SYSTEMATIC ESTIMATING
Price $10.00 Net
YOUNG’S
PERFECTED
SYSTEM
YOUNG'S
PERFECTED SYSTEM
- OF -
ESTIMATING THE COST OF BUILDINGS
A NEW AND MOST COMPREHENSIVE,
SYSTEM OF FINDING THE
COST OF BUILDINGS
COMPILED ESPECIALLY FOR THE USE OF
CONTRACTORS AND BUILDERS
OBJECT:
TIME SAVING AND EXACTNESS
NECESSARY TO THE EXPERIENCED MAN,
ESSENTIAL TO THE BEGINNER
- ALSO -
IMPROVED FORMULAS FOR ESTIMATING
MATERIAL
- BY -
H. W. YOUNG
AUTHOR OF THE BEVEL RULE AND ITS USES
FIRST EDITION
NORTH VANCOUVER, B. C. 1906
Entered according to act of Congress, in the year ,1908
By H. W. YOUNG,
in the office of the Librarian of Congress, at Washington
PREFACE
In preparing this book I have been very careful to put in only what is essential for the builder to have at his hand when making an estimate. Most books on the subject are too complicated, or at least have too much in them to be conveniently used by the average contractor. With this in mind, by keeping well within the subject, and by careful arrangement, I consider I have entirely overcome this difficulty. This, together with my improved system of setting the price of a square foot of each, and every part the building, as it stands when finished,, makes it thoroughly practicable, and readily comprehended.
The average day's work here given, from which I get the cost of laying the different kinds of material, gives reader the advantage of actual experience and careful observation, covering a period of over ten years. Not only under my own directions, but also under foremen in different cities, and under so many different circumstances that I feel that they can be relied upon to yield a fair
6 YOUNG'S PERFECTED SYSTEM
profit to anyone who can superintend work with, at least, the average ability. And while it is quite safe for any contractor to follow these figures in making out his estimates, I would urge every foreman carpenter to make observations for himself, and if he finds that he is in any way below this average, in doing any of the principal work round a building, to try and find some improved systemof getting at the work, which will enable him to do it as well, and bring it within this average, I reassure you that all the different classes of work given here, have been performed at considerable less cost than this average,. On Page 51, I give the cost of doing some of the same work, by special workmen, and consider it not impossible, that any and all, of these figures may be attained to by almost every mechanic, if he will but do his work to the proper advantage, which after all is the whole secret, never be satisfied with being a second rate man, and always encourage your men, first to do their work well, and in a thorough systematic way; and then practice doing it quicker each time, and it is both surprising and encouraging to note how soon one can perform double the work, with apparently less exertion than before. Never forget that what a man is worth, depends altogether on the amount of material he puts in place each day he works.
THE AUTHOR.
VANCOUVER, DEC. 5, 1906.
CONTENTS
PAGE
FRONTISPIECE...... 2
TITLE PAGE...... 3
PREFACE...... 5
CONTENTS...... 7
BASIS OF PRICES...... 8
AVERAGE TIME REQUIRED ON CLASS OF WORK....12
PREPARING SCHEDULE OF PRICES...... 15
THE PRICE PER FOOT LABOR AND MATERIAL ...... 28
PLAN - DWELLING HOUSE ...... 32
SYNOPSIS OF SPECIFICATIONS...... 33
FORMULA FOR ESTIMATING PRICE...... 35
EXAMPLE, ESTIMATE...... 35
HOW TO PUT IN A TENDER...... 37
A SIMLE FORM OF CONTRACT...... 38
FORMULA FOR ESTIMATING LUMBER BILLS ...... 40
APPROXIMATE ESTIMATES...... 48
CATCHES IN SPECIFICATIONS AND HOW TO AVOID..49
CARPENTERS' WORK DONE BY SPECIALISTS ...... 51
EMPLOYERS' LIABILITY ACT-SYNOT'SIS ...... 52
MECHANICS' LIEN...... 53
SEPTIC TANK-COST AND HOW TO MAKE...... 54
YOUNG’S PERFECTED SYSTEM 1
BASIS OF PRICES
For convenience, the West Coast Lumber and Shingle Manufacturing Association's price list, No. 10, effective Oct. 3, 1908, part of which is given below with delivery prices added, will be used as a basis for prices on lumber throughout this work.
