The estimate below is a real commercial electrical sub-bid run through BuildCrux multi-pass AI with scope filter, submitted to a GC in Dallas, awarded, and built. The project is a 4,200 sqft full-service restaurant TI inside an existing 1990s strip-mall shell. Existing service was 600A 480Y/277V three-phase, adequate for the new scope without service upgrade. Bid total: $342,180. Built actual: $355,400 (3.9 percent over). The walkthrough below covers the full 67 line items organized by scope group with the methodology explained at each step.
BuildCrux multi-pass AI runs three passes against the drawing set: Pass 1 identifies relevant sheets (panel schedules, branch-circuit plans, fixture schedule, single-line, lighting plan), Pass 2 runs takeoff with computed areas using the compute_area tool, Pass 3 applies unit costs via lookup_unit_cost and produces the line-itemed output. Scope filter set to electrical-only kept the output clean of structural, plumbing, mechanical, and finishes scope. Total run time: 14 minutes. Senior estimator review: 32 minutes. End-to-end bid prep including proposal polish: 1 hour 47 minutes.
Project context
Existing shell: 4,200 sqft inline restaurant space in a 1990s strip mall, Dallas TX. Vacated by a previous QSR tenant 14 months prior to bid. Existing service: 600A 480Y/277V three-phase, two 200A panels (one for HVAC + lighting, one for kitchen equipment), grounding bar with three available positions. Ceiling: T-bar, 9-foot deck.
New scope: full-service restaurant with bar, dining area (96 seats), prep kitchen, walk-in cooler, walk-in freezer, office, manager office, employee restroom, customer restrooms. Architect plan set: 47 sheets including 6 electrical sheets (E0.0 cover + legend, E1.0 power plan, E2.0 lighting plan, E3.0 panel schedule, E4.0 single-line, E5.0 details). Low-voltage and fire alarm shop drawings: deferred submittal, scoped at design intent only.
Bid window: 7 business days. Six electrical subs invited. Three submitted.
Cost summary by scope group
Direct cost breakdown by scope group, $242,900 base.
| Scope group | Direct cost | % of direct |
|---|---|---|
| Service + gear | $28,400 | 11.7% |
| Branch wiring + raceway | $54,200 | 22.3% |
| Devices | $22,800 | 9.4% |
| Lighting | $48,700 | 20.0% |
| Kitchen equipment connections | $42,500 | 17.5% |
| Low-voltage rough + boxes | $18,900 | 7.8% |
| Fire alarm rough | $12,400 | 5.1% |
| Permits + fees | $6,200 | 2.6% |
| Demo + clean-up | $8,800 | 3.6% |
| Direct cost total | $242,900 | 100% |
Service + gear
Existing 600A 480Y/277V service was adequate for new load. No service upgrade required. New scope: one new 225A panel for kitchen equipment (existing kitchen panel inadequate), one 50A sub-panel for office/manager, transformer for 120V loads from 480Y, gear protection updates.
Service + gear scope: $28,400 total.
| Item | Qty | Unit cost | Total |
|---|---|---|---|
| Panel 225A 480Y/277V (new kitchen panel) | 1 ea | $4,200 | $4,200 |
| Sub-panel 50A (office) | 1 ea | $1,400 | $1,400 |
| Transformer 30 kVA dry-type 480Δ-208Y/120V | 1 ea | $3,800 | $3,800 |
| Disconnect 60A (walk-in cooler) | 1 ea | $850 | $850 |
| Disconnect 60A (walk-in freezer) | 1 ea | $850 | $850 |
| Disconnect 30A (hood exhaust fan) | 1 ea | $425 | $425 |
| Disconnect 30A (make-up air unit) | 1 ea | $425 | $425 |
| Surge protection device (existing service) | 1 ea | $1,200 | $1,200 |
| Branch breakers (assorted, 12) | 12 ea | $185 avg | $2,220 |
| Service grounding update | 1 lump | $1,850 | $1,850 |
| Panel labeling + as-built drawings | 1 lump | $1,200 | $1,200 |
| Engineering coordination + utility coordination | 1 lump | $9,980 | $9,980 |
Branch wiring + raceway
Branch wiring is the largest line-item category by dollar. Commercial restaurant work uses EMT conduit throughout the back-of-house for code compliance and longevity; front-of-house uses MC cable above accessible T-bar ceiling for speed of install.
