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How to do a commercial roof takeoff from a plan set
What are the steps to do a commercial roof takeoff?
Start by checking the sheet index against what you received, then read the roofing spec to set the system. Measure the field by system and level. Take off the insulation and taper, and take every edge and flashing as its own linear line. Count the drains, curbs and penetrations from the trade sheets. Write every gap as a question, update for addenda, run a miss checklist, and roll the quantities into purchase units.
Disclosure: Sharp Pencil sells commercial roofing takeoffs, so we have a stake in this topic.
This is a takeoff procedure, not bid, contract, code, wind design, structural or warranty advice. Your bid documents and the design professional decide those.
A takeoff is the quantities a roof needs, pulled from the plan set, each with the sheet the number came from. Pricing those quantities is the estimate. The contractor prices the bid, we don't. See roofing takeoff vs estimate.
This page is the job procedure, twelve steps in order, with what each step produces and the page that covers it in detail. If you are a new estimator learning the skill, start at how to learn commercial roofing takeoffs.
Step 1. Check the set against the sheet index
Work from the sheet index, not from a sheet number you expect to see. Check the index against what you received, then list every sheet that changes a roofing quantity: the roof plan, details, elevations and wall sections, structural, plumbing, mechanical, electrical, and the spec book.
Produces: A list of the sheets that touch the roof and what each one changes.
The detail: The sheets a roofing takeoff has to read.
Step 2. Read Division 07 and set the system
The spec names the system, the attachment, the insulation layers, the cover board and the accessories. Every quantity you measure after this gets converted into that system.
The spec also names the warranty terms. Note what it says and carry it with the takeoff. This page points to where those terms live. It is not warranty advice.
Produces: The system and the assembly, layer by layer, that every later quantity is measured for.
The detail: How to read Division 07 for a roofing takeoff and warranty requirements on a commercial roofing takeoff.
Step 3. Measure the field, one system at a time
Measure field area by zone, level and system, not as one blended area. Low slope and steep slope get the same weight.
Finish one system, field and every linear item and count, before starting the next.
Produces: Field square feet for each system, each with its source sheet.
The detail: TPO roofing takeoff, which also covers EPDM and PVC, modified bitumen and built-up roof takeoff, standing seam metal roof takeoff, asphalt shingle roof takeoff and mixed-system commercial roof takeoff. For tear off and recover work, see commercial re-roof takeoff.
Step 4. Take off insulation, cover board and taper
Take each insulation layer and the cover board from the spec. Taper is usually a manufacturer quote, so this step pulls what the quote needs from the plans.
Produces: Insulation and cover board square feet by layer, and tapered board feet or a taper quote request.
The detail: Tapered insulation takeoff and tapered insulation R-value.
Step 5. Take off every edge and flashing as its own linear line
On low slope, take coping, parapet and edge metal by profile and detail.
On steep slope, take ridge, hip, valley, dead valley, rake, eave, starter, drip edge, gutters, transitions, and endwall and sidewall flashing, each as its own line. Standing seam and shingle are full takeoffs, not side notes.
Produces: Linear feet for each edge and flashing condition, tied to its detail.
The detail: Edge metal takeoff, standing seam metal roof takeoff and asphalt shingle roof takeoff.
Step 6. Take parapet and wall heights from elevations and sections
Parapet and wall heights live on the elevations and wall sections. They set the flashing height and the vertical membrane area.
Produces: Wall square feet and the linear lines that go with it.
The detail: Parapet membrane on a commercial roofing takeoff.
Step 7. Count drains, curbs and penetrations from the trade sheets
Count primary and overflow drains from the plumbing sheets. Count curbs, units and fans from the mechanical sheets. Count penetrations across plumbing, mechanical and electrical.
Then check the counts against the roof plan, because the roof plan may lag behind the trade sheets.
Produces: A count of each drain, curb and penetration type with its source sheet.
The detail: Roof drainage takeoff, roof penetrations and curb flashing and roof plan counts vs the trade sheets.
Step 8. Split attachment by wind zone
Do not take off fasteners, plates and adhesive with one average density for the whole roof. Field, perimeter and corner areas each get their own attachment rate, from the project documents and the specified assembly.
This describes the takeoff step only. It is not wind design advice.
Produces: Field, perimeter and corner areas, each with its fastener or adhesive quantity.
The detail: Wind uplift zones on a commercial roofing takeoff.
Step 9. Write every gap and conflict as a question
Do not guess to fill a gap. Keep a running list of what the set leaves open, which sheet raised it, and what was assumed until it is answered.
When the roof plan and a detail disagree, see what to do when the roof plan and the details conflict.
Produces: A questions list, each item with its sheet and the assumption carried.
The detail: What a roofing RFI register should contain.
Step 10. Update for addenda
When an addendum lands, update only the lines it touches, and record the before, the after and the difference. This is a workflow, not contract advice.
Produces: A takeoff that matches the latest documents, with each change recorded.
The detail: Updating a roofing takeoff for addenda.
Step 11. Run the miss checklist
Before the bid leaves, run a miss checklist over the finished takeoff. Our checklist page says its list can be run in five to ten minutes. Anything you cannot confirm moves to the questions list.
Produces: A checked takeoff, with anything unconfirmed moved to the questions list.
The detail: Commercial roofing takeoff checklist.
Step 12. Roll quantities into purchase units and hand off to pricing
Net quantities with their sheet cites become rolls, boards, buckets and fasteners. Then the quantities go to pricing and the bid. The contractor prices and submits the bid.
