Mirage 1705 · Quantity takeoff vs $3.40M working bid

CFS-TAKEOFF-BOQ · independent geometry recompute · TRIPLE-CHECK report

Triple-check: 42 PASS · 0 FAIL. PW=88 · baths=64 · openings 2,002 SF confirmed. Joist span direction = EOR lock before fab.
CFS BOQ-priced shell+crane ≈ $900k · with interior ≈ $1.089M
Bid Div05 working now $1.11M (was $1.15M — $40k moved to 08B F-FRONT)
RFQ target still $1.0M · If hit → hard ≈ $3.29M · all-in ≈ $3.73M
Rectangle · repeated 14-key plate · wet walls to corridor · one 11,000 SF roof · front-only F-FRONT · wellness $0 · Type A = 202+408 only.
Div 08 SPLIT (mandatory for bid):
08A Openings + WBDR working $140k (measured openings alone ≈ $139k — tight)
08B F-FRONT working $40k (separate RFQ — was the change-order trap)

1 · CFS from BOQ (Gulf installed rates)

ItemQtyRate$
Ext studs L1 heavy5,024 LF$9.7549,000
Ext studs L2–L515,072 LF$7.85118,300
Ext track4,200 LF$2.9012,200
Headers / jacks / sills2,460 LF$8.2520,300
Sheathing NET24,878 SF$2.3558,500
Shaft studs + track~9,050 LFmix55,000
Floor joists L2–L531,560 LF$11.25355,000
Rim + bridging~4,200 LFmix13,500
Roof joists + rim5,920 LFmix52,600
Load path + fasteners + deliveryLS—77,500
BASE shell (no crane)~$812,000
+ Erection / crane1 LS—88,000
BASE + crane~$900,000
+ Interior corridor/demising (ALT-INT)~30k LF—~$189,000
All CFS + interior~$1,089,000
Bid Div05 working$1,110,000

2 · Other measured checks

ItemMeasuredBidCall
Roof11,000 SF rectangle$110kOK
08A Openings2,002 SF · 88 PW + O1/O2/O3/O4$140kTIGHT — RFQ / lean SKU
08B F-FRONTSouth only$40kSeparate package
Parking~32,000 SF pave$175kOK
Bath stacksIdentical plate L2–L5—Supports lean plumbing labor
MEPNeed sub quotes$205kHold — RFQ only
FoundationsPrelim shallow$165kWait geotech
Type A202 + 408 onlyin 09-KeysBUILD-LOCK (not 4)

3 · Save without changing scope

  1. CFS RFQ + panelize → target $1.0M
  2. 08A / 08B separate RFQs — never lump façade into openings
  3. One hotel finish SKU ×56 keys
  4. Defer CRAVE decorative after open
  5. Owner-direct elev / fixtures / lighting / FF&E — see PROCUREMENT-STRATEGY

OWNER-REP-COST-AUDIT.html · PROCUREMENT-STRATEGY.html · BUILD-LOCK-GC.txt