A charge of one dollar or so per thousand, up or down, on any or all of the material, would not make any particular difference in a building. For instance the amount of lumber required for a $2,000 house would be about 25,000 feet or $25.00 on the building. Any such differences can easily be deducted from or added to the total price. But when the price of wages or material varies to any considerable amount, the prices in the schedule here given should be change accordingly. Once arranged to suit the prices in any locality, rarely need be changed:
`
VANCOUVER PRICE LIST DELIVERED
Rough dimensions lumber, per -M.$18.00
Sized dimensions lumber,. per M.20.00
Sized sheeting, per M.18.00
Shiplap, per M.19.00
Bevel siding, cedar, ½ x6 per M.18.00
Flooring, ceiling and siding, fir, per M.,
K. D., E. G., No. 1 and 235.00
Wainscotting, short lengths, per M. K. D.18.00
V joint ceiling, D. D., K. D., per M.37.50
Outside finish lumber, D. D., jambs, sills, etc.,
per M.34.00
BASIS OF PRICES
Fir caseing and base, per M. $40.00
Cedar casing and base, per M. 51.00
Lath, per M.2.75
Shingles, per M.2.10
Gutter, 3 in. 8c ; 4 in. 10c ; 5 in. 12c per lineal ft.
Mouldings, lc. for each inch wide per lineal ft.
Windows, medium size 30c. per sq. ft. of
glass, fancy sash, 75c to $1.50 per ft.
Doors, common panel, average2.50
Doors, front and store doors, $3.50 to $7.00
Verandah posts, turned, $1.50 to $2.00, $3.00
and up to $10.00.
Glass, lights 24x24 to 36x36 $5.00 to $6.00
per box.
Quarry stone, granite, per cord, delivered15.00
Cement, per bbl. $5.00, per sack $1.70
Crushed rock 2.50
Sand $1.50, gravel $2.50
Lime, per bbl. 2.00
Brick, common $12, pressed $40, glazed $55
per M.
Plaster Paris $4 per bb1., patent plaster.
Steel lath or wire cloth.
Tile, drain pipe 4 in. 1 ft. length, 6c per ft.
Vitrified drain pipe, 4 in. 2 ft. lengths, 20c
per ft.
Prepared paint, per ga1.
White lead, 25-lb. tins, 7c to 9c per lb.
Oil boiled for painting, about 45 gal. bbls.,
per gal. 65c.
Turpentine, per gal. 1.75
Varnish $2.00 to $2.50 ; shellac $3.50.
Prepared floor finish, per gal. 2.75
BASIS OF PRICES
Nails, all round sizes, 5c per lb.
Door locks, common mortise, 50c to 75c. Door locks, front door, $1.50 to $5 and up.
Door locks, store door, $2.50 to $12 and up.
Door locks, rim, 30c.
Door locks, padlock and hasp, 30c to $1.00 and up.
Door strikes, 5e.
Door hinges, 20c.
Small butts, steel 10c and 15c, brass 15c to 25c.
Double spring hinges, $1.25 to $3.00 and up.
Floor hinges, black $1.75, bronze $2.50 to $3.00,
Complete hardware for sliding door, $5.00.
Sash weights, per lb. 3e.
Fasteners, lifts and Pulleys, each window, 45c.
Transom lift 25c, casement openers 35c.
Cupboard catches, per doz. 75c, drawer Pulls per
doz. 75c.
Galvanized iron flashing sheets, 30x96 in. 80c.
Zinc per sheet $1.20.
