Estimating construction materials starts with the primary count of framing lumber, often referred to as lumber takeoff. With increasing competition in the market, many reliable framing contractors are looking for ways to develop high-quality construction projects and dependable craftsmanship while preserving profitability. This article has compiled all the necessary details you need to build the next framing takeoff for your construction project.
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A lumber takeoff, often called a framing takeoff, refers to the count of the lumber or wood elements used in a construction project. The estimate includes wood beams, floor joists, wall studs, knee wall framings, trim joists, and lumber estimates.
Therefore, the framing contractors play a significant role in construction as they are responsible for setting up the skeletal shell of the building. The building frame supports the rest of the structure during the implementation of design plans. The lumber and framing business is in rising demand as there is an ever-increasing demand for construction projects. The evolving market has made it critical for both clients and contractors to look for accurate cost estimation methods. The profitability of a framing contractor depends on the ability to have a steady volume of repeat jobs and precise cost control.
As earlier stated, the lumber takeoff determines the type and amount of lumber you need for your structure. Accurate takeoffs are the difference between the success or failure of your construction company. The process of conducting framing takeoffs is similar to quantity takeoffs.
The first step in estimating your framing takeoff is performing takeoffs from a set of construction plans or drawings. If you do not have a construction plan, you can create your sketch that identifies wall sizes, door openings, window openings, and wall studs. You should note the spacing between the wall studs and points of intersection with other walls.
You can calculate these using simple calculations. First, you need to measure the wall length in feet and multiply it by 0.75. You then add three studs for 90-degree corners or four studs for 45-degree corners. Openings less than 5 feet wide need two studs, whereas those more than five feet need one stud. After these calculations, you need to consider a 15% wastage factor for the measures.
For regular door sizes and windows, the header materials are built with two 2×12 timber pieces between a half-inch thick plywood cut to the same size as the header.
The framing materials for door openings are computed by adding seven inches to the total opening size. The header thickness for a 2×4 wall frame is calculated by adding 3.5 inches to the width or depth of the opening.
The next step is calculating supporting plates for the walls. For load-bearing walls, one should consider single bottom or double top plates. It would help if you multiplied the length of the wall by three to get the total length of the plate. It would be best to account for a 5 to 10% wastage factor for the plates.
The last step is estimating the sheathing. For the sheathing, you should calculate the wall area by multiplying the length by the height and subtracting the area of openings. You should then divide the result by 32 and round it up to the nearest whole number. This will be the total by the number of sheets needed for one wall face.
In your lumber takeoff calculations, there are four basic measurements you need to account for. These parameters are dimensions, count, area, and volume.
A good lumber takeoff does not necessarily give you the best material use. You can ensure proper material usage by reducing wastage. For instance, if you need 2×6 floor joists, you can buy 12-foot-long studs and cut them in half instead of 8-foot studs that will have a two-foot wastage per joist. For seven-foot rear walls, you can get two seven feet studs from fourteen-foot studs instead of cutting a foot off from eight-foot studs. This will reduce your wastage on-site drastically.
You should also ensure you are in constant communication with your crew because if you don’t, they might follow everyday practices and have a lot of wastage. You, therefore, need to develop a cut list and communicate it to your crew. As you build your framing takeoff, create the cut list and keep track of it using hash marks. Quality framing takeoffs can save you money in the long run, and following these tips improves profitability.
If you have an upcoming commercial or residential project, you now know how to go around lumber takeoffs. You can use construction estimation software like ProEst combined with proper human knowledge to develop accurate takeoffs for your project. With the correct data, you can estimate the labor and other associated costs from your framing takeoffs. The estimation process is not as simple, but if correctly done, it gives you the avenue to win more projects and opens the door for more profits.
