Floor systems
- Bearers and joists
- Particleboard and structural ply flooring
- Engineered joists
- Subfloor ventilation
ASMM / ANZSMM · Carpentry & Timber Framing
Timber Framing Estimating
Wall, floor and roof framing quantified in lineal metres, m² and m³, in 24 to 48 hours
Framing is where a house is won or lost on a spreadsheet: stud lengths, nogging, lintels and bracing add up fast, and a handful of undersized allowances can wipe out a margin.
We build the framing takeoff wall by wall, floor by floor and roof by roof, in lineal metres by section, then add connectors, bracing, wastage and labour so your price covers the real job.
Lineal metresBy section and grade
AS 1684Residential timber framing
Trusses countedAnd connectors scheduled
Steel & timberLight-gauge steel too
Deliverables
What You Actually Receive
| Deliverable | Format | Detail level |
|---|---|---|
| Wall framing | Excel, m | Plates, studs, noggings and lintels, listed by section |
| Floor framing | Excel, m | Bearers, joists and flooring sheet area |
| Roof framing | Excel, m / No. | Rafters, battens and trusses, counted by type |
| Bracing and connectors | Excel, No. | Sheet bracing, straps, tie-downs and framing anchors |
| Engineered timber | Excel, m | LVL, glulam and I-joists, listed by size |
| Labour hours | Excel, hrs | By stage: wall, floor, roof |
| Priced estimate | Excel + PDF | Supply and installation, with GST on its own line |
Australian Framework
How This Work Fits Into the Australian Standards
Every estimate is structured to the trade sections used for tendering and to the elements used for early cost plans, so one set of quantities serves both.
| Trade section (ASMM / ANZSMM) | Element (NPWC / AIQS) |
|---|---|
| Carpentry & Joinery: Timber Framing | 15 FT Fitments / Timber Framing |
Scope Coverage
Framing Work We Measure
From bearers to ridge, in metric.
Wall framing
- Studs, plates and noggings
- Lintels and framing for doors and windows
- Bracing walls
- Steel stud framing
Roof framing
- Pre-fabricated trusses
- Rafters, hips and valleys
- Roof battens
- Fascia and eaves framing
Connectors
- Tie-downs and hold-down bolts
- Joist hangers and brackets
- Structural screws and nails
- Wind-rated connections
Engineered timber
- LVL and glulam beams
- Posts and portals
- Decking and pergola frames
- Stair carriages
Our Process
Start a Project →
How We Prepare Your Estimate
Five steps from your drawings to a timber framing number you can defend in a scope review.
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01
Scope review
An estimator reads the architectural plans, structural framing details, truss layouts and the AS 1684 span and bracing requirements before touching a takeoff tool, and lists every assumption, exclusion and missing item as a query for you to confirm. Nothing is priced on a guess.
-
02
Digital measurement
Quantities are measured digitally in Bluebeam Revu, PlanSwift or On-Screen Takeoff, in metric: lineal metres of framing by section, square metres of sheet bracing and counts of trusses and connectors. Each measurement sits on a named layer, so the marked-up PDF you receive is a visual audit trail.
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03
Pricing
We price the quantities using current Australian supplier quotes, subcontract rates and published benchmarks such as Rawlinsons, adjusted for your postcode and state. If you give us your own rates or a preferred supplier schedule, we use those.
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04
Senior QA review
Before anything is sent, a second estimator compares the takeoff with the drawings and verifies the measuring rules, deductions, wastage allowances and productivity assumptions.
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05
Delivery
Excel and PDF files reach your inbox within one to two days for standard jobs. One round of changes is included, and we remain available for tender queries and scope questions after the tender.
Tooling
Software We Work In
You do not have to hold a licence for these tools. We do the measuring with them and hand over the results.
Bluebeam Revu
Measuring, marking and comparing drawings on screen.
PlanSwift
Takeoffs made from ready-built assemblies, with quantities you can export.
