Drywall take-offs are a crucial part of the estimating process for drywall installation projects. Having accurate drywall quantities allows contractors to develop a competitive bid and manage costs during construction. This guide will outline the key steps for estimating drywall take-off quantities from architectural plans and specifications.

Understanding Drywall Take-Offs

Drywall take-offs refer to the process of measuring and calculating the amount of drywall required for a project. This includes determining quantities for:

Drywall sheets for walls and ceilings
Corner bead for outside drywall corners
Trim and casings for openings
Joint compound and tape for seams

Accurate take-offs require carefully reviewing plans, elevations, sections, and details. Quantities are calculated by measuring wall lengths, ceiling areas, and counting openings.

Drywall estimators must have strong technical skills for reading drawings, performing quantity take-offs, and applying pricing. Attention to detail is crucial. Missing one wall or incorrect opening size can significantly impact material requirements.

Why Accurate Drywall Take-Offs Matter

Precise drywall quantities allow contractors to:

Prepare accurate bids – Accurate take-offs allow creating detailed cost estimates and establishing the right bid price. Under-bidding a job based on incomplete drywall quantities leads to losing money.
Properly schedule and stage work – Detailed take-offs allow coordinating material purchases, deliveries, and installation schedules for each phase of work.
Manage costs during construction – Comparing actual quantities installed to the estimate helps monitor budgets. Identifying significant drywall overages early allows addressing potential problems.
Account for waste factors – A complete drywall take-off helps determine waste and scrap percentages for the specific project.
Avoid shortages and delays – Thorough take-offs help prevent material shortages that delay progress. Having to urgently purchase additional drywall increases costs.

In summary, accurate drywall quantities are essential for competitively bidding projects and efficiently managing drywall installation. Investing time in detailed take-offs saves money and headaches in the long run.

Gathering Required Drawings and Specifications

The first step is collecting all the necessary drawings and specifications needed for the take-off process:

Architectural Plans – Floor plans, reflected ceiling plans, elevations, building sections, wall sections, and detail drawings. Plans should include all dimensions.
Interior Elevations – Drawings detailing wall finishes, millwork, doors, and opening sizes.
Door and Window Schedules – Lists detailing opening quantities, types, sizes and locations.
Room Finish Schedules – Tables summarizing wall and ceiling finishes for each room.
Specifications – The specifications provide additional details on materials required.

Drawings may be available as printed plans, PDFs, or CAD files. Be sure to obtain the most recent set of drawings and coordinate any addendums or revisions. Having complete information leads to accurate estimates.

Reviewing Plans and Determining Scope of Work

Thoroughly examine all drawings and specifications to understand project scope. Focus on all details related to drywall installation:

Note wall framing material – wood or metal studs. Verify stud spacing and gauge.
Identify unique drywall requirements such as fire-rated or soundproof walls.
Confirm which walls have insulation installed between studs.
Determine ceiling heights and constructions – drywall, exposed structure, or suspended grid.
Check for curved wall sections that require specialized drywall bending.
Identify unique finishes like textured surfaces that add labor.
Note wall openings for doors, windows and cutouts.
Check interior elevations for specialty drywall treatments.
Review electrical and mechanical plans related to drywall.
Identify phases of construction that impact scheduling.

Thoroughly understanding the plans reduces the chance of incorrect assumptions or missed scope during take-offs. Writing down notes also helps during pricing and bidding.

Drywall Take-Off Methods

Accurately estimating quantities involves carefully counting and measuring all drywall required. This is typically done using one of two methods:

Manual Take-Offs

This traditional approach involves printed plans, colored pencils, measuring tools, and paper notes or spreadsheets.

Use different color highlighters to denote different drywall types on the drawings.
Manually measure wall lengths on plans using an architectural scale. Record measurements.
Count quantities of openings, corners, and specialty treatments.
Enter quantities into a take-off sheet or spreadsheet for pricing.
Double check quantities and formulas to avoid errors transferring data.

Manual take-offs work for small projects but can be time consuming and prone to mistakes for large projects.

Digital Take-Offs

Estimators use on-screen digitizer tools to measure and calculate drywall quantities from PDFs or CAD files:

Import plans into take-off software – like Planswift or On-Screen Takeoff.
Use built-in measurement tools to quickly measure line lengths.
Insert drywall tags that store dimensions and types such as “4’ tall double layer 5/8” drywall.”
Software automatically compiles take-off quantities and transfers to spreadsheets.
Cloud-based software allows collaborating with team members remotely.

Digital take-off software speeds up the estimating process and reduces errors that happen during manual data entry. The investment pays for itself in time savings on larger projects.

