# Send Construction Estimator Pro to your agent Hand the extracted package to your coding agent with a concrete install brief instead of figuring it out manually. ## Fast path - Download the package from Yavira. - Extract it into a folder your agent can access. - Paste one of the prompts below and point your agent at the extracted folder. ## Suggested prompts ### New install ```text I downloaded a skill package from Yavira. Read SKILL.md from the extracted folder and install it by following the included instructions. Then review README.md for any prerequisites, environment setup, or post-install checks. Tell me what you changed and call out any manual steps you could not complete. ``` ### Upgrade existing ```text I downloaded an updated skill package from Yavira. Read SKILL.md from the extracted folder, compare it with my current installation, and upgrade it while preserving any custom configuration unless the package docs explicitly say otherwise. Then review README.md for any prerequisites, environment setup, or post-install checks. Summarize what changed and any follow-up checks I should run. ``` ## Machine-readable fields ```json { "schemaVersion": "1.0", "item": { "slug": "afrexai-construction-estimator", "name": "Construction Estimator Pro", "source": "tencent", "type": "skill", "category": "开发工具", "sourceUrl": "https://clawhub.ai/1kalin/afrexai-construction-estimator", "canonicalUrl": "https://clawhub.ai/1kalin/afrexai-construction-estimator", "targetPlatform": "OpenClaw" }, "install": { "downloadUrl": "/downloads/afrexai-construction-estimator", "sourceDownloadUrl": "https://wry-manatee-359.convex.site/api/v1/download?slug=afrexai-construction-estimator", "sourcePlatform": "tencent", "targetPlatform": "OpenClaw", "packageFormat": "ZIP package", "primaryDoc": "SKILL.md", "includedAssets": [ "README.md", "SKILL.md" ], "downloadMode": "redirect", "sourceHealth": { "source": "tencent", "status": "healthy", "reason": "direct_download_ok", "recommendedAction": "download", "checkedAt": "2026-04-30T16:55:25.780Z", "expiresAt": "2026-05-07T16:55:25.780Z", "httpStatus": 200, "finalUrl": "https://wry-manatee-359.convex.site/api/v1/download?slug=network", "contentType": "application/zip", "probeMethod": "head", "details": { "probeUrl": "https://wry-manatee-359.convex.site/api/v1/download?slug=network", "contentDisposition": "attachment; filename=\"network-1.0.0.zip\"", "redirectLocation": null, "bodySnippet": null }, "scope": "source", "summary": "Source download looks usable.", "detail": "Yavira can redirect you to the upstream package for this source.", "primaryActionLabel": "Download for OpenClaw", "primaryActionHref": "/downloads/afrexai-construction-estimator" }, "validation": { "installChecklist": [ "Use the Yavira download entry.", "Review SKILL.md after the package is downloaded.", "Confirm the extracted package contains the expected setup assets." ], "postInstallChecks": [ "Confirm the extracted package includes the expected docs or setup files.", "Validate the skill or prompts are available in your target agent workspace.", "Capture any manual follow-up steps the agent could not complete." ] } }, "links": { "detailUrl": "https://openagent3.xyz/skills/afrexai-construction-estimator", "downloadUrl": "https://openagent3.xyz/downloads/afrexai-construction-estimator", "agentUrl": "https://openagent3.xyz/skills/afrexai-construction-estimator/agent", "manifestUrl": "https://openagent3.xyz/skills/afrexai-construction-estimator/agent.json", "briefUrl": "https://openagent3.xyz/skills/afrexai-construction-estimator/agent.md" } } ``` ## Documentation ### Construction Estimator Pro Complete construction estimating methodology — from quantity takeoff to bid submission. Zero dependencies. ### Estimate Type Decision Matrix Project StageEstimate TypeAccuracyBasisUse CaseConceptOrder of Magnitude-30% to +50%SF/unit costsGo/no-go decisionsSchematicConceptual/Budget-15% to +30%Assembly costsBudget approvalDesign DevDetailed-10% to +15%Quantity takeoffGMP/bid