Drywall estimating for high-security facilities demands a specialized approach that considers stringent access controls, non-standard materials, extended coordination protocols, and increased liability for execution errors. For architects, engineers, and general contractors, understanding the unique nuances of these projects is vital to ensure cost control, timeline adherence, and security compliance.

Unique Challenges of High-Security Projects

Facilities like data centers, military installations, correctional buildings, and sensitive government sites introduce elevated requirements for both physical construction and documentation standards. The drywall systems in these facilities may be required to meet ballistic ratings, forced-entry resistance, RF shielding, and blast mitigation criteria.

• Material Specifications: Standard gypsum boards are often replaced with denser, reinforced panels or even hybrid wall assemblies incorporating steel mesh or proprietary cores.
• Installation Protocols: Laborers may need clearance, special supervision, or be subject to background checks before working onsite.
• Coordination Complexity: These builds frequently intersect with low-voltage systems, surveillance hardware, and hardened infrastructure, requiring detailed pre-coordination across trades.

How Estimators Can Improve Accuracy

When pricing drywall scopes for secure facilities, estimators should refine their workflow to anticipate constraints and reflect them in pricing assumptions.

• Leverage Historical Data: Projects of similar sensitivity can serve as benchmarks—track cost-per-square-foot metrics for assemblies involving reinforced boards or multi-layered systems.
• Factor in Access Restrictions: Labor inefficiencies can result from badging delays, escorted movements, or limited access windows. Include productivity adjustments.
• Price for Documentation: These projects may require submittals, installation logs, and inspection sign-offs beyond the norm. Estimators must include the administrative load in pricing models.

Wall Assembly Considerations

Assemblies for high-security projects often exceed UL ratings for fire, acoustics, and impact resistance. Some may be custom-designed based on project-specific testing.

Common high-security wall types include:

• Bullet-resistant drywall (with layers of Kevlar or metal mesh)
• RF-shielded walls with foil-backed boards and conductive grounding
• Multi-layer assemblies with specific STC and SCIF compliance

Using predefined assemblies in drywall estimating tools that accommodate alternate configurations and embedded accessories (like conduit chases or blast-mitigating anchors) improves accuracy and response time during bidding.

Managing Iterative Scope Changes

In high-security builds, design evolves through several secure review phases, and documentation may arrive in redacted or rolling packages. Iteration speed is crucial. Estimators using platforms like Active Estimating benefit from the ability to process rapid updates while maintaining data traceability and version control.

To manage evolving scope in a controlled way:

• Use transparent change-tracking tools to isolate modifications between submittal versions
• Link takeoff quantities directly to floor plan versions and tagged spec changes
• Flag assemblies that may be impacted by future scope releases or addenda

Best Practices to Enhance Cost Certainty

• Establish baseline estimates using conceptual design when possible
• Validate early assumptions with secure-site specialists or third-party consultants
• Document exclusions and assumptions explicitly in bid notes to mitigate downstream disputes
• Incorporate phased cost escalation clauses for long-duration, multi-phase construction

Conclusion

Estimating drywall in high-security facilities requires more than just measurements—it’s a strategy. Estimators must account for non-standard conditions, restricted labor, specialty assemblies, and evolving documents. By applying structured data practices and taking advantage of integrated estimating tools, project teams can bid with confidence and precision. As security-driven construction expands, the ability to estimate with both speed and traceability will become a decisive advantage.

Contact Information:
Active Estimating
508 2nd Street, Suite 208
Davis
California
95616

Rich Schoener
richard@activeestimating.com
(877)