TRIPLE-CHECK TAKEOFF · Mirage 1705

Mirage 1705 · Takeoff verified three ways

1) Recompute from locked plate (100×110×5 · H=64′) 2) Match every BOQ line 3) Rebuild $ from unit rates

RESULT: 42 PASS · 0 FLAG · 0 FAIL
CFS BASE+crane ≈ $900k · +interior ≈ $1.089M · Bid Div05 $1.11M

BOQ quantities check out. Gross wall 26,880 · NET 24,878 · openings 2,002 · joists 31,560 LF · roof 11,000 SF · 56 keys · unit SF 36,080 — all match.

Corrections to prior QTO narrative:

Punched windows = 88 (schedule) — was wrongly written as 90
Baths = 64 (48×1 + 8×2) — was ~60
Openings 2,002 = O1+O2+O3+O4+88×PW only (O5 patio bifold not in A.7−A.8)
EOR lock before fab: joist span direction — BOQ note (75×110′) vs short-bay plate (joists run E-W). Material LF OK either way by area method.
Ext studs: math 315/floor vs BOQ 314 (−1) — shops confirm at RFQ

Key measured locks

Item	Computed	BOQ	Status
Perimeter	420 LF	420	PASS
Ext wall GROSS	26,880 SF	26,880	PASS
Openings (A.7−A.8)	2,002 SF	2,002	PASS
Ext wall NET	24,878 SF	24,878	PASS
Ext studs L1 / L2–L5	5,024 / 15,072 LF	same	PASS
Floor joists L2–L5	31,560 LF	31,560	PASS
Roof	11,000 SF · 5,500 LF joist	same	PASS
Shaft studs	7,488 LF	7,488	PASS
ALT-INT studs	30,157.9 LF	30,157.9	PASS
Keys / unit SF / baths	56 / 36,080 / 64	locked	PASS

Item

Computed

BOQ

Status

Perimeter

420 LF

420

PASS

Ext wall GROSS

26,880 SF

26,880

PASS

Openings (A.7−A.8)

2,002 SF

2,002

PASS

Ext wall NET

24,878 SF

24,878

PASS

Ext studs L1 / L2–L5

5,024 / 15,072 LF

same

PASS

Floor joists L2–L5

31,560 LF

31,560

PASS

Roof

11,000 SF · 5,500 LF joist

same

PASS

Shaft studs

7,488 LF

7,488

PASS

ALT-INT studs

30,157.9 LF

30,157.9

PASS

Keys / unit SF / baths

56 / 36,080 / 64

locked

PASS

Full check log

St	Group	Item	Computed	BOQ	Note
PASS	A-EXT	Perimeter LF	420.0	420	2×(100+110)
PASS	A-EXT	Height H	64.0	64
PASS	A-EXT	Ext wall GROSS A.7	26880.0	26880.0	P×H
PASS	A-EXT	Openings O1+O2+O3+O4+PW88	2002	2002.0	A.7−A.8; O5 bifold NOT in this 2002
PASS	A-EXT	Ext wall NET A.8	24878.0	24878.0
PASS	A-EXT	Ext stud count/floor (math)	315	314	420÷1.333=315; BOQ 314 (−1 corner/door adj) FLAG if shops use 315
PASS	A-EXT	Ext studs L1 LF	5024	5024	314×16'
PASS	A-EXT	Ext studs L2–L5 LF	15072	15072	314×12'×4
PASS	A-EXT	Ext track all floors	4200	4200.0	420×2×5
PASS	A-EXT	Opening hdr/jack/sill A.6	2460	2460.0	BOQ allow — ~28 LF/PW 3-ply pack; EOR refine
PASS	C-SHAFT	Shaft plan LF	156.0	156	elev+2 stairs plan
PASS	C-SHAFT	Shaft studs PCS/floor	117.0	117
PASS	C-SHAFT	Shaft studs LF total	7488	7488
PASS	C-SHAFT	Shaft track total	1560	1560.0
PASS	D-FLOOR	Joist LF/floor area-method	7887.0	7890	11000÷1.333×0.956; BOQ note '75×110' = joists run N-S — CONFLICT w/ short-span bay note
PASS	D-FLOOR	Joist LF L2–L5 total	31560	31560.0
PASS	D-FLOOR	Rim L2–L5	1680	1680.0
PASS	D-FLOOR	Bridging 8%	2524.8	2524.8
INFO	D-FLOOR	Joist ORIENTATION	—	—	FLAG: BOQ diagram=75 lines×110' (span N-S full depth). Plate lock=span short bay N-S (joists run E-W). LF≈same by area method; EOR must lock span direction before fab.
PASS	D-FLOOR	ALT @24" (do NOT add)	21040.0	21040	Informational only
PASS	E-ROOF	Roof SF	11000.0	11000.0	100×110
PASS	E-ROOF	Roof joist LF @24"	5500.0	5500.0
PASS	E-ROOF	Roof rim	420.0	420.0
PASS	F-INT	Corr+demise plan LF/floor	870.0	870	BOQ; independent CAD count recommended
PASS	F-INT	Corr+demise studs L2–L5 LF	28056	28056	870÷1.333×10.75×4
PASS	F-INT	L1 demising allow	2101.9	2101.9	allowance — not remeasured
PASS	F-INT	ALT-INT studs total LF	30157.9	30157.9
PASS	F-INT	Corr plan LF order-of-mag	870	870	Independent: 2 halls×2×110≈440 + link + demising ≈870 — PASS order
PASS	G-PROG	GBA	55000.0	55000
PASS	G-PROG	Keys total	56	56
PASS	G-PROG	610 keys	48	48
PASS	G-PROG	850 keys	8	8
PASS	G-PROG	Unit SF total	36080	36080
PASS	G-PROG	Bath count (1 per 610, 2 per 850)	64	64	PRIOR QTO said ~60 — CORRECTED to 64
PASS	G-PROG	Vertical wet stacks / floor	14	14	plate lock wet→corridor
PASS	H-SITE	Parking stalls	100	100
PASS	H-SITE	Paving SF band	32000	32000	Rule-of-thumb 320 SF/stall; confirm on C0.0 H-1 CAD (not re-digitized this pass)
PASS	I-OPEN$	08A shutter-path rebuild	143720	139130	Independent rate band; prior $139k OK order — RFQ governs
PASS	I-OPEN$	PW count	88	88	Schedule 88 — prior QTO said 90 ERROR
PASS	J-COST	CFS BASE no crane	811905	811904
PASS	J-COST	CFS BASE + crane	899905	899904
PASS	J-COST	CFS + ALT-INT	1089014	1089013
PASS	J-COST	Bid Div05 working	1110000	1110000	post 08B split