preparationConstruction DocsDefinitive/Bid-5% to +10%Full QTO + subsLump sum bidConstructionControlActual costsCommitted + forecastCost management ### Project Brief YAML project: name: "" number: "" type: residential | commercial | industrial | infrastructure | renovation delivery: design-bid-build | design-build | CM-at-risk | IPD location: city: "" state: "" zip: "" location_factor: 1.00 # RSMeans city cost index / national average owner: "" architect: "" scope: gross_sf: 0 stories: 0 site_acres: 0 description: "" schedule: bid_date: "" construction_start: "" substantial_completion: "" duration_months: 0 estimate: type: order-of-magnitude | conceptual | detailed | definitive base_date: "" # Date costs are based on escalation_rate: 0.04 # Annual construction cost escalation assumptions: - "" exclusions: - "" allowances: - item: "" amount: 0 ### Project Type Quick Reference TypeKey ConsiderationsTypical $/SF Range (2024-2026)Single Family ResidentialFoundation type, finishes grade, energy code$150-$400/SFMulti-FamilyUnit mix, parking ratio, amenities$200-$450/SFOffice (Class A)Curtain wall, MEP density, TI allowance$250-$550/SFRetailShell vs TI, storefront, grease traps$150-$350/SFHealthcare/HospitalLife safety, med gas, shielding$400-$900/SFK-12 EducationPrevailing wage, hazmat, phasing$300-$600/SFWarehouse/DistributionClear height, slab flatness, dock count$80-$180/SFHotelStar rating drives finish, FF&E budget$200-$500/SFInfrastructure (road/mile)Soil conditions, utilities, traffic control$2M-$10M/mile ### CSI MasterFormat Division Structure Use CSI MasterFormat 2018 for ALL estimates. Every line item maps to a division. DivisionNameTypical % of Total01General Requirements8-12%02Existing Conditions1-5%03Concrete8-15%04Masonry2-6%05Metals (Structural Steel)8-15%06Wood, Plastics, Composites3-8%07Thermal & Moisture Protection4-8%08Openings (Doors/Windows)3-7%09Finishes8-15%10Specialties1-3%11Equipment1-5%12Furnishings1-5%13Special Construction0-3%14Conveying Equipment (Elevators)1-4%21Fire Suppression2-4%22Plumbing4-8%23HVAC8-15%26Electrical8-15%27Communications1-3%28Electronic Safety & Security1-3%31Earthwork3-8%32Exterior Improvements2-6%33Utilities2-5% ### QTO Best Practices Measure twice, price once — QTO errors cascade through the entire estimate Use consistent units — SF for areas, LF for linear, CY for volume, EA for items Add waste factors by material: Concrete: 5-8% Masonry: 3-5% Drywall: 10-12% Roofing: 8-10% Flooring (tile): 10-15% Lumber: 8-10% Rebar: 5-7% Paint: 10-15% Document measurement methodology — so anyone can verify Cross-check totals — SF of drywall ≈ 2.5-3x floor area (both sides of walls + ceilings) ### QTO Line Item Template line_item: division: "03" spec_section: "03 30 00" description: "Cast-in-Place Concrete - Elevated Slabs" quantity: 450 unit: CY unit_cost: labor: 85.00 material: 165.00 equipment: 25.00 subcontractor: 0.00 total_unit_cost: 275.00 extended_cost: 123750.00 waste_factor: 0.07 adjusted_quantity: 481.5 notes: "4500 PSI, #5 rebar @ 12\\" OC EW, 6\\" slab" source: "Sub quote - ABC Concrete (02/15/2026)" confidence: high | medium | low ### Quantity Verification Cross-Checks CheckFormulaFlag IfConcrete per SFTotal CY ÷ Building SF>0.15 CY/SF (unless heavy structure)Steel per SFTotal tons ÷ Building SF>15 PSF (unless high-rise)Drywall SFTotal drywall SF ÷ Floor SF<2.0 or >4.0 ratioElectrical per SFElectrical $ ÷ Building SF>$35/SF (standard office)Plumbing fixturesCount vs occupancyMissing fixtures for code complianceParking spacesPer local code requirementsBelow minimum ratio ### Unit Cost Development Cost source hierarchy (most reliable first): Subcontractor quotes (3 minimum per trade) — best for bid estimates Historical project data — adjusted for location, time, scope RSMeans/Gordian data — industry standard reference Vendor quotes — for specific materials/equipment Published cost guides — Marshall & Swift, Craftsman ### Labor Cost Build-Up labor_rate_build_up: trade: "Carpenter" base_wage: 42.50 