Commercial Plumbing Takeoff: 120,000 SF Office Building
A technical demonstration examining typical drawing sets, Division 22 scopes, quantified materials, MCAA labor hours, and bid formulation for a representative 5-story commercial office facility.
Project Overview: 120,000 SF Commercial Office Demonstration Takeoff
This illustrative takeoff demonstrates how a 5-story commercial office building (64 fixtures, core multi-stall restrooms, break rooms, drinking fountains, copper water distribution, and cast iron soil stacks) is methodically quantified from digital P-series drawings using CSI MasterFormat Division 22 and MCAA labor unit standards.
1. Drawings & Documents Received
- Plumbing Sheets (P-001 through P-502): P-001 Legend & Notes, P-101 Underground Sewer, P-201–205 Floor Plans, P-401 Riser Diagrams, P-501 Fixture Schedules.
- Architectural Floor Plans (A-Series): Used to cross-check partition wall thicknesses and chase dimensions for in-wall toilet carriers.
- Project Specifications: Division 22 05 00 (Common Work), 22 11 16 (Domestic Water Piping), 22 13 16 (Sanitary Waste and Vent Piping).
2. Scope of Work Quantified
| System / Component | Material Specified | Takeoff Quantity | Notes |
|---|---|---|---|
| Domestic Cold Water (DCW) | Type L Hard Drawn Copper (ProPress) | 1,840 Linear Feet | Risers 2-1/2\" stepping down to 3/4\" fixture branches |
| Domestic Hot Water (DHW & Return) | Type L Copper w/ Fiberglass Insulation | 1,210 Linear Feet | Complete with Taco recirculation circulator pump |
| Sanitary DWV & Stacks | Cast Iron No-Hub (CISPI 301) | 1,620 Linear Feet | Heavy-duty 4-band stainless steel couplings |
| Atmospheric Vent Stacks | Cast Iron / PVC Sch 40 blend | 980 Linear Feet | VTR penetrations through TPO roofing membrane |
| Commercial Restroom Fixtures | Vitreous China + Sensor Flushometers | 64 Fixture Units | Zurn wall carriers & Sloan ECOS sensor valves |
3. Hypothetical Coordination and Alternate Review
In this hypothetical scenario, a duct route conflicts with a gravity waste drop. The estimator would flag the conflict in an RFI and carry a documented allowance until the designer approves a route. No completed project or verified rework saving is represented.
An illustrative press-joint alternate could be compared with the specified soldered or brazed system. Assuming 180 fewer installation hours at $85 per hour gives a $15,300 labor difference. These are example inputs, not measured savings; include fitting prices, tooling, approvals, and project productivity before accepting an alternate.
4. Illustrative Benchmark Summary
This demonstration model illustrates how an organized bill of materials and MCAA labor unit rate calculation establishes a target direct job cost of approximately $784,500 ($6.54/SF), showing the structure of a sample cost model. It is not a quote or evidence of a completed client project. Actual project bids will vary based on regional prevailing wages, supplier trade discounts, and local building code amendments.