Tin for roof, per box 112 sheets, 14x20 in., $7.00. Galvanized iron gutters, about the same as wood
when put on the building.
Down spouts, 2 in. 8c, 3 in. 10c, 4 in. 12 1/2, etc.
Building paper, white $1.00, tar $1.00.
Prepared paper roofing, $2.50, $3.00, $4.50 and $5.00
per square.
Prepared roof tar, per bbl. 45 gal., $6.50
Tar felt for gravel roofs, 30 lbs. per roll, 120 sq. ft.,
$2.40 per 100 lbs.
BASIS OF PRICES
WAGES
Carpenters 40c per hour.
Foremen each ten men, 50c, or per man 5c per hour.
Profits on wages paid out including unavoidable accident or loss of time, 20 per cent., 9c per hour.
Each man must earn 54c per hour.
Common labor...... $2.50 for 10 hour
Masons...... 5.00 for 8 hour,
Bricklayers...... 5.00 for 8 hour
Experienced tender...... 3.00 for 8 hour
This work should be figured as above when the men
are working by the day.
Common labor...... 25c per hour
Supervising the work...... 5c per hour
Profit on wages 20 per cent...... 6c per hour
...... ______
...... 36c or $3.60 per day
Bricklayers...... 62½ c per hr.
Helpers...... 37½ c per hr.
Profit on wages 20 per cent...... 20c per hr.
...... ______
...... $1.20 or $9.60 per day
Note: - 20 per cent, profits may seem rather high to some, but don't forget that a scaffold falling or even a brick, may cost you 50 per cent. See page 52.
AVERAGE TIME REQUIRED ON EACH CLASS OF
WORK.
The cost of working up the different classes of material Is generally figured at so much for each piece for certain parts of the work, and so much per thousand feet, or per square-i.e. 10 ft. square-for sheeting, flooring, siding, shingles, etc.; this has long since been admitted as the only safe way of making an estimate. It has the disadvantage, however, of being such a laborious, tedious and thankless piece of work, that most contractors soon get weary of making up lumber bills, and going into all the little details, when they have only one chance in ten of getting the work, and in many cases no chance it all; and yet it is very essential that a proper estimate should be put in, if any.
The difficulty may be entirely overcome by having a previously prepared list of prices, representing an average square foot of each and every part of the building, as it stands when finished; and as all buildings have many parts in common, which will cost a common average price per square foot, it will be seen at once that a good systematic arrangement of such parts at an average cost per square foot, will greatly reduce the number of items to be figured on, and also be a guard against oversight ,and mistakes. First we consider the average time it takes to do most of the principal kinds of work around buildings and
AVERAGE TIME REQUIRED TO DO EACH CLASS OF
WORK
then we will proceed to arrange them into logical order, and in such a manner that the price can be easily
ADJUSTED TO SUIT EACH PARTICULAR CIRCUMSTANCE.
The average time required to cover 1000 square feet of surface with each kind of material, and on each class of work:
1. Wood foundations or part wood, see page 16.
Posts and sills, 2 men 1¼ to 2 days, 20 to 32 hours.
2. Floors-.Joists 2x6 to 2xl2, 2 men first floor, 1 day,
16 hours.
Joists and bridging, 2x6 to 2xl2, 2 men, second floor,.
1 1/2 days, 24 hours.
Joists 2x4 to 2x6, 2 men, ceilings, ½ day, 8 hours.
Floors, shiplap, straight, 2 men ½ day, 8 hours.
Floors, shiplap, diagonal, 2 men 1 day, 16 hours.
Floors, lx4 flooring, 2 men 1 1/2 days, 24 hours.
Floors, lx3 flooring, 2 men 2 days, 32 hours.
3. Sidewalls-Studding 2x4 or 2x6, 2 men 11/4 days, 20
hours.
Shiplap straight, 2 men 1¼ days, 20 hours.