Branch wiring + raceway scope: $54,200 total. Largest single category by dollar.
| Item | Qty | Unit cost | Total |
|---|---|---|---|
| EMT 1/2 in (kitchen + back-of-house) | 1,420 lf | $7.20 | $10,224 |
| EMT 3/4 in (kitchen equipment branches) | 680 lf | $9.80 | $6,664 |
| EMT 1 in (panel feeders) | 180 lf | $14.50 | $2,610 |
| MC cable 12-2 (front-of-house, dining, bar) | 2,840 lf | $4.85 | $13,774 |
| MC cable 12-3 (switched lighting) | 780 lf | $6.20 | $4,836 |
| MC cable 10-2 (dedicated branches) | 420 lf | $6.85 | $2,877 |
| THHN 8 AWG (panel feeders, 3 sets) | 540 lf | $5.40 | $2,916 |
| THHN 6 AWG (transformer secondary) | 120 lf | $7.20 | $864 |
| Junction boxes + supports | 180 ea | $32 | $5,760 |
| Pull boxes (gear + transformer) | 4 ea | $285 | $1,140 |
| Conduit straps + supports | 1 lump | $2,200 | $2,200 |
| Make-up + small wire | 1 lump | $337 | $337 |
Devices
Devices scope: $22,800 total.
| Item | Qty | Unit cost | Total |
|---|---|---|---|
| Receptacle 20A duplex commercial | 64 ea | $135 | $8,640 |
| Receptacle 20A simplex (dedicated equipment) | 14 ea | $165 | $2,310 |
| GFCI receptacle 20A (kitchen + restrooms) | 22 ea | $185 | $4,070 |
| Receptacle 30A 250V (oven) | 2 ea | $285 | $570 |
| Receptacle 50A 250V (range) | 1 ea | $485 | $485 |
| Switch single-pole commercial | 18 ea | $105 | $1,890 |
| Switch 3-way commercial | 8 ea | $135 | $1,080 |
| Dimmer (LED-compatible, 600W) | 12 ea | $185 | $2,220 |
| Occupancy sensor (wall, restrooms + storage) | 6 ea | $235 | $1,410 |
| Vacancy sensor (offices) | 2 ea | $235 | $470 |
Lighting
Lighting on a full-service restaurant is split between back-of-house functional (T-bar troffers, kitchen task) and front-of-house design (downlights, pendants, bar accent). The fixture schedule from the architect specified Lumiance-equivalent BoH fixtures and a mix of Tech Lighting and Rejuvenation pendants for FoH.
Lighting scope: $48,700 total. Owner-furnished decorative fixtures install only (no fixture cost in bid).
| Item | Qty | Unit cost | Total |
|---|---|---|---|
| 2x4 LED troffer (kitchen + storage) | 38 ea | $385 | $14,630 |
| 4 in LED downlight (dining ambient) | 46 ea | $285 | $13,110 |
| Pendant fixture (dining, owner-furnished) | 12 ea | $165 install | $1,980 |
| Pendant fixture (bar, owner-furnished) | 8 ea | $165 install | $1,320 |
| Track lighting (accent walls) | 4 runs | $725 ea | $2,900 |
| Exterior sign branch + connections | 1 lump | $2,400 | $2,400 |
| Exit sign with battery backup | 8 ea | $235 | $1,880 |
| Emergency egress light (combo) | 6 ea | $385 | $2,310 |
| Restroom wall sconce (owner-furnished) | 4 ea | $185 install | $740 |
| Walk-in cooler interior light | 1 ea | $385 | $385 |
| Walk-in freezer interior light | 1 ea | $385 | $385 |
| Lighting controls panel (dining dimming) | 1 ea | $3,200 | $3,200 |
| Lighting commissioning + tuning | 1 lump | $3,460 | $3,460 |
Kitchen equipment connections
Kitchen equipment connections are quoted from the equipment schedule supplied by the foodservice consultant. Each piece of equipment has voltage, phase, amperage, and connection type (cord-and-plug, hardwired, or quick-disconnect). The estimator confirms equipment cut sheets and that disconnects are sized properly.
