Multifamily developments from apartment complexes to townhomes and condominiums are booming across Texas. As demand for housing surges, contractors face increasing pressure to deliver projects that are cost-effective, code-compliant, and visually appealing. Among the most critical scopes in these builds are drywall and interior finishes. They define the livability, durability, and aesthetic quality of each unit and they’re often the final touch before turnover.
But estimating drywall and finishes in multifamily projects is no simple task. With dozens or even hundreds of units, each with varying layouts, ceiling heights, and finish levels, precision is key. A small miscalculation in square footage or labor productivity can lead to costly overruns. In this guide, we explore how professional estimating services help contractors navigate the complexities of drywall and finishes in multifamily construction and why accuracy matters more than ever.
Why Drywall & Finishes Are Complex in Multifamily Projects
| Challenge | Why It Matters |
| Unit Variation | Different layouts, ceiling heights, and wall types require tailored takeoffs. |
| High Volume | Hundreds of rooms and thousands of square feet small errors scale quickly. |
| Finish Level Coordination | Varying finish levels (Level 3 vs. Level 5) impact labor and material costs. |
| Fire & Sound Ratings | Shared walls and corridors require code-compliant assemblies. |
| Schedule Sensitivity | Drywall and finishes are on the critical path delays affect turnover. |
| Labor Productivity | Crew output varies by unit type, layout complexity, and site logistics. |
Estimators must balance speed, accuracy, and compliance to keep projects on track.
Typical Drywall & Finish Scope in Multifamily Projects
| Scope Component | Estimating Considerations |
| Drywall Sheets | Wall and ceiling square footage, waste factor, layout complexity. |
| Joint Compound & Tape | Quantity based on linear footage of seams and corners. |
| Fasteners & Adhesives | Screws, nails, and glue based on sheet type and framing. |
| Corner Beads & Trims | Count per unit, varies by design and finish level. |
| Finish Level (3–5) | Higher levels require more compound, sanding, and labor time. |
| Paint & Wall Coverings | Primer, paint, or specialty finishes priced by coverage and application method. |
| Ceiling Treatments | Drywall ceilings, drop ceilings, or exposed systems each priced differently. |
| Floor Base & Trim | Linear footage per room, material type (MDF, wood, vinyl). |
Sources: Master Estimators, Total Takeoffs
Estimating Workflow for Drywall & Finishes
- Review Architectural Plans
- Identify unit types, wall assemblies, ceiling heights, and finish schedules.
- Perform Digital Takeoffs
- Use tools like PlanSwift or Bluebeam to calculate square footage and linear footage.
- Apply Finish Level Factors
- Adjust labor and material quantities based on specified finish levels.
- Include Code Compliance Assemblies
- Account for fire-rated walls, sound barriers, and corridor treatments.
- Model Labor Productivity
- Use historical data to estimate crew output per unit type.
- Add Contingency for Rework & Punchlist
- Include allowances for touch-ups, damage repair, and final walkthroughs.
Case Study: 120-Unit Apartment Complex in Austin
A contractor bidding on a 120-unit multifamily project faced challenges with:
- Multiple unit layouts and ceiling heights
- Level 4 finish in living areas, Level 5 in bathrooms
- Fire-rated corridor walls and demising partitions
- Tight schedule with phased turnover every 30 days
After hiring a professional estimating firm:
- Drywall quantities were calculated per unit type
- Finish levels were modeled with labor productivity benchmarks
- Fire-rated assemblies were priced with UL-listed materials
- Paint and trim were estimated by room count and layout complexity
Outcome:
- The contractor won the bid
- Delivered the project on schedule
- Avoided $150,000 in change orders due to scope clarity
- Received a follow-up contract for a nearby townhome development
Best Practices for Estimating Drywall & Finishes
| Practice | Why It Matters |
| Use Room-by-Room Takeoffs | Improves accuracy and aligns with field execution. |
| Model Finish Levels Separately | Prevents underpricing high-labor areas like bathrooms and corridors. |
| Include Waste & Overlap Factors | Accounts for cuts, layout inefficiencies, and material loss. |
| Coordinate with MEP Trades | Avoids conflicts with penetrations, chases, and ceiling systems. |
| Document Assumptions Clearly | Improves transparency and speeds up approvals. |
| Benchmark Against Past Projects | Helps calibrate pricing and productivity expectations. |
Estimators must be detail-oriented, collaborative, and code-savvy to succeed in multifamily drywall scopes.
Tools That Support Drywall & Finish Estimating
| Tool | Functionality |
| PlanSwift + Bluebeam | Digital takeoffs and markup collaboration. |
| RSMeans + CostWorks | Regional pricing and productivity rates. |
| Excel + Custom Templates | Flexible pricing and alternate modeling. |
| Autodesk Revit + Navisworks | BIM integration and clash detection. |
| On-Screen Takeoff (OST) | Visual takeoffs with room-by-room breakdowns. |
These tools help estimators deliver bids that are accurate, scalable, and easy to review.
ROI of Estimating Services for Drywall & Finishes
| Benefit | Financial Impact |
| Fewer Change Orders | Saves $50,000–$200,000 per project on average |
| Improved Bid Accuracy | Increases win rate and reduces margin erosion |
| Faster Approvals | CSI formatting and clear assumptions speed up GC review |
| Better Client Relationships | Transparency builds trust and repeat business |
| Reduced Legal Risk | Accurate scope and compliance reduce liability and disputes |
| Optimized Crew Planning | Helps avoid overtime and crew inefficiencies |
Estimating services aren’t just a cost they’re a strategic investment in drywall success.
Final Thoughts
Drywall and finishes are the final mile of multifamily construction and they’re often the most visible to residents and owners. Contractors who understand the nuances of estimating these scopes will be best positioned to win work, deliver quality, and protect margins. Professional estimating services provide the expertise, tools, and local insight needed to thrive in this competitive market.
At MSB Estimating, we specialize in drywall and finish estimating for Texas multifamily contractors. Whether you’re pricing a 20-unit townhome or a 300-unit apartment tower, we help you bid smarter, build faster, and stay profitable.
Ready to Estimate Your Next Multifamily Project?
Contact MSB Estimating today to learn how we support drywall and finish scopes across Texas.
