Drywall is one of the most frequently bid interior trades. It’s also easy to get wrong, because one partition type can combine several board types, layers, stud gauges, heights, fire ratings and finish levels. A good drywall estimate keeps those variables separate from takeoff to pricing.
Where Drywall Sits in Division 09
In CSI MasterFormat, Division 09 Finishes includes:
- 09 20 00 Plaster and Gypsum Board, including 09 21 16 Gypsum Board Assemblies, 09 22 16 Non-Structural Metal Framing and 09 29 00 Gypsum Board
- 09 30 00 Tiling
- 09 50 00 Ceilings
- 09 60 00 Flooring
- 09 90 00 Painting and Coating
Load-bearing cold-formed steel framing is usually specified in Division 05 (05 40 00 Cold-Formed Metal Framing), not Division 09. Check which section governs studs at exterior walls and shaft walls before you price framing gauges. Insulation inside partitions is commonly in Division 07.
Start With the Partition Types
Most commercial drawings include a partition type legend. Each type defines:
- Stud size, gauge and spacing (for example, 3-5/8 in studs at 16 in OC)
- Board type and thickness on each side (regular, Type X, moisture- or mold-resistant, abuse- or impact-resistant)
- Number of layers
- Height (to ceiling, to underside of deck, or a set distance above ceiling)
- Fire rating and acoustic requirements (insulation, sealant, resilient channel)
Take off each partition type as its own line, measured in linear feet. Then convert to area using the height. This keeps the takeoff traceable and makes addenda easier to price.
Takeoff Quantities
Board
- Wall area = LF x height x sides x layers
- Ceilings and soffits measured separately. Overhead hanging is slower, and ceiling board is often a different type or thickness.
- Sheet count = net area x (1 + waste) / sheet area. A 4 x 8 sheet is 32 SF, 4 x 10 is 40 SF, and 4 x 12 is 48 SF.
Framing
- Studs: (LF x 12 / spacing in inches) + 1 per run, plus extra studs at openings, corners, intersections and ends
- Track: top and bottom, so roughly 2 x partition LF, with deflection track where the spec calls for it
- Headers, backing and blocking for casework, grab bars, TVs and wall-hung fixtures
- Bracing, bridging and kickers for tall walls or walls that stop above the ceiling
Finishing and accessories
- Joint tape and joint compound. Use the manufacturer’s coverage data for your products rather than a generic figure.
- Corner bead, J-trim or L-trim, control joints and reveals by LF
- Fire-resistive joint sealant at rated head-of-wall and penetrations where specified
- Fasteners per the spec and the assembly listing
Finish Levels (GA-214)
The Gypsum Association’s GA-214 defines levels of finish. The spec should state which level applies where.
| Level | What it involves (summary) | Typical use |
|---|---|---|
| 0 | No taping or finishing | Temporary construction, or finish undecided |
| 1 | Tape embedded in compound at joints and angles | Above ceilings, plenums, areas not open to view |
| 2 | Tape embedded plus one thin coat; fastener heads covered | Tile substrates, garages, warehouse and storage areas |
| 3 | Level 2 plus one additional coat on joints and fasteners | Surfaces receiving heavy texture |
| 4 | Level 2 plus two separate coats on flat joints, one on angles | Flat paint, light texture, wallcovering |
| 5 | Level 4 plus a skim coat over the entire surface | Gloss or semi-gloss paint, critical lighting |
Level 5 adds a full skim coat, so it needs meaningfully more material and labor than Level 4. Price it on its own line.
Worked Example: Interior Partitions
Example: 180 LF of partition, 10 ft high, 3-5/8 in studs at 16 in OC, one layer of 5/8 in Type X each side, eight 3 ft x 7 ft door openings. Assumptions: openings deducted, 10% board waste, 4 x 12 sheets, 5% framing waste, 10 ft stud and track lengths.
Board
- Gross area per side: 180 x 10 = 1,800 SF
- Both sides: 1,800 x 2 = 3,600 SF
- Openings: 8 x (3 x 7) = 168 SF per side, x 2 = 336 SF
- Net area: 3,600 - 336 = 3,264 SF
- With 10% waste: 3,264 x 1.10 = 3,590.4 SF
- Sheets: 3,590.4 / 48 = 74.8, so 75 sheets of 4 x 12
Studs
- Spaces: 180 x 12 / 16 = 135, plus 1 = 136 studs
- Door jambs: 8 doors x 2 = 16 extra studs
- Subtotal: 136 + 16 = 152
- With 5% waste: 152 x 1.05 = 159.6, so 160 studs at 10 ft
Track
- Top and bottom: 180 x 2 = 360 LF
- With 5% waste: 360 x 1.05 = 378 LF
- In 10 ft lengths: 378 / 10 = 37.8, so 38 pieces
Hanging labor (illustrative)
If your historical rate for hanging 5/8 in board on walls is in the 50-70 SF per worker-hour range, the net 3,264 SF works out as:
- 3,264 / 70 = 46.6 hours
- 3,264 / 50 = 65.3 hours
That gives a range of about 47 to 65 worker-hours for hanging only. Taping and finishing are separate. Use your own crew data wherever you have it.
Labor Productivity Ranges
Productivity varies widely with wall height, layout complexity, access, floor level, crew experience and finish level. The ranges below are commonly used starting points per worker-hour, not standards.
| Task | Typical range (SF per worker-hour) |
|---|---|
| Hang board, walls | 50-70 |
| Hang board, ceilings | 35-50 |
| Tape and finish, Level 4 | 30-40 |
| Tape and finish, Level 5 | 20-30 |
Scaffolding or lifts for tall walls, shaft wall assemblies, curved walls and multi-layer rated assemblies all slow production. Adjust for them.
Drywall Estimating Checklist
- Take off each partition type separately, in LF, with height noted
- Confirm heights: to ceiling, to deck, or above ceiling
- Separate walls, ceilings, soffits and bulkheads
- Track board type, thickness and layers on each side
- Include framing, deflection track, backing, headers and bracing
- Apply the specified GA-214 finish level by area
- Add corner bead, trims, control joints and rated sealants
- Include insulation if it’s in your scope, and confirm which division it’s specified in
- List lifts, scaffolding, protection and cleanup
- Confirm stocking and hoisting conditions for upper floors
Common Mistakes
- One height for the whole job. Partitions to deck are often much taller than partitions to ceiling.
- Measuring one side only. Double-sided partitions need board on both faces.
- Missing layers on rated assemblies. Two-hour walls often need two layers each side.
- Ignoring above-ceiling work. Rated walls and smoke partitions usually continue to the deck.
- Pricing Level 5 as Level 4. The skim coat takes real time and material.
- Forgetting backing and blocking. It shows up on the interior elevations, not the floor plans.
For related trades, see our painting estimating page and the material takeoff guide.
How F&K Estimatings Can Help
F&K Estimatings prepares drywall and metal framing takeoffs by partition type, with board, framing, finish level and accessories listed separately so you can apply your own labor rates. Learn more on our drywall estimating page, or see turnaround and cost on the pricing page.