Shiplap, diagonal, 2 men 2 days, 32 hours.
Rustic, 6 in., 2 men 2 days, 32 hours.
Rustic, 4 in.,2 men 2¼ days, 36 hours.
Mitred and butted, 2 men 3 days, 48 hours.
4. Roof-Plain framing, 2 men 1 day, 16 hours.
Hip and valley roofs, 2 men 1¼ days, 24 hours.
Sheeting, 2 men ½ day, 8 hours.
Shingling, 2 men 1¼ days, 20 hours.
Fancy shingling, 2 men 3 days, 48 hours.
AVERAGE TIME REQUIRED ON EACH CLASS OF
WORK
Roofs, finishing hips, 100 lineal feet, 1 man 1½ days, 12 hours.
Valleys, extra time required 100 lineal feet, 1 man 1 day, 8 hours.
5. Finish-Outside trimmings including:
Corner and ridge boards, with roll, etc., base, belt and frieze courses, planceer, or soffit, fascia, mouldings, and gutters - count the last two double - 1000 square feet, 2 men 4½ days, 69½ hours.
6. Finish - Inside trimming;
Base and ¼ round, chairrail, picture mould, bed mould and inside cornice, 1000 square feet -1 men 6 days, 96 hours.
7. Doors-Each door with all its members, finished:
Plain panel doors, -1 man 8 hours
Panel doors with transom1man 9¼ hours
Front door with good lock1 man 10 hours
Folding door1 man 16 hours
Sliding door1 man 24 hours
8. Windows-Without weights -1 man 7 hours
With weights or springs1 man 9 hours
Double casements -1 man 9 hours
Single casements, small 1 man 5 hours
French casements1 man 2 hours
PREPARING SCHEDULE OF PRICES.
From the foregoing pages it will be seen how to get the prices, of finished work, one thing to be cautioned about in this connection, is to put in sufficient material of each kind, to allow for lap and waste. Many contractors in figuring the old way, have lost on this account. No allowance was made for waste, cull pieces, scaffold bracing and broken pieces, that lay in heaps around the building when finished. All of which cost money, and take time to cut off and throw away, then gathered up and burned, and probably cost in the end twice as much per thousand as what was used. In the following schedule we will allow the proper amount for all this and add the proportions of nails required for each part of the work.
As painting and plastering are generally figured on, at almost a set price per yard in each locality, we will take an average contract price which include profits.
In grouping the different materials under a common head, we will follow the ordinary style of balloon framing as set forth in the sample specification and plan given on pages 32 and 33.
All the prices here given are figured out carefully from the price of material and wages now in effect on the Coast - see page eight - and can be relied on to make estimates from. Follow this schedule indetail when preparing your own prices.
PREPARING SCHEDULE OF PRICES
FRAMEWORK
Per 1000 ft.One ft.
1000 sq. ft. of the building--see.
page 32 and 33.
Foundations-part frame-Stone-
work, see page 24-Posts, sills and
bond timbers 700ft. at $18.00.$12 60
Nails, 15 pounds at 5c75
Profit at 10 per cent.1.33
Wages, 15 hours at 54c8.10
$22.78
Cost of foundation to each ft. of floor2¼c
Foundation --- all frame.-- Posts, sills
Footings and bracings 1200ft at $18.0021.60
Nails, 20 pounds at 5c1.00
Profits at 10 per cent.2.26
Wages, 32 hours at 54c17.284¼c
Wages-no basement-20 hours
at 54 cents.10.803 1/3c
Floors--Joists first floor 1500ft
at $20.0030.00
Nails, 30 lbs. at 5c1.50
Profits at 10 per cent.3.15
Wages, 16 hoursat 54c8.644 1/3c
Shiplap, 1250 ft. at $19.0023.75
Nails, 20 lbs. at 5c1.00
Profits at 10 per cent.2.47
Wages, 16 hours at 54c8.643½c
Flooring, 1333 ft. it $35.0046.66
Nails, 25 lbs. at 5c1.25
Profits at 10 per cent.4.79
Wages, 24 hours at 54c12 96
Paper, 3 rolls at $13.006 4-5c
PREPARING SCHEDULE OF PRICES
FRAMEWORK
Per 1000 ft.One ft.