Key Steps for Drywall Take-Offs

While each project is unique, estimating drywall follows the same general workflow:

1. Mark Up Drawings and Legends

Assign hatch patterns or highlighter colors to denote different drywall types. For example, light green for moisture-resistant drywall in bathrooms.
Create legends that clearly identify specifications for each drywall type. Include details like thickness and finish level.
Add quantity checkboxes for specialty items like corners, control joints, and sound clips.

2. Measure Wall Surface Areas

Use the appropriate scale to carefully measure length and height of each wall section. Deduct openings.
Record measurements in a take-off sheet or digitally tag in estimating software.
Distinguish between different drywall types and complicating factors.
Remember to account for drywall inside closets and on both sides of stairwell walls.

3. Measure Ceiling Surface Areas

Calculate total ceiling area for each room. Deduct light fixtures and openings.
Record area measurements in square feet.
Distinguish sloped, vaulted, and tray ceiling sections which require more labor.

4. Count Drywall Openings

Carefully tally openings for windows, doors, recesses, niches, and ducts.
Note different header/jamb treatments which require additional drywall work.
Distinguish cased openings which receive drywall trim vs knockdown frames.

5. Add Specialty Drywall Items

Count linear feet of corner bead and other edge trim required.
Tally control joints, reveal joints, and sound attenuation clips.
Don’t forget fire tape at wall/ceiling connections and other fire-rated assemblies.

6. Compile Total Quantities

Add up measurements to get total square feet of drywall for walls and ceilings.
Compile specialty drywall item quantities like corner bead feet.
Break quantities into different categories based on type and finish level.
Confirm that take-off totals align with specs – don’t miss entire rooms!

7. Apply Waste Factors

Multiply drywall sheet totals by waste factor to account for unusable scraps – typically 15%.
Add Drywall box counts using sheets per box based on manufacturer.
Adjust quantities by a safety factor to cover discrepancies and changes.

8. Transfer Data for Pricing

Organize take-off quantities, categories, and box counts in a spreadsheet.
Add pricing to build a detailed drywall material estimate.
Use completed take-off to prepare drywall installation cost estimate.

Following these best practices for measuring, classifying, and tabulating drywall quantities leads to accurate material take-offs.

Drywall Take-Off Considerations

Some additional tips and techniques to factor into drywall quantity take-offs:

Account for double-layer applications – Heavier soundproof or fire-rated drywall assemblies require estimating for two layers.
Coordinate openings and penetrations – Work with mechanical and electrical drawings to avoid omitting openings in drywall for ducts, plumbing, conduit, etc.
Check fittings for curved surfaces – Specialty tapered drywall is required for curved walls. Verify type and order required flexible drywall.
Calculate ceiling lift requirements – Ceilings over 15 feet tall often require installing drywall while lifted on stilts. Factor labor accordingly.
Note backcharges to other trades – For example, framing contractors typically provide and install metal corner beads.
Identify door/window treatments – Knockdown frames save time finishing. Cased openings require additional drywall work.
Review fire-rated assemblies – Fire-rated walls may require multiple layers, special fasteners, and diligent caulking.
Consider BIM models – If available, 3D BIM models can provide a preview identifying drywall complexities.

Validating Drywall Take-Offs

Completing take-offs is not the end. Review quantities to avoid oversights:

Do totals make sense for building size? – Use experience and rules of thumb to sanity check totals.
Have all rooms/areas been accounted for? – Missing one space can throw off totals.
Do unique areas like stairwells factor in? – Don’t forget drywall requirements for “hidden” spaces.
Have openings and deductions been over-discounted? – Common openings like ducts are easy to double count.
Do sheet totals match expected box counts? – Box totals help identify large oversights in take-offs.
Have waste/safety factors been applied? – Don’t forget the buffers to account for unknowns.
Do installation rates align with quantities? – Use historical production rates to check if hours/quantities align.

Thoroughly rechecking take-offs avoids surprises and prevents material shortages during construction.

Using Technology to Improve Accuracy

New technology makes estimating drywall faster while improving accuracy:

On-screen takeoff tools – Software that allows digitally measuring PDF drawings speeds up measuring and reduces manual data entry errors.
Autodetect openings in digital plans – AI tools can automatically identify windows, doors, and other openings when performing digital take-offs.
3D BIM quantity extraction – Pulling real-time quantities from 3D building models provides a way to validate take-off totals.
Laser scanning for as-builts – Laser scans of existing conditions facilitate accurate drywall estimates for renovations.
Mobile apps for counts – Apps that let estimators quickly capture and tag photos on-site can aid counting windows or other specialty items.
Drone photos – Drone-captured jobsite images provide useful views validating hard-to-see areas and scoping drywall needs during estimating.
Digital collaboration – Cloud-based take-off platforms allow remote team members to collaborate on estimates.