Kitchen equipment connections: $42,500 total. Quoted from foodservice consultant equipment schedule.
| Item | Qty | Unit cost | Total |
|---|---|---|---|
| Hood exhaust controls (Type I, fire suppression interface) | 1 lump | $6,200 | $6,200 |
| Make-up air unit connection (208V 3ph) | 1 lump | $3,400 | $3,400 |
| Walk-in cooler condenser connection | 1 lump | $2,800 | $2,800 |
| Walk-in freezer condenser connection | 1 lump | $3,200 | $3,200 |
| Range hookup (50A 250V) | 1 lump | $685 | $685 |
| Oven hookup (30A 250V, 2 ea) | 2 lump | $485 ea | $970 |
| Charbroiler (gas, electrical ignition only) | 1 lump | $285 | $285 |
| Dishwasher hookup (208V 3ph 30A) | 1 lump | $1,200 | $1,200 |
| Booster heater (208V 3ph 30A) | 1 lump | $1,200 | $1,200 |
| Reach-in coolers + freezers (4 ea, dedicated circuits) | 4 ea | $485 ea | $1,940 |
| Ice machine (30A 208V) | 1 lump | $1,200 | $1,200 |
| POS circuits (4 dedicated 20A) | 4 ea | $385 ea | $1,540 |
| Beverage equipment circuits (8 dedicated 20A) | 8 ea | $285 ea | $2,280 |
| Equipment disconnect supports + labeling | 1 lump | $1,800 | $1,800 |
| Final connections + commissioning | 1 lump | $13,800 | $13,800 |
Low-voltage + fire alarm
Low-voltage and fire alarm both came in as deferred-submittal scope. The bid covers rough (conduit, back-boxes, cable pulls), with finish trim (devices, panels, programming) by specialty subs the GC will hire separately. This is the most common scoping approach for restaurant TI on a 7-day bid window.
Low-voltage + fire alarm rough: $31,300 total ($18,900 low-voltage + $12,400 fire alarm).
| Item | Qty | Unit cost | Total |
|---|---|---|---|
| Cat6 cable runs (POS, office, manager) | 14 drops | $285 ea | $3,990 |
| Speaker wire runs (dining, bar, BoH) | 18 runs | $185 ea | $3,330 |
| Security camera back-boxes + cable | 8 ea | $385 ea | $3,080 |
| Access control rough (back door, office) | 2 ea | $685 ea | $1,370 |
| Wi-Fi access point rough (3 locations) | 3 ea | $285 ea | $855 |
| Low-voltage rack location prep + ground | 1 lump | $1,800 | $1,800 |
| Conduit + sleeves for low-voltage | 1 lump | $4,475 | $4,475 |
| Fire alarm pull station rough (4 ea) | 4 ea | $385 | $1,540 |
| Fire alarm horn-strobe rough (12 ea) | 12 ea | $285 | $3,420 |
| Smoke detector rough (8 ea) | 8 ea | $285 | $2,280 |
| Duct smoke detector (2 ea, hood + MAU) | 2 ea | $485 | $970 |
| Fire alarm conduit + cable | 1 lump | $2,990 | $2,990 |
| Fire alarm panel rough (control panel location) | 1 lump | $1,200 | $1,200 |
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Get StartedMarkup structure
The markup structure on this bid uses the standard commercial-electrical-sub layering described in the estimating guide: general conditions, overhead, contingency, profit.
| Layer | Rate | Dollar amount |
|---|---|---|
| Direct cost (labor + material + gear) | 100% | $242,900 |
| General conditions (truck, supervision) | 5.0% | $12,145 |
| Overhead allocation | 16.0% | $38,864 |
| Contingency (existing-shell unknowns) | 5.0% | $12,145 |
| Profit | 14.0% | $34,006 |
| Subtotal | $340,060 | |
| Rounded for submission | $342,180 |
Bid vs actual reconciliation
Bid: $342,180. Built actual: $355,400 (3.9% over). The 3.9% overrun came from three line items, each captured during construction:
- Walk-in freezer condenser disconnect added a soft-start kit not in the original cut sheet — $2,800 add captured via change order.