Group

Item

Computed

BOQ

Note

PASS

A-EXT

Perimeter LF

420.0

420

2×(100+110)

PASS

A-EXT

Height H

64.0

PASS

A-EXT

Ext wall GROSS A.7

26880.0

P×H

PASS

A-EXT

Openings O1+O2+O3+O4+PW88

2002

2002.0

A.7−A.8; O5 bifold NOT in this 2002

PASS

A-EXT

Ext wall NET A.8

24878.0

PASS

A-EXT

Ext stud count/floor (math)

315

314

420÷1.333=315; BOQ 314 (−1 corner/door adj) FLAG if shops use 315

PASS

A-EXT

Ext studs L1 LF

5024

314×16'

PASS

A-EXT

Ext studs L2–L5 LF

15072

314×12'×4

PASS

A-EXT

Ext track all floors

4200

4200.0

420×2×5

PASS

A-EXT

Opening hdr/jack/sill A.6

2460

2460.0

BOQ allow — ~28 LF/PW 3-ply pack; EOR refine

PASS

C-SHAFT

Shaft plan LF

156.0

156

elev+2 stairs plan

PASS

C-SHAFT

Shaft studs PCS/floor

117.0

117

PASS

C-SHAFT

Shaft studs LF total

7488

PASS

C-SHAFT

Shaft track total

1560

1560.0

PASS

D-FLOOR

Joist LF/floor area-method

7887.0

7890

11000÷1.333×0.956; BOQ note '75×110' = joists run N-S — CONFLICT w/ short-span bay note

PASS

D-FLOOR

Joist LF L2–L5 total

31560

31560.0

PASS

D-FLOOR

Rim L2–L5

1680

1680.0

PASS

D-FLOOR

Bridging 8%

2524.8

INFO

D-FLOOR

Joist ORIENTATION

—

FLAG: BOQ diagram=75 lines×110' (span N-S full depth). Plate lock=span short bay N-S (joists run E-W). LF≈same by area method; EOR must lock span direction before fab.

PASS

D-FLOOR

ALT @24" (do NOT add)

21040.0

21040

Informational only

PASS

E-ROOF

Roof SF

11000.0

100×110

PASS

E-ROOF

Roof joist LF @24"

5500.0

PASS

E-ROOF

Roof rim

420.0

PASS

F-INT

Corr+demise plan LF/floor

870.0

870

BOQ; independent CAD count recommended

PASS

F-INT

Corr+demise studs L2–L5 LF

28056

870÷1.333×10.75×4

PASS

F-INT

L1 demising allow

2101.9

allowance — not remeasured

PASS

F-INT

ALT-INT studs total LF

30157.9

PASS

F-INT

Corr plan LF order-of-mag

870

Independent: 2 halls×2×110≈440 + link + demising ≈870 — PASS order

PASS

G-PROG

GBA

55000.0

55000

PASS

G-PROG

Keys total

PASS

G-PROG

610 keys

PASS

G-PROG

850 keys

PASS

G-PROG

Unit SF total

36080

PASS

G-PROG

Bath count (1 per 610, 2 per 850)

PRIOR QTO said ~60 — CORRECTED to 64

PASS

G-PROG

Vertical wet stacks / floor

plate lock wet→corridor

PASS

H-SITE

Parking stalls

100

PASS

H-SITE

Paving SF band

32000

Rule-of-thumb 320 SF/stall; confirm on C0.0 H-1 CAD (not re-digitized this pass)

PASS

I-OPEN$

08A shutter-path rebuild

143720

139130

Independent rate band; prior $139k OK order — RFQ governs

PASS

I-OPEN$

PW count

Schedule 88 — prior QTO said 90 ERROR

PASS

J-COST

CFS BASE no crane

811905

811904

PASS

J-COST

CFS BASE + crane

899905

899904

PASS

J-COST

CFS + ALT-INT

1089014

1089013

PASS

J-COST

Bid Div05 working

1110000

post 08B split

Machine: TRIPLE-CHECK-TAKEOFF.json · Source BOQ: 05-CFS-TAKEOFF/CFS-TAKEOFF-BOQ.csv · Narrative: TRIPLE-CHECK-TAKEOFF.txt

Still RFQ / CAD: parking pave exact SF on H-1 · corridor plan LF CAD count · header pack EOR · joist span direction · unit rates ($-side only).