Estimators should be open to trying new tools that improve efficiency while reducing the risk of human error during the drywall take-off process.

Accurate Drywall Take-Offs Are Essential

Carefully measuring and tabulating drywall quantities from drawings is an essential first step to competitively bidding and efficiently managing drywall installation. Investing time upfront in detailed drywall take-offs pays dividends for contractors across the entire project. With attention to detail and the right tools, estimators can develop high-confidence drywall quantity take-offs.

FAQs About Drywall Take-Offs

What are the main items to include in a drywall take-off?

Some of the essential drywall components to measure and quantify during take-offs include:

Square footage of drywall sheets for walls and ceilings.
Linear feet of corner bead, edge trim, and other specialty profiles.
Drywall openings such as windows, doors, recesses, ducts.
Joint compound, drywall tape, fasteners, and other consumables.
Specialty drywall like moisture-resistant and fire-rated types.
Labor requirements for installation, finishing, texturing.
Waste factors and other contingencies.

What information is needed to perform accurate drywall take-offs?

Drywall estimators need complete sets of drawings and specifications that provide all required dimensions and details:

Architectural plans – floor plans, reflected ceiling plans, elevations, and sections.
Door, window, and finish schedules with types and sizes.
Structural plans showing framing details.
Mechanical and electrical drawings to coordinate openings.
Room finish schedules denoting all wall and ceiling finishes.
Specification manual outlining drywall requirements.
Details on specialty items like curved walls, soffits, or ceilings over 15’ tall.

Having all this project information results in complete, accurate drywall quantity take-offs.

What tools are used for drywall take-offs?

Basic tools for drywall take-offs include:

Paper plans and colored highlighters – For manual take-offs mark up drawings to denote different drywall types.
Architectural scale – Carefully measure dimensions on plans using scale.
Measuring wheel – Roll wheel along wall lengths to measure linear feet.
Spreadsheet – Organize and compile take-off quantities for pricing.
On-screen takeoff software – Digitally measure and compile quantities from PDFs or CAD drawings.
Laser distance measure – Handheld lasers that measure distances aid measuring rooms.
Digital photos – Help tally certain specialty items like openings in existing buildings.

What are common mistakes on drywall quantity take-offs?

Some frequent errors that can result in incorrect drywall estimates:

Forgetting entire rooms or missing hidden areas like stairwells or mechanical spaces.
Double-counting deductions for openings like windows and doors.
Errors in transferring measurements from plans to notes – reading dimensions wrong.
Illegible take-off sheets with quantities that are hard to read.
Assuming all stud walls are 16” on center rather than confirming spacing.
Not accounting for double-layer drywall assemblies on soundproof or fire-rated walls.
Forgetting allowances for waste factors and material overages.

Carefully checking over take-offs minimizes these kind of quantity estimate mistakes.

How do you account for drywall waste in take-offs?

Because drywall comes in 4×8, 4×10, or 4×12 sheets, material estimates should factor waste:

Add a waste factor percentage – typically 10-15% – to account for unusable scraps.
Round board feet quantities up to optimize sheet layout and reduce waste cut-offs.
Consider using 4×10 sheets in specific circumstances to reduce waste.
For ceilings, quantify full sheets vs cut-downs to match joist spacing.
Discuss waste-reduction strategies like material reuse or scrap recycling with drywall subcontractor.

Accurately projecting drywall waste ensures sufficient material is ordered without significant excess.

How do you determine the number of drywall sheets from take-off quantities?

Once total square footage of drywall is estimated, determine required drywall sheet quantities:

Convert square foot totals to board feet using drywall thickness – 1/2″ or 5/8” sheets.
Adjust for double-layer applications which count twice the board feet.
Divide total board feet by 32 square feet per 4×8 sheet. Round up.
Consider using 4×10 or 4×12 sheets in certain conditions to optimize yield.
Add waste factor allowance.
Confirm final sheet quantity matches expected whole box counts from supplier.

Take time to carefully convert linear or area measurements to drywall sheet requirements.

Conclusion

Estimating drywall quantities from drawings is a detail-oriented process that forms the foundation for project bidding and materials management. A complete drywall take-off accounts for all wall and ceiling areas, openings, specialty conditions, waste factors, and technical specifications. While the process is time-consuming, accurate drywall quantities help avoid cost overruns and delays during construction. New technologies like on-screen takeoff tools and BIM models can aid creating precise drywall estimates – a key step in effectively planning and executing drywall installation projects.

How to Estimate and Prepare Drywall Take-Offs