On-Screen Takeoff
Layer-based measuring on big commercial drawing sets.
Rawlinsons-benchmarked rates
Up-to-date Australian unit rates, compared with supplier and subcontractor quotes.
Microsoft Excel
The final file, set out to match your cost codes and trade sections.
If you use Buildsoft, CostX, Estimate One, Procore or your own template, let us know and we will prepare the file so it imports straight in.
Turnaround & Pricing
Cost and Delivery Time
We quote a fee for each project before starting, in AUD excluding GST. We never bill by the hour, and you are never charged more than the quote.
Small / residential scope
24 hoursSingle dwellings, extensions and granny flats.
Typical fee A$350 to A$850
Mid-size commercial
24 to 48 hoursTownhouses, duplexes and small commercial.
Typical fee A$850 to A$1,800
Large / complex
48 to 72 hoursMulti-dwelling and mid-rise timber frame projects.
Typical fee A$1,800 to A$3,600
Monthly takeoff package
OngoingA set number of estimates every month, with your jobs placed first in the queue.
Flat monthly rate from A$2,200/mo
Cost vs. Capacity
Why Builders Hand Timber Framing Estimating to Us
A full-time estimator is a salary, super, software seats and training. A timber framing takeoff from us is a per-project cost that only appears when you are actually tendering.
- No software licences. Takeoff and cost-data subscriptions cost thousands of dollars per user each year. With us, you use ours.
- Tender more, more selectively. Most builders do not lose jobs through bad pricing. They lose them because they run out of time to reach enough tenders before closing.
- Site time stays site time. Items get overlooked when estimating at 9pm after a long day on site.
- Independent accuracy check. Even builders with in-house estimators use us to sanity-check large or unfamiliar timber framing scopes before they submit.
- Moves up and down with how busy you are. Five takeoffs in a busy month and none in a slow one. You never carry a fixed cost.
Who We Work With
Made for Anyone Pricing Framing
Carpenters and framers
Lineal metre takeoffs with labour.
Volume builders
Per-plan packages.
Truss and frame fabricators
Counts for quoting.
Renovators
Extension and alteration framing.
Timber suppliers
Material list confirmation.
Quantity surveyors
Frame element costs.
Sample Output
Sample Line Items
Every estimate has this much detail: quantities tied to elements and measured in metric, never lump sums.
| Item | Unit | Qty | Material | Labour | Total |
|---|---|---|---|---|---|
| 90 x 45 MGP10 studs | m | 3,420 | $ | $ | $ |
| 90 x 45 top and bottom plates | m | 1,180 | $ | $ | $ |
| Noggings, 90 x 45 | m | 1,040 | $ | $ | $ |
| Roof trusses, 5 to 12 m span | No. | 34 | $ | $ | $ |
| Sheet bracing, 9 mm ply | m² | 62.0 | $ | $ | $ |
| Tie-down rods and brackets | No. | 220 | $ | $ | $ |
These example items show only the layout and units. They do not come from a client project.
FAQ
Common Questions
How do you measure framing?
In lineal metres by section and grade, wall by wall, with lintels, noggings and bracing separated.
Do you work to AS 1684?
We follow the sizes and bracing shown on your drawings and engineering, which typically reference AS 1684.
Can you count trusses?
Yes, by type, span and number, using the truss layout when it is provided.
Do you include wastage?
Yes, as a visible allowance you can change.
Do you cover steel framing?
Yes, including light-gauge steel studs, tracks and joists.
Can you give a materials-only list?
Yes, a supplier-ready list with sizes and lengths.
What does it cost?
A fee is quoted per project in AUD excluding GST before work starts.
How fast is turnaround?
Standard scopes ship in 24 to 48 hours.
Ready to Get Started?
Ready for Your Next Timber Framing Tender?
Send your drawings along with a short note on what the job covers. A fee and delivery date come back the same working day, and the finished estimate follows within one to two days of your approval.