Priced during design
Changes cost a redraw instead of a redesign.
A drawing is a set of cost decisions that nobody has priced yet. We price them - at concept, at design development, and again when the construction documents are done, so the budget conversation happens before the bids do.
Estimating Buddies produces architectural cost estimating, quantity takeoff and material takeoff for architects, designers, developers, owners and contractors working across Nevada. From a Reno warehouse shell to a Las Vegas hospitality fit-out, you get a measured, defensible number with the assumptions written down.
Where the money sits
Typical commercial building
MEP
22–32%
Interiors
18–26%
Envelope
16–24%
Structure
14–20%
Sitework
7–14%
Roof
6–9%
Substructure
5–9%
Element shares are planning ranges only and vary widely by building type, site and finish level. Your estimate reports actual quantities and costs from your drawings, not a percentage model.
24–72 hrs
Typical turnaround, from small residential to full commercial sets
3 stages
Concept, design development and construction documents - priced and reconciled
17 counties
Statewide Nevada coverage, Las Vegas to Elko
Fixed fee
Quoted from your drawings before any work begins
The problem this solves
A design goes out to bid, the numbers come back a third over what the owner was told, and the redesign lands on the architect's desk unpaid. It is the most common way a good project turns adversarial - and it is almost always a pricing failure, not a design failure.
Independent cost estimating during design fixes the sequence. When the structural bay spacing, the curtain wall percentage and the finish schedule each have a number attached while they are still drawings, the owner makes an informed trade instead of an emergency one. Nevada makes this sharper than most states: construction demand in both the Las Vegas valley and the Reno–Sparks industrial corridor moves prices and labor availability faster than a stale cost database can follow.
We do not design, we do not build, and we do not bid. That independence is the point - our number has nothing to sell.
Changes cost a redraw instead of a redesign.
The owner can see what each choice actually buys.
Movement in the budget is explained.
Any line can be checked in under a minute.
Assumptions, exclusions and allowances written out, never hidden in a lump sum.
Independent of any contractor, supplier or product line.
Scope of services
Twelve service lines spanning the whole life of a drawing set - from a feasibility number on a napkin sketch to a line-item bid estimate.
Feasibility
Order-of-magnitude construction cost for a site, a program or a proforma, before design begins. Enough to tell an owner whether the project pencils.
SD
Cost from massing studies, floor plans and a written program, built on assemblies and comparable project data with the uncertainty stated honestly.
DD
A measured estimate as systems get chosen, reconciled line by line against your schematic number so every dollar of movement is explained.
CD
Full detailed estimate from complete drawings and specifications - the number you use to check bids or set a guaranteed maximum price.
QTO
Measured quantities with no pricing applied, by element and by trade - the option for teams with their own cost database who just need the counting done.
MTO
Purchase-ready material lists by size, type and specification, formatted so your supplier can quote directly from them.
Analysis
Cost per square foot benchmarking, element-by-element comparison against similar projects, and a written read on where the design sits against the market.
VE
Priced alternatives rather than vague suggestions: what the budget looks like with a different cladding system, structure or finish package, side by side.
Bid
For contractors: complete bid packages with scope letters, exclusions, alternates, unit prices and a reviewed bid summary before the due time.
Recon
Independent review of a contractor’s or CM’s number against ours, with the gaps identified and quantified so the negotiation has facts in it.
CO
Independent pricing of added scope, credits and delay-related costs during construction, documented well enough to hold up in review.
Control
An ongoing cost model updated at every design milestone, so the team tracks the budget rather than discovering it at bid opening.
Accuracy by design stage
The single biggest cause of budget conflict is treating an early number as a firm one. Every estimate we issue is labelled with the stage it came from and the range that goes with it.
Stage 1
Based on gross area, building type and a written program. No drawings required. Useful for a proforma, a land decision or a board conversation - not for committing to a construction budget.
Expected range: roughly −25% to +40%
Stage 2
Built from plans, elevations and an outline of major systems, priced as assemblies. This is where value engineering has the most leverage and costs the least to act on.
Expected range: roughly −15% to +25%
Stage 3
Measured quantities for the architectural scope with engineered systems carried at a defined level of detail. Reconciled against the schematic estimate so the owner sees exactly what moved and why.