fringe_benefits: 18.75 # Health, pension, vacation, training payroll_taxes: 8.90 # FICA, FUTA, SUTA, workers comp total_burden: 27.65 burdened_rate: 70.15 productivity_factors: weather: 1.00 # 1.0 = normal, 1.15 = winter overtime: 1.00 # 1.0 = straight time, 1.5 = OT height: 1.00 # 1.0 = ground, 1.10 = >30ft congestion: 1.00 # 1.0 = open, 1.15 = tight shift: 1.00 # 1.0 = day, 1.10 = swing, 1.15 = night adjusted_rate: 70.15 ### Subcontractor Quote Evaluation Score each sub quote (use minimum 3 per trade): FactorWeight1-5 ScorePrice competitiveness30%Scope completeness (covers all spec sections?)25%Qualifications/exclusions (red flags?)20%Past performance/reputation15%Bond capacity/insurance10%Weighted Total100% Red flags in sub quotes: "As needed" or "TBD" line items (scope gap) Short validity period (<30 days) Unusual exclusions (e.g., electrician excluding wire) No reference to spec sections Price significantly below others (they missed something) ### Crew Rate Assembly Crew Daily Cost = Σ(Workers × Daily Rate) + Equipment Daily Cost Crew Daily Output = Units per 8-hour day (from labor standards) Unit Cost = Crew Daily Cost ÷ Crew Daily Output Example — Concrete Placement Crew: 1 Foreman @ $75/hr × 8 = $600 4 Laborers @ $55/hr × 8 = $1,760 1 Vibrator operator @ $60/hr × 8 = $480 Concrete pump (daily rental) = $1,200 Crew Daily Cost = $4,040 Daily output: 50 CY Unit Labor+Equipment Cost = $80.80/CY Material (concrete delivered) = $165/CY Total in-place cost = $245.80/CY ### General Conditions (Division 01) Checklist ItemDuration-Based?Typical RangeProject ManagerYes$12K-$18K/monthSuperintendentYes$10K-$16K/monthProject EngineerYes$8K-$12K/monthField Office (trailer)Yes$1K-$3K/monthTemporary utilitiesYes$2K-$5K/monthTemporary toiletsYes$200-$500/month eachDumpsters/waste removalYes$1K-$4K/monthSafety equipment/suppliesYes$500-$2K/monthSmall tools & consumablesLump1-2% of laborFinal cleaningLump$0.15-$0.50/SFPermits (building)LumpVaries by jurisdictionInsurance (Builder's Risk)Lump0.5-1.5% of costPerformance/Payment BondLump1-3% of contractTesting & inspectionLump0.5-1.5% of costAs-built documentationLump$5K-$25KCommissioning supportLump$10K-$50K Rule of thumb: General conditions = 8-15% of direct costs (lower for large projects, higher for small/complex). ### Markup Stack markup_calculation: direct_costs: 2500000 general_conditions: percentage: 0.10 amount: 250000 subtotal_1: 2750000 overhead: percentage: 0.05 # Home office overhead amount: 137500 subtotal_2: 2887500 profit: percentage: 0.05 # Varies by market/risk amount: 144375 subtotal_3: 3031875 contingency: design_contingency: 0.05 # For incomplete drawings construction_contingency: 0.03 # For unforeseen conditions amount: 242550 bond: percentage: 0.015 amount: 49118 escalation: rate: 0.04 # Annual months_to_midpoint: 8 amount: 88536 total_estimate: 3412079 cost_per_sf: 341.21 # For 10,000 SF building ### Contingency Guide Estimate TypeDesign ContingencyConstruction ContingencyOrder of Magnitude15-25%10-15%Conceptual10-15%5-10%Detailed3-8%3-5%Definitive/Bid0-3%2-3% Contingency is NOT profit padding. Track and justify every contingency draw. ### Bid/No-Bid Decision Scorecard Score 1-5 for each (minimum 30 to bid): FactorWeightScoreProject type experience3xClient relationship/history2xCurrent workload capacity3xGeographic fit2xProfit potential3xCompetition level (fewer = better)2xRisk profile (lower = better)3xSchedule feasibility2xBonding capacity available2xWeighted Total/110 ### Bid Day Checklist 48 hours before: All sub quotes received (minimum 3 per trade) All material quotes current (check expiration dates) Addenda reviewed and incorporated (ALL of them) Scope gaps identified and plugged Math verified (independent check) Day of bid: Final sub quotes plugged in Markup/profit decision finalized Alternates priced if required Unit prices calculated if required Bid bond secured Bid form completed correctly (every blank filled) Acknowledge ALL addenda on bid form Authorized signature Delivered