What we count
| Assembly | Items |
|---|---|
| Walls | Studs by length, top and bottom plates, headers, king and jack studs, corners, blocking, fire blocking |
| Floors | Joists or I-joists, rim, beams, posts, subfloor, hangers |
| Roof | Rafters or trusses by type, ridge, hip and valley members, sheathing, fascia sub-framing |
| Sheathing | Wall and roof sheathing by thickness, structural panels at shear walls |
| Hardware | Joist hangers, hurricane ties, straps, hold-downs, anchor bolts |
How we take off framing
We measure wall lengths by type and height, then calculate studs using your spacing and layout rules, adding studs at corners, intersections and openings. Headers are sized from the plans or the header schedule. Floor and roof framing comes from framing plans, with spans checked against sections.
You can give us your company rules, such as stud spacing, corner details, header defaults and preferred sheathing, and we will apply them consistently on every job.
Kansas framing considerations
- Wind connections. Plans in Kansas frequently specify uplift connectors, continuous load path straps and hold-downs, especially on larger homes and multifamily buildings. These add up quickly and are often missed.
- Energy code walls. Depending on the local code edition, exterior walls may need 2x6 framing, continuous insulation or advanced framing details. Check the code your city enforces.
- Basement and walkout framing. Walkout basements, common on sloped Johnson County lots, add pony walls, taller studs and additional beams.
- Lumber price swings. Framing lumber prices have been volatile in recent years. We date the pricing and can carry an escalation allowance for jobs that start months after bid.
Typical waste allowances
| Item | Typical waste |
|---|---|
| Studs | 5% to 10% |
| Plates and blocking | 10% |
| Sheathing panels | 8% to 12% |
| Engineered beams and joists | Cut to length, minimal waste |
Related resources
Residential estimating, roofing takeoffs and drywall takeoffs. Framing lists are especially useful for production and custom builders in fast-growing cities such as Olathe and Shawnee.
Frequently asked questions
What does a lumber takeoff include?
Studs by length, plates, headers, beams and posts, floor joists or I-joists, rim board, roof rafters or truss counts, wall and roof sheathing, subfloor, blocking, and hangers, straps and hold-downs.
Can you send a list my lumber yard can bid?
Yes. We organize the list by piece size and length with counts, so any Kansas lumber yard or building supplier can price it directly.
Do you take off trusses or leave them to the supplier?
We count trusses by type and span from the plans for budgeting, and we note that final truss design and pricing come from the truss manufacturer's engineered layout.