Expected range: roughly −10% to +15%
Stage 4
Full line-item takeoff from complete drawings and specifications, with current supplier pricing and local labor rates. This is the number you check bids against.
Expected range: roughly −5% to +10%
Stage 5
Definitive pricing with quotes in hand for major scopes. Used for bid comparison, GMP validation and setting the control budget the project is actually managed against.
Expected range: roughly −3% to +6%
Ranges shown follow widely used estimate classification practice and depend on document completeness, market volatility and how much of the scope is still carried as allowance. We state the applicable range on the cover of every estimate.
Local conditions
Nevada is not one construction market. Southern and Northern Nevada differ in code adoption, labor, seismic design and site conditions - and an estimate that ignores those differences will miss.
Code
Adopted code editions and amendments in Nevada come largely from local jurisdictions. Clark County, the City of Las Vegas, Henderson and North Las Vegas coordinate amendments through regional building officials, while Washoe County, Reno and Sparks run their own adoption cycle. Edition differences change structural, energy and accessibility requirements, so we confirm the governing jurisdiction before pricing.
Seismic
Northern Nevada sits in a considerably more active seismic setting than the southern part of the state. That shows up as heavier lateral systems, more connection detailing, bracing of nonstructural components and stiffer inspection requirements on Reno and Sparks projects, with real cost attached.
Soils
Cemented caliche layers and collapsible soils in the Las Vegas valley regularly turn a routine foundation into rock excavation or an engineered fill operation. Sitework is the single most common place a Nevada budget goes wrong, so we flag it as a risk item whenever a geotechnical report is not yet available.
Energy
Summer design temperatures drive larger cooling systems, higher-performing glazing, more insulation and roof reflectivity requirements. Energy code compliance also affects envelope detailing and commissioning scope. In hospitality and healthcare work the mechanical share of the budget is often larger than the architectural scope it serves.
Drainage
Monsoon-season stormwater is a design constraint across southern Nevada, and regional flood control requirements can add detention, conveyance and grading scope well beyond the building footprint. This routinely surprises teams estimating from out of state.
Licensing
Contractors are licensed by classification through the Nevada State Contractors Board, and license monetary limits affect who can realistically bid a project. Public works above statutory thresholds trigger prevailing wage rates, which change the labor column substantially against private work of the same size.
Labor
Large resort projects in Las Vegas and the industrial and data center build-out east of Reno both absorb skilled trades in volume. When several megaprojects run at once, subcontractor availability - not material price - becomes the number that moves your bid. We carry escalation accordingly rather than pretending the market is flat.
Freight
Most material arrives from out of state, and projects in rural Nevada carry real cost for freight, crew travel and subsistence. Long-lead items such as switchgear, elevators and custom glazing also affect schedule-driven escalation, which we call out rather than bury.
Regulatory notes are given for planning context. Adopted code editions, thresholds, fees and licensing rules change over time - confirm current requirements with the authority having jurisdiction and your project team.
What gets measured
We report by building element so the design team can read the estimate, and by CSI division so the contractor can bid it. Same numbers, two views.
Substructure
Excavation, over-excavation and engineered fill, footings, grade beams, caissons, foundation walls, slab on grade, vapor barrier, under-slab drainage and waterproofing.
Shell
Structural steel, concrete frames, load-bearing masonry, wood and cold-formed steel framing, floor and roof decks, stairs, shear walls and lateral bracing.
Envelope
Cladding, stucco and EIFS, masonry veneer, metal panel, curtain wall and storefront, windows, exterior doors, air and water barriers, insulation, sealants and louvers.
Roofing
Single-ply and built-up membrane, tile, metal roofing, roof insulation and tapered systems, parapets, flashing, coping, drains, skylights and roof access.
Interiors
Metal stud and wood partitions, drywall and finishing, interior glazing, doors, frames and hardware, specialties, casework, millwork and accessories.
Finishes
Flooring by type, base and trim, ceilings, wall finishes, paint and coatings, acoustic treatments, tile, and specialty finishes in guest-facing areas.
Services
Mechanical, electrical, plumbing and fire protection carried at the level the drawings support, plus elevators, escalators and low-voltage systems.