Produces: A material order list, and quantities ready for your prices.
The detail: From takeoff to material order and how to bid a commercial roofing job.
Roof takeoff steps and what each one produces
| Step | What it produces | Page with the detail |
|---|---|---|
| 1. Check the set against the sheet index | A list of the sheets that touch the roof and what each one changes | The sheets a roofing takeoff has to read |
| 2. Read Division 07 and set the system | The system and the assembly, layer by layer, that every later quantity is measured for | Division 07, warranty requirements |
| 3. Measure the field, one system at a time | Field square feet for each system, each with its source sheet | TPO, EPDM and PVC, mod bit and BUR, standing seam, shingle, mixed systems, re-roof |
| 4. Take off insulation, cover board and taper | Insulation and cover board square feet by layer, and tapered board feet or a taper quote request | Tapered insulation takeoff, tapered insulation R-value |
| 5. Take off every edge and flashing as its own linear line | Linear feet for each edge and flashing condition, tied to its detail | Edge metal, standing seam, shingle |
| 6. Take parapet and wall heights from elevations and sections | Wall square feet and the linear lines that go with it | Parapet membrane takeoff |
| 7. Count drains, curbs and penetrations from the trade sheets | A count of each drain, curb and penetration type with its source sheet | Drainage, penetrations and curbs, roof plan vs trade sheets |
| 8. Split attachment by wind zone | Field, perimeter and corner areas, each with its fastener or adhesive quantity | Wind uplift zones |
| 9. Write every gap and conflict as a question | A questions list, each item with its sheet and the assumption carried | RFI register, roof plan and details conflict |
| 10. Update for addenda | A takeoff that matches the latest documents, with each change recorded | Addenda |
| 11. Run the miss checklist | A checked takeoff, with anything unconfirmed moved to the questions list | Takeoff checklist |
| 12. Roll quantities into purchase units and hand off to pricing | A material order list, and quantities ready for your prices | Takeoff to material order, how to bid a commercial roofing job |
What you should end up with
A finished takeoff gives you every quantity with its unit and source sheet, marked up drawings, open questions with any default carried, and purchase units.
Use the test from our sample package: "If you cannot check a line against the drawings in under a minute, ask why."
See a sample takeoff and what a roofing takeoff includes. For units, see the commercial roofing estimating glossary. Some bid lines cannot be measured from the drawings at all. See roofing bid items not on the roof plan.
Where Sharp Pencil fits
Send the full plan set and we do the takeoff. It comes back UNPRICED. You put your prices on the quantities and submit the bid.
Four files: START HERE, marked-up drawings PDF, Takeoff.xlsx with a Questions tab, and the material order list.
Every quantity carries its source sheet and its basis.
We take off steep slope (standing seam, shingle) and commercial low slope (TPO, EPDM, PVC, mod bit, BUR) from the full set.
The more of the set we have, the fewer questions we send you later.
FAQ
What are the steps to do a commercial roof takeoff?
Start by checking the sheet index against what you received, then read the roofing spec to set the system. Measure the field by system and level. Take off the insulation and taper, and take every edge and flashing as its own linear line. Count the drains, curbs and penetrations from the trade sheets. Write every gap as a question, update for addenda, run a miss checklist, and roll the quantities into purchase units.
How long does a commercial roof takeoff take?
Our guide puts it at four to twelve hours of estimator time for a typical commercial job done by hand. Those are hours of focused work, which is not the same as elapsed time. See how long a commercial roof takeoff takes.
Can I do a roof takeoff from the roof plan alone?
No. A takeoff from the roof plan alone tends to get the squares roughly right and miss the counts and heights that drive flashing, labor and accessories. See the sheets a roofing takeoff has to read.
What is the difference between a roofing takeoff and an estimate?
A roofing takeoff counts quantities. An estimate prices them. See roofing takeoff vs estimate.
Is a steep slope takeoff done the same way?
Yes, the steps are the same. A finished steep slope takeoff carries the field plus ridge, hip, valley, dead valley, rake, eave, starter, drip edge, gutters, transitions, and endwall and sidewall flashing, each as its own line. See standing seam metal roof takeoff and asphalt shingle roof takeoff.
What does a takeoff from Sharp Pencil cost?
$395 per takeoff. $395 covers a new set of drawings, or a new address. First takeoff free, one per contractor, on a job you're bidding or quoting.
What does Sharp Pencil send back?
Four files: START HERE, marked-up drawings PDF, Takeoff.xlsx with a Questions tab, and the material order list. Every quantity carries its source sheet and its basis. Usually within one business day. Delivered within 48 hours*.
*Clock starts once any questions we send you are answered.
Why send it to us
- We take off steep slope (standing seam, shingle) and commercial low slope (TPO, EPDM, PVC, mod bit, BUR) from the full set.
- Every quantity carries its source sheet and its basis.
- Four files: START HERE, marked-up drawings PDF, Takeoff.xlsx with a Questions tab, and the material order list.
- Usually within one business day. Delivered within 48 hours*.
- A plan set you send us will never be used to compete with you, and plan sets are deleted whenever you ask.
- First takeoff free, one per contractor, on a job you're bidding or quoting.
*Clock starts once any questions we send you are answered.
Try it on a job you are bidding
Get your first takeoff free · $395 per takeoff · See a sample takeoff
The Sharp Pencil team