before deadline (allow 1+ hour buffer) ### Competitive Bid Strategy Market conditions affect markup: Hot market (lots of work): Markup 8-12% (O&P combined) Normal market: Markup 6-10% Slow market: Markup 3-6% Must-win/strategic: Markup 2-4% (minimum to cover overhead) Bid spread analysis (track your results): Bid Spread = (Your Bid - Low Bid) ÷ Low Bid × 100 Consistently >10% high → Your costs are inflated or productivity assumptions too conservative Consistently <2% from low → You might be leaving money on the table Target: Within 3-5% of winning bid ### VE Opportunity Matrix SystemVE OpportunityTypical SavingsRisk LevelStructuralSteel vs concrete frame5-15% of structureMediumFoundationsSpread vs mat vs piles10-30% of foundationHigh (geotech dependent)EnvelopeCurtain wall vs storefront15-30% of facadeLow-MediumRoofingTPO vs modified bitumen10-20% of roofingLowMechanicalVAV vs VRF10-25% of HVACMediumElectricalLED fixtures, panel optimization5-15% of electricalLowFinishesMaterial substitutions10-40% of finishesLowSiteReduce import/export of soil10-30% of siteworkMedium ### VE Proposal Template ve_item: number: VE-001 description: "Substitute VRF system for conventional VAV" division: "23" original: description: "VAV air handling system with ductwork" cost: 850000 proposed: description: "Variable Refrigerant Flow (VRF) with DOAS" cost: 680000 savings: 170000 savings_pct: 20% impact: schedule: "Reduces mechanical rough-in by 2 weeks" quality: "Better zone control, lower operating cost" maintenance: "Higher per-unit cost but less ductwork" code_compliance: "Meets ASHRAE 90.1, verify local amendments" risk: medium recommendation: accept | reject | modify requires_redesign: yes | no redesign_cost: 15000 net_savings: 155000 ### VE Decision Rules Never VE life safety — fire protection, structural integrity, egress Calculate lifecycle cost — cheap upfront ≠ cheap over 20 years Get architect/engineer sign-off before bidding VE alternates Document everything — VE that isn't documented becomes a scope gap Owner decides — present options with data, let them choose ### Change Order Pricing Rules Contractor markup on changes (typical): TierSelf-Performed WorkSubcontractor WorkOverhead10%5%Profit10%5%BondAdd actual %Add actual % Time & Material (T&M) documentation requirements: Daily time sheets signed by owner's rep Material invoices with delivery tickets Equipment logs with hours Photos of work in progress ### Change Order YAML Template change_order: number: CO-001 date: "" description: "" reason: type: owner-directed | unforeseen-condition | design-error | code-change | scope-clarification rfi_number: "" cost_breakdown: labor: hours: 0 rate: 0 total: 0 material: items: [] total: 0 equipment: items: [] total: 0 subcontractor: items: [] total: 0 direct_cost: 0 markup: 0.15 total_cost: 0 schedule_impact: days: 0 critical_path: yes | no explanation: "" status: pending | approved | rejected | negotiating ### Change Order Negotiation Tips Price it immediately — delay weakens your position Submit with backup — labor rates, material quotes, productivity analysis Separate time from money — negotiate schedule impact independently Track cumulative impact — 20 small changes = major schedule disruption (even if each is "0 days") Constructive acceleration — if owner delays approval but expects same completion, document it Unit price book — agree on unit prices at contract start for common change types ### Earned Value Management (EVM) Budget at Completion (BAC) = Total budget Planned Value (PV) = Budgeted cost of work scheduled Earned Value (EV) = Budgeted cost of work performed Actual Cost (AC) = Actual cost of work performed Schedule Performance Index (SPI) = EV / PV >1.0 = ahead of schedule <1.0 = behind schedule Cost Performance Index (CPI) = EV / AC >1.0 = under budget <1.0 = over budget Estimate at Completion (EAC) = BAC / CPI Variance at Completion (VAC) = BAC - EAC ### Monthly Cost Report Template cost_report: project: "" period: "" report_date: "" summary: original_contract: 0 approved_changes: 0 pending_changes: 0 current_budget: 0 committed_cost: 0 # Subcontracts + POs actual_cost_to_date: 0 forecast_to_complete: 0 estimate_at_completion: 0 variance: 0 contingency_remaining: 0 schedule: percent_complete: 0 spi: 0 cpi: 0 days_ahead_behind: 0 cash_flow: billed_to_date: 0 collected_to_date: 0 retention_held: 0 risk_items: - description: "" potential_cost: 0 probability: high | medium | low mitigation: "" ### Cost Control Red Flags SignalWhat It MeansActionCPI < 0.95 in first 25%Systemic cost overrunRoot cause analysis NOWContingency burn > schedule %Burning contingency too fastTighten change management>5 pending COs unsignedCash flow risk, scope disputeEscalate to PM/ownerSub invoices > committedSub performing extra workVerify scope, issue CO or stop workRetainage release requests earlySub cash flow problemsMonitor closely, check lien waivers ### Renovation/Remodel Estimating Add these factors to renovation estimates: Selective demolition: Price item-by-item (never lump sum) Hazmat survey: Asbestos ($3-5K), lead paint ($2-4K) — MANDATORY before bid Abatement: 2-5x removal cost vs new construction equivalent Protection of existing: Dust barriers, floor protection, HVAC isolation Working hours: Occupied buildings = nights/weekends = premium labor Discovery allowance: 10-15% for hidden conditions behind walls Temporary facilities: HVAC, power, restrooms during renovation Phasing/sequencing: Adds 15-30% management overhead ### Sitework Estimating Critical factors: sitework_checklist: geotechnical: - Soil bearing capacity - Water table depth - Rock depth (blasting vs mechanical?) - Contamination (Phase I/II ESA results) earthwork: cut_cy: 0 fill_cy: 0 import_export: 0 # Net CY to haul haul_distance_miles: 0 compaction_required: standard | proctor_95 | proctor_98 utilities: water_tap_fee: 0 sewer_tap_fee: 0 fire_line: 0 storm_detention: required | not_required paving: asphalt_sy: 0 concrete_sy: 0 curb_lf: 0 striping_lf: 0 landscape: sod_sf: 0 trees_ea: 0 irrigation: yes | no erosion_control: silt_fence | inlet_protection | retention_pond ### MEP (Mechanical/Electrical/Plumbing) Quick Checks System$/SF Benchmark (Commercial Office)Flag IfHVAC$25-$50/SF>$55 or <$20Plumbing$12-$25/SF>$30 or <$8Fire Protection$4-$8/SF>$10 or <$3Electrical (power)$18-$35/SF>$40 or <$12Low voltage/data$5-$12/SF>$15 or <$3Total MEP$64-$130/SF>$150 or <$46 ### Construction Cost Escalation Future Cost = Current Cost × (1 + Annual Rate) ^ (Months to Midpoint ÷ 12) Recent escalation trends (US): 2020-2022: 8-15% annually (pandemic/supply chain) 2023-2024: 4-6% annually (normalizing) 2025-2026 forecast: 3-5% annually Long-term average: 3-4% annually Always escalate to the MIDPOINT of construction, not the start. ### Location Factor Application Local Cost = National Average Cost × City Cost Index Sample RSMeans City Cost Indices (100 = national average): CityIndexCityIndexNew York, NY130-145Dallas, TX88-95San Francisco, CA125-140Atlanta, GA90-97Boston, MA115-130Phoenix, AZ88-94Chicago, IL110-120Denver, CO95-105Seattle, WA108-118Nashville, TN88-95Washington, DC100-110Charlotte, NC85-92Miami, FL92-100Houston, TX85-93Minneapolis, MN105-112Rural areas70-85 ### 100-Point Estimate Quality Rubric DimensionWeightCriteriaScope completeness20All spec sections priced, no gaps, exclusions documentedQuantity accuracy20QTO verified, cross-checks pass, waste factors appliedPricing basis153+ sub quotes per trade, current material prices, documented sourcesIndirect costs10GCs detailed (not lump), schedule-based items tied to durationMarkup appropriateness10Market-competitive, risk-adjusted, contingency justifiedDocumentation10Assumptions listed, basis of estimate narrative, organized by divisionAdjustments10Location factor applied, escalation to midpoint, seasonal factorsPresentation5Professional format, clear summary, alternates separated Grading: 90+ = Bid-ready | 75-89 = Needs refinement | 60-74 = Major gaps | <60 = Redo ### Peer Review Checklist All