Sitework
Earthwork and grading, paving and striping, curbs and walks, site concrete, retaining walls, site utilities, landscape, irrigation, fencing and site lighting.
Indirect
General conditions, general requirements, supervision, insurance and bonds, permits and fees, design contingency, escalation, overhead and profit.
Deliverables
A complete package the design team can present and the contractor can bid from - same numbers, two views.
Element summary showing cost and cost per square foot for each part of the building, formatted for an owner presentation.
Detailed line-item estimate in Excel with quantities, units, material, labor, equipment and subcontract costs on every row.
CSI division view of the same numbers, for teams working toward bid packages.
Marked-up drawing set in colour-coded PDF, so any quantity can be traced back to the sheet.
Material list sorted for supplier quoting, by size, type and specification.
Basis of estimate narrative: what was included, excluded, assumed and carried as allowance.
Reconciliation sheet comparing this estimate against the previous milestone, with each variance explained.
Option pricing where alternates or value engineering items were requested, shown side by side.
Sample output
A condensed element summary of the kind we would issue at design development. The real deliverable runs to several hundred priced lines with quantities, units, unit costs and a cost per square foot on every element.
Illustrative element summary - 38,000 SF two-story office building
HENDERSON, NEVADA · DESIGN DEVELOPMENT
Building element
Basis of measure
Quantity
Cost
$/SF
Site preparation and earthwork
Cut, fill, export and compaction
4,900 cy
$318,000
8.37
Foundations and slab on grade
Footings, grade beams, 5" slab
19,000 sf
$496,000
13.05
Superstructure
Steel frame, composite deck, stairs
38,000 sf
$1,064,000
28.00
Exterior enclosure
Metal panel, stucco, storefront
21,400 sf
$946,000
24.89
Roofing and roof insulation
TPO membrane, tapered system
19,000 sf
$304,000
8.00
Interior partitions and doors
Metal stud, drywall, openings
31,800 sf
$612,000
16.11
Interior finishes
Flooring, ceilings, paint, tile
38,000 sf
$589,000
15.50
Casework and specialties
Millwork, signage, accessories
1 ls
$168,000
4.42
Conveying systems
One hydraulic passenger elevator
1 ea
$142,000
3.74
Mechanical and plumbing
Rooftop units, distribution, fixtures
38,000 sf
$1,178,000
31.00
Electrical and low voltage
Service, distribution, lighting, data
38,000 sf
$836,000
22.00
Fire protection
Wet sprinkler system throughout
38,000 sf
$186,000
4.89
Site improvements and utilities
Paving, walks, landscape, utilities
1 ls
$624,000
16.42
General conditions and requirements
Supervision, temporary, cleanup
1 ls
$583,000
15.34
Design contingency and escalation
DD stage allowance
1 ls
$489,000
12.87
Total construction cost - excluding land, design fees, FF&E and owner soft costs
$8,535,000
$224.60 / SF
Figures are a worked illustration of format and are not a quotation or a cost benchmark. Every project is priced from its own drawings, specifications, site conditions, schedule and current Nevada market pricing.
Clients
Architects, designers, developers, owners, and contractors each hand an estimate to a different desk. The package is built for that handoff.
Independent cost input at each milestone, so you can present a defensible budget without carrying estimating staff in-house.
Feasibility numbers early, hard numbers later, and a cost model that stays current through entitlement and design.
Bid-stage takeoffs and pricing when the estimating department is at capacity, or a second set of eyes on a large pursuit.
Trade takeoffs and bid pricing for concrete, framing, drywall, finishes, roofing and envelope scopes.
Third-party cost review before signing a GMP, and capital planning budgets across a portfolio of buildings.
Independent estimates for reconciliation against trade pricing during preconstruction.
Budget estimates for funding requests and bid evaluation, with the assumptions documented for the record.
Pre-construction cost for a custom home or major renovation, before committing to a builder contract.
Project types
Hospitality, commercial, industrial, residential, institutional, and renovation - each estimated around the systems and site conditions that show up on that type of Nevada job.
How it runs
Six steps from the plans you send to a priced estimate you can walk a client through.
01
A full set, DD drawings, or concept plans and a written program. Tell us the location, the stage and what the number is for.