1000 ft. of each class of work on
the building.
Floors and Ceilings-first floor
brought forward,$147 8114¾c
Top ceiling______
Joists, 600 ft. at $18.0010 80
Nails, 8 pounds at 5c40
Profit at 10 per cent.1 12
Wages, 8 hours at 54c4 321 2/3c
______
$ 164 4516½ c
Plaster, 2 coats at 3½ c20c
Floors-Second or third floors,
Joists and bridging 1900 ft. at $20.0038 00
Nails, 38 pounds at 5c1 90
Profits at 10 per cent.4 00
Wages, 24 hours at 54c12 965 2/3c
Shiplap, 1250 ft at $18.0022 50
Nails, 20 pounds at 5c1 00
Profits at 10 per cent.2 35
Wages, 20 hours at 54c10 803 2/3c
Flooring, 1333 ft at $35.0046 66
Nails, 25 pounds at 5c1 25
Profits at 10 per cent.4 79
Wages, 28 hours at 54c15 12
Paper, 3 rolls at $13 007c
______
$ 164 3316½ c
Plastering ceilings under floors20c
It will he seen from the above that the top ceilings cost more than those under the floors andalso the lower floor, on account ofbeing easier supported andmore
PREPARING SCHEDULE OF PRICES
FRAMEWORK
convenient of access, cost less than those higher up, and as the lower floor seldom has any ceiling underneath, to simplify matters we will add the upper ceilings in with the lower floors, which combined cost about the same as the other floors and ceilings underneath them. Thus, if there isonly one floor, we take the number of square feet in the building and multiply It by 20c. This will include all the cost and profit in connection with the floors and ceilings. The foundations can also be added in this style of house, where there are 2 or 3 floors the same size take 2 or 3 times the cost of one floor, add the cost of foundation and the whole work andmaterial can be got at with one stroke.
1000 square feet.Per 1000 ft.One ft.
Side walls-2x4 studding, plates
footings and bracing, 1000 ft. at $20. $ 20 00
Nails, 25 lbs. at 5c1 25
Profits at 10 per cent.2 12
Wages, 20 hours at 54c10 803 2-5
Shiplap, diagonal, 1250 ft at $19.23 75
Nails, 20 lbs. at 5c1 00
Profits on Material at 10 per cent.2 47
Wages, 20 hours at 54c10 893 4-5
A. Rustic 6 in. 1250 ft. at $35.0043 75
B.Rustic 3 or 4 in. Mitred and
butted, 1500 ft. at $35.0052 50
Nails, 20 lbs. at 5c1 00
A. Wig(,s, 32 hours at 54c17 23
A. Profits at 10 per cent.4 77A 7c
B. Wages, 48 hours at 54c25 92
B. Profits at 10 per cent.5 65B 8 4-5c
PREPARING SCHEDULE OF PRICES
FRAMEWORK
1000 sq. ft.One ft.
Side wallsRustic
Paper, 3 rolls at $13 00 A style 12 1/3
Lath and plaster, two coats atB “ 14 1-5
3 1/3c per foot33 33Wall
Painting, two coats at 2c per ft.20 00A 19 1/2c
B 21 1/3c
4 in ceiling-Woodfinish instead
of lath and plaster-1330 ft. at $35.0046 55
Wages, 48 hours at 54c25 92No plaster
Nails, 25 lbs. at 5c1 25 wood finish
Profits at 10 per cent.4 78A 26c B 28c
78 507 2/3c
Paint, inside, finish 2c per ft.
Partitions-studding 2x4 same as
wall 3 2-5cts.34 00
Astyle, Plastered 2 sides at 6 2/3c66 66A 10cft.
