Our Thermal and Moisture Protection Estimating Designed to Help You Win More Bids
The Building Envelope comprised of the thermal insulation, weather barriers, roofing systems, firestopping, and specialized sealants is the most critical line of defense for a structure. Located within CSI Division 07, the Thermal and Moisture Protection scope determines a building’s longevity, energy performance, interior air quality, and occupant comfort. Errors in this complex, multi-layered division expose the project to catastrophic risks: water intrusion, mold damage, structural decay, and severe financial penalties for failure to meet stringent energy codes (like ASHRAE 90.1, IECC).
Accurate estimating for Division 07 requires mastery of layered systems, precise quantification of all discontinuities (e.g., transitions at windows, doors, and parapets), and rigorous adherence to complex material specifications. Relying on simple surface area calculations for this scope is a recipe for envelope failure and high future litigation risk.
At Aris Estimating, we provide Definitive Thermal and Moisture Protection Estimating Services. We specialize in delivering granular, layer-by-layer takeoffs that meticulously quantify every square foot of insulation, every linear foot of flashing, and every gallon of specialized liquid-applied barrier. We empower General Contractors, Roofing/Waterproofing Subcontractors, and Developers to bid competitively, guarantee compliance, and eliminate the financial risk associated with envelope failure.
I. The Division 07 Challenge: Layering, Continuity, and Code
The primary difficulty in Division 07 estimating is modeling the continuous, interlocking nature of multiple protective layers required by modern building and energy codes.
| Component Group | Primary Cost Driver | Critical Quantification Detail | Risk of Inaccuracy |
|---|---|---|---|
| Roofing Systems | Membrane and Insulation Layers | Square footage of membrane, tapered insulation layout, complex perimeter flashing, and penetration wraps. | Water Intrusion/Catastrophic Leakage (if membrane detailing or flashing is missed); High Energy Bills. |
| Wall Barriers | Continuity and Transition Detailing | Square footage of air/vapor barrier, linear footage of specialized transition membranes (at windows/doors). | Moisture Migration/Mold (if barrier is breached); Air Leakage/Code Failure (missing blower-door test). |
| Firestopping | Life Safety Compliance | Specific volume/length of firestop sealant by penetration type and UL/cUL assembly number. | Fire Spread Risk (if firestopping assembly is incorrectly priced or missed entirely). |
II. Specialized Takeoffs by Protection System
We approach each protective layer as a critical, high-risk assembly, ensuring compliance with both the design and regulatory requirements.
A. Roofing Systems (Div. 07 20 00 & 07 50 00)
This requires specialized knowledge of commercial low-slope systems and drainage:
- Membrane Quantification: Accurate square footage of the primary membrane (TPO, PVC, EPDM, BUR, liquid-applied), factoring in required seam overlaps, parapet wall wraps, and complex penetrations (vents, drains, mechanical curbs).
- Insulation Layers: Takeoff of all rigid or tapered insulation (including cricket layouts) required to achieve the specified R-value and direct drainage. We separate insulation by type and R-value for material cost verification.
- Perimeter Detailing: Detailed linear footage of metal coping, fascia, counter-flashing, termination bars, and specialized roof drains.
B. Wall Systems and Barriers (Thermal, Air, and Vapor)
Focuses on achieving thermal performance and minimizing air and moisture migration:
- Continuous Insulation (CI): Quantification of exterior rigid insulation (XPS/EPS/Polyiso) by thickness and R-value. We calculate all required fasteners and attachment systems, which are key labor drivers.
- Air/Vapor Barriers: Precise square footage of the fluid-applied or sheet-applied air/vapor barrier. We meticulously quantify the Linear Footage of Transitions (at window/door openings, slab edges, roof-to-wall interface) where specialized flashing tapes, caulks, and liquid sealants are required for continuity, the single biggest determinant of energy code compliance.
- Waterproofing (Below-Grade): Quantification of sheet- or liquid-applied waterproofing membranes for foundation walls, underslab vapor barriers, and blind-side applications, including protection board and drainage matting.
C. Joint Sealants, Firestopping, and Flashing (Ancillary Risk)
These materials are small in volume but critical for legal and functional performance.
- Joint Sealants: Linear footage takeoff of all required exterior sealants (e.g., expansion joints, control joints, perimeters of windows/doors), separated by required material type (silicone, polyurethane, etc.) and joint size.
- Firestopping: Quantification of all firestopping material (sealant, collars, wrap strips) required where MEP penetrations pass through fire-rated walls and floors, ensuring the specific UL/cUL-rated assembly is accurately costed for compliance.
III. The Aris Estimating Advantage: Compliance and Risk Mitigation
Our specialized service provides the ultimate defense against the high costs and liabilities associated with building envelope failure and code non-compliance.
- Layered Assembly Takeoffs: We provide layer-by-layer quantification, ensuring that every element from the substrate to the outer protection (e.g., primer, barrier, insulation, protection board) is accounted for, eliminating hidden scope gaps.
- Energy Code Verification: Our takeoffs are structured to verify the required effective R-value and air barrier standards for the specific climate zone, providing the documentation needed to confirm energy code compliance before construction begins.
- Transition Focus (The High-Risk Zone): We allocate specific labor and material units to transition areas, recognizing that a small amount of liquid-applied flashing tape or specialized sealant at a window opening can cost significantly more per foot than the main wall barrier material.
- Subcontractor Negotiation: Our granular material and labor quantities provide the unbiased benchmark needed for General Contractors to vet bids from roofing, flashing, and sealant trades, ensuring they are not over-padding their material waste factors or specialized labor rates.
Ready to secure a building envelope that guarantees performance, compliance, and minimizes long-term liability? Partner with Aris Estimating for Division 07 estimates defined by meticulous detail and layered accuracy.