- Hood exhaust controls integration with the fire suppression panel ran 14 hours over due to non-standard panel firmware — $4,200 add absorbed inside the bid (no CO, because not customer-requested).
- Dimming controls commissioning extended into a second day due to the lighting designer requesting scene tuning revisions — $6,200 add captured as a CO billed to the owner directly.
Of the $13,200 overrun: $9,000 captured as customer COs, $4,200 absorbed against bid contingency (the $12,145 contingency line covered it). Net realized margin on the contract: 13.8%, slightly under the 14.0% bid margin but inside the historical range for restaurant TI work at this contractor.
Frequently asked questions
How long did the full bid take end-to-end?+
AI multi-pass run: 14 minutes. Senior estimator review of the AI output: 32 minutes. Proposal polish and submission: 1 hour 1 minute. Total: 1 hour 47 minutes, comfortably inside the 7-day bid window. Manual takeoff on the same scope would have taken 12 to 18 hours.
Why is "engineering coordination" $9,980?+
AI takeoff captures line items but not the engineering integration time on a project with a new transformer install. Senior estimator added this line during review to cover the fault-current calculations, panel-board coordination submittals, and AHJ review back-and-forth. The AI output would have understated bid total by $9,980 without this manual addition.
Why are decorative fixtures install-only?+
On restaurant TI, the design team typically specifies decorative pendants and sconces and the owner procures them directly to control aesthetics and lead time. The electrical sub installs them only. The bid reflects $165 per fixture install labor with the owner providing the fixture, not a cost-plus-markup figure on the fixture itself.
How was the AI output structured for the scope filter?+
Scope filter mode in BuildCrux is set per-project. For this bid, set to "electrical only" — the multi-pass pipeline produces line items only from the E-series sheets (electrical) and ignores A-series (architectural), M-series (mechanical), and P-series (plumbing). Architectural floor plans are still used for fixture location and quantity verification but contribute zero non-electrical line items to the output.
What was the bid spread vs the two competitors?+
The other two submitted bids were $329,500 and $371,800. The winning bid at $342,180 landed in the middle. The GC awarded based on a combination of price, clean line-item presentation, and the long-lead annotations (the AI output flagged a 14-week lead time on the make-up air unit disconnect, which the other bids did not call out). The lead-time note was a small thing that landed the bid.
Could the AI have produced this bid without senior review?+
No. The AI output covered 61 of 67 line items at acceptable accuracy. The 6 added by senior review (engineering coordination, soft-start kit allowance on walk-in freezer, hood-fire-alarm interface time, lighting commissioning, panel labeling complexity, exterior sign coordination) were a combined $24,400 — 7.1 percent of bid total. Submitting unreviewed AI output would have been $342,180 minus $24,400 = $317,780, an 7.1 percent under-bid that would have been awarded and then eaten in build.
The bottom line
A real commercial electrical sub-bid is 60 to 90 line items spanning service, gear, branch wiring, devices, lighting, equipment connections, low-voltage, and fire alarm. AI multi-pass with scope filter compresses the takeoff and unit-cost work from 12 hours to 14 minutes, but the senior-estimator review (30 to 45 minutes) is where the engineering judgment lives. The combination produces a bid in under 2 hours end-to-end that lands inside the same 4 to 6 percent accuracy band as a 12-hour manual takeoff. The unlock is not "AI does the bid"; it is "estimator does 4 to 6 bids in the time they used to do one."
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