02
An estimator reviews scope and drawing completeness and sends a fixed price and delivery date. No hourly billing, no surprises.
03
Digital measurement in Bluebeam or PlanSwift, or model-based extraction from Revit, colour-coded by element so nothing is counted twice.
04
Current supplier and subcontractor pricing for the governing jurisdiction, with labor rates matched to the region and the funding type.
05
A second estimator checks quantities against the drawings, writes the basis-of-estimate narrative, and reconciles against your previous milestone.
06
Full package plus a call to walk through assumptions, options and risk items - so you can present it to your client with confidence.
Turnaround
If you are working to a client presentation or a bid date, tell us and we schedule around it.
24 hours
Residential or small tenant improvement
24 to 48 hours
Commercial building, single discipline
2 to 4 business days
Full multi-trade commercial estimate
3 to 5 business days
Hospitality, healthcare or campus work
Usually same day
Revision after an addendum or design change
Tools
Bluebeam Revu and PlanSwift for PDF takeoff, Autodesk Revit and AutoCAD for model-based quantities, and Excel for the estimate itself. Costs are built from live supplier and subcontractor pricing for the region, cross-checked against published cost data and your own historical unit costs where you have them.
Bluebeam Revu
PDF takeoff and markup
PlanSwift
Quantity takeoff
Autodesk Revit
Model-based quantities
AutoCAD
Drawing-based quantities
Excel
The estimate itself
Live supplier pricing
Current Nevada material and labor rates
Published cost data
Cross-check against regional data
Historical unit costs
Your own costs, where you have them
Engagement
We quote a fixed fee per project, always before work begins, so the estimating cost is a known line in your fee proposal rather than an open-ended expense. First-time clients often start with one live project so they can compare our number against their own before committing to anything larger.
Per project
Milestone package
Monthly retainer
Fees
A custom home or small tenant improvement estimate is a few hundred dollars. Multifamily, hospitality and institutional projects are priced per project based on square footage, drawing completeness and how many options need pricing.
01
The volume of drawing to measure.
02
A concept budget takes less time than a CD takeoff.
03
Architectural only, or architectural plus structural, MEP and site.
04
Dimensioned, coordinated sets cost less to estimate than scans.
05
Each priced alternative is additional work.
06
Standard delivery against a same-day rush.
Included
The full deliverable set listed above, not a summary page
A walkthrough call to review assumptions with your team
One revision pass after addenda or a bounded design change
A signed NDA, on request, before drawings are sent
A commitment not to estimate the same project for a competing bidder
Client feedback
From hospitality work in Las Vegas to industrial projects in Reno and Henderson.
Las Vegas
“We used to find out the budget was wrong when the bids opened. Now we find out at design development, when fixing it still costs a drawing revision.”
Principal architect
Reno
“The reconciliation sheet was what sold us. Every dollar of movement between milestones had a line and a reason next to it.”
Development manager
Henderson
“They flagged the over-excavation risk before we had a soils report. That single note was worth more than the fee.”
General contractor
Coverage
We work remotely and deliver statewide, across all 17 Nevada counties. These are the markets we estimate in most often.
Southern Nevada
Northern Nevada
Rural Nevada
Working somewhere not listed? Send the drawings anyway - coverage is statewide, including rural counties where freight and travel costs need to be priced in.
Request a fixed fee
A full architectural set, design development drawings, or concept plans with a written scope. Tell us the project location, the intended construction start, and whether you want a conceptual budget, a detailed takeoff or a bid estimate.
Questions
Architectural cost estimating turns architectural drawings into a priced construction budget. We measure quantities from your plans, apply current Nevada material and labor pricing, add the site, structural, envelope, finish and MEP scope the design implies, and report it so the design team can see what each decision costs. It covers everything from a page of concept sketches to a full construction document bid estimate. Related scope on the same drawings can move through our blueprint estimating services.
Accuracy follows the drawings. A concept estimate carries a wide range because too much is still undecided. Design development narrows it, and a construction document estimate with complete drawings and specifications is typically within a few percent of a competitive bid. We label every estimate with its stage and its expected range so nobody treats an early number as a firm one. Every service line is listed from the home page.