vapor barriers, fireproofing, firestopping, siding, metal panels, gutters and sealants are measured from the wall sections and details, so the envelope estimate is complete rather than a roofing number with an allowance underneath it.
- Drawings used
- A-110 roof plan, A-300 wall sections, A-510 roof details, A-520 flashing details, Spec 07 20 00 / 07 50 00 / 07 60 00 / 07 90 00
- Reported in
- SQ · SF · LF · BF · EA
- Format
- Editable Excel workbook, division tab with sheet references; PDF summary; written exclusions and assumptions.
- Turnaround
- Confirmed after we review the set and the project date.
Excluded by default
- Rooftop equipment curbs furnished by mechanical (coordinate)
- Wood blocking and nailers (Division 06)
- Roof deck repairs or replacement
- Lightning protection
- Snow retention and fall protection anchors unless detailed
- Warranty inspections beyond manufacturer standard
Line items in a roofing and envelope takeoff
Every group below is a separate section of the workbook. Units shown are the units the estimate reports in.
Low-slope roofing
SQ · SF · LF- Membrane by type: TPO, EPDM, mod-bit, PVCSQ / SF
- Attachment: adhered, mechanically fastened, ballastedSF
- Base flashing at walls and curbsLF
- Parapet cap and copingLF
- Walkway padsSF
- Roof drains, scuppers and overflowsEA
Roof insulation
SF · BF- Flat polyiso by layer and thicknessSF
- Tapered insulation by average thicknessSF / BF
- Crickets and saddlesEA / BF
- Cover board by typeSF
- Vapor retarderSF
- Fastening pattern by wind zoneallowance
Steep-slope roofing
SQ · LF- Shingles, tile, slate or metal by typeSQ
- Underlayment and ice-and-water shieldSQ / SF
- Ridge, hip and starterLF
- Valley flashing and step flashingLF
- Roof vents and penetration bootsEA
- Gutters and downspoutsLF
Wall insulation & barriers
SF- Batt insulation by R-valueSF
- Rigid continuous insulationSF
- Spray foam by depthSF / BF
- Air and weather-resistive barrierSF
- Vapor retarderSF
- Sound attenuation battsSF
Waterproofing & damproofing
SF · LF- Below-grade sheet or fluid waterproofingSF
- Drainage board and protection courseSF
- DamproofingSF
- Plaza deck and split-slab waterproofingSF
- Bentonite panelsSF
- Termination bar and sealantLF
Fire, sealants & cladding
SF · LF · EA- Spray fireproofing by hour ratingSF
- Firestopping at penetrations and jointsEA / LF
- Joint sealants by location and typeLF
- Metal wall panels and sidingSF
- Soffit and fasciaSF / LF
- Expansion joint coversLF
A roofing and envelope takeoff, as delivered
| Description | Qty | Unit | Sheet | Material | Labor | Total |
|---|---|---|---|---|---|---|
| 60 mil TPO, fully adhered | 660 | SQ | A-110 | 92,400 | 66,000 | 158,400 |
| (2) 2.6" polyiso, R-30, mech. fastened | 66,000 | SF | A-511 | 118,800 | 33,000 | 151,800 |
| Tapered polyiso crickets, 1/4"/ft | 4,200 | SF | A-110 | 9,240 | 2,520 | 11,760 |
| 1/2" HD cover board | 66,000 | SF | A-511 | 36,300 | 19,800 | 56,100 |
| Base flashing at parapet & curbs | 1,240 | LF | A-521 | 12,400 | 18,600 | 31,000 |
| Roof drains, overflows, curbs, 14 EA | 14 | EA | A-110 | 8,400 | 4,200 | 12,600 |
| Division 07 subtotal | 277,540 | 144,120 | 421,660 | |||
Specific to this trade
Why squares and square feet both?
Roofing suppliers and crews price by the square (100 SF); everyone else on the job thinks in square feet. We report both so the number reconciles across trades.
How is tapered insulation quantified?
By average thickness across the tapered area, converted to board feet for purchasing, with crickets and saddles counted separately. The tapered manufacturer's layout is the basis when one is included in the set.
Is the warranty type accounted for?
Yes. A 20-year NDL warranty changes fastening pattern, seam requirements and inspection cost. We state the warranty assumed and price to it.
Thermal & Moisture Protection bid due soon?
Send the relevant sheets and we'll come back with a price and a date.