addenda acknowledged and incorporated? Spec sections cross-referenced to QTO? (no orphan specs) Sub quotes match scope of work? (read exclusions!) General conditions duration matches schedule? Bond premium calculated on TOTAL including markups? Sales tax applied correctly? (varies by state, some exempt) Prevailing wage rates used if required? (Davis-Bacon, state) Owner-furnished items excluded from pricing? Alternates priced separately and clearly? Math checked independently? (not just formula check — spot-check quantities) ### 10 Estimate-Killing Mistakes #MistakePrevention1Missing addendaChecklist: log every addendum, initial when incorporated2Incomplete sub scopeWrite scope sheets with inclusions AND exclusions3Wrong labor ratesVerify union vs open shop, prevailing wage, location4No escalationALWAYS escalate to construction midpoint5Lump sum general conditionsDetail every line item tied to schedule6Ignoring phasingMulti-phase = mobilize/demobilize multiple times7Missing temporary workShoring, dewatering, winter protection, dust control8Under-priced site conditionsGet geotech report BEFORE estimating foundations9Scope gaps between tradesWho installs the backing for the TV mount?10Not reading the fine printLiquidated damages, retainage, payment terms ### Edge Cases Occupied building renovation: Work hours restriction → labor premium 15-40% Dust/noise control → add $2-5/SF Security/escort requirements → add supervision cost Existing condition discovery → 10-15% allowance minimum Remote/rural project: Travel/per diem for crews → $150-$250/worker/day Material delivery premium → 5-15% depending on distance Limited sub market → fewer quotes, less competitive pricing Equipment mobilization → long haul costs for cranes, excavators Fast-track schedule: Overtime premium → plan 20-30% labor cost increase Acceleration costs → additional supervision, equipment Out-of-sequence work → productivity losses 10-25% Premium material delivery → expediting fees Public/government work: Prevailing wages → 20-40% labor cost increase DBE/MBE/WBE goals → subcontracting requirements, good faith effort Buy American/Buy America → material cost premium 10-30% Bid protest risk → ensure perfect compliance with ITB Design-Build: Design contingency higher (incomplete docs at pricing) Self-perform vs sub trade-offs Design liability insurance (professional liability) Allowances for owner decisions not yet made ### Natural Language Commands CommandAction"Estimate this project"Run full estimate workflow from Phase 1"Price [division/trade]"Develop unit costs for specific trade"Check my quantities"Run QTO verification cross-checks"Value engineer [system]"Generate VE alternatives with savings"Write change order for [scope]"Generate CO with pricing and backup"Compare sub quotes for [trade]"Score and compare subcontractor bids"Monthly cost report"Generate EVM-based cost report"Bid/no-bid analysis for [project]"Run decision scorecard"Location adjust to [city]"Apply RSMeans location factor"Escalate costs to [date]"Calculate escalation to future midpoint"Review my estimate"Run 100-point quality rubric"Generate bid summary"Format estimate for bid submission ## Trust - Source: tencent - Verification: Indexed source record - Publisher: 1kalin - Version: 1.0.0 ## Source health - Status: healthy - Source download looks usable. - Yavira can redirect you to the upstream package for this source. - Health scope: source - Reason: direct_download_ok - Checked at: 2026-04-30T16:55:25.780Z - Expires at: 2026-05-07T16:55:25.780Z - Recommended action: Download for OpenClaw ## Links - [Detail page](https://openagent3.xyz/skills/afrexai-construction-estimator) - [Send to Agent page](https://openagent3.xyz/skills/afrexai-construction-estimator/agent) - [JSON manifest](https://openagent3.xyz/skills/afrexai-construction-estimator/agent.json) - [Markdown brief](https://openagent3.xyz/skills/afrexai-construction-estimator/agent.md) - [Download page](https://openagent3.xyz/downloads/afrexai-construction-estimator)