B style, 4 in. ceiling finish 2 sidesB 23c ft.
at 19 1/3.c (see above)196 50
Roof - Rafters, collar-ties, brace
lookouts, etc., 700 ft. at 5c12 60
Nails, 20 lbs. at 5c1 00
Profit at 10 per cent. material1 36
Wages, 24 hours at 54c12 962 4-5c
Sheeting, 850 ft. at $18-0015 30
Nails, 12 lbs. at 5c60
Profit at 10 per cent.1 50
Wages, 8 hours at 54c4 322 1-5c
Shingles, 8 M. at $2.1016 80
Nails, 25 lbs. at 5c1 25
PREPARING SCHEDULE OF PRICES
ROOFS
1000-sq. ft.One ft.
Profits at 10 per cent.$1 80
Roof-Painting or staining 1 coat
at 1½ cents15 003 1/2 c
Combined .8 1/2 c
Valleys, extra time 100 lin. ft.
8 hours at 54c4 32
Gal. flashing 133 ft. at 7c9 31
Profits at 10 per cent.93lin. ft. 14 1/2c
Hips, finishing 100 lin. ft. extra time
12 hours at 54c6 48
Shingles, 3/4 M. at $2.101 57
Nails, 3 lbs. at 5c15
Profits, 10 per cent.17lin. ft. 8 1/3c
Roof-Tar and Gravel-woodwork
same as second floor, joist and shiplap92 50
Gravel 1 yd, at $2.502 50
Roof tar, I bbl. at $6.506 50
11 rolls tar felt at 75c per roll8 25
Labor, 1 1-5c per ft.12 00
10 per cent. on balance of material1 7212 1/3c
$ 123 47
Roof-Tin-woodwork same as
the above92 50
6 boxes I C charcoal at $742 00
50 lbs. solder at 15c7 50
Preparing and laying tin7 50
Profit at 10 per cent5 70 15 1/2c
$ 155 20
PREPARING SCHEDULE OF PRICES
FINISH
1000 sq. ft.One ft.
outside finish 1000 square feet
Cornice and all trimmings - mouldings
counted double 1100 ft. at $34.00$ 37 40
Nails, 18 lbs. at 5c90
Profits at 10 per cent.3 83
Wages 69½ hours at 54C37 53
Painted 2 coats at 2½c25 0010 1/2c
$104 66
Inside finish, including base, all
mouldings and cornice, all separate
mouldings counted double, 1200 feet
at $40.0048 00
Nails, 25 pounds at 5c1 25
Profits on materials at 10%,4 92
Wages, 96 hours at 54c51 84
Paint or hard oil finish at 3¼c ft.32 5014c
$138 51
Doors-Common doors 4 or 5
panel, 2-8x6-82 75
Lumber-frame, 16 ft. at $34.0054
Lumber base blocks, casings, cap
etc., 36 ft. at $34.001 22
Lock 60c, binges 20c, strike 5c,
Nails, 2 pounds 10c95
Painting, or stain and varnish 3 ½ 2 34
Profit on material at 10 per cent.54
Wages, carpenter, 8 hours at 54c4 32
$12 66$12 70 ea.
sliding door double that of com-
mon door, $25.3025 30
Front and Store doors-extra cost
of front door--door $3, hardware $2,
profit 50c, Wages $1.086 5819 24
Extra cost of store door-door $3
hardware $7, profits $1, wages $1.0812 0824 74
Doors-Extra cost with tran-
soms sash$ 1 60
Extra lumber27
Extra hinges 10c, lift 25c35
Profits22
Wages80
Painting40
$3 64each
1. Windows average size-sash4 60
Lumber-frame and outside step
and casings 28 ft. at $34.0095
Inside stool, case etc., 14 ft. at $4055
Weight, 30 lbs. at 3c90
Rope, pulleys, lifts, fasteners65