CSI MasterFormat 2024 Division Structure
Pre-populated with all 50 CSI MasterFormat 2024 divisions from Div 01 (General Requirements) through Div 48 (Electrical Power Generation), with the most common mid-market commercial line items already filled in. No manual setup before your first bid.
Benefit: Skip the typical week of building a SOV from scratch. The template matches what owners and lenders expect to see and what AIA G702/G703 payment applications draw from.
Lender + AIA G702/G703 Compatible
Column structure matches AIA G702 (Application and Certificate for Payment) and G703 (Continuation Sheet) so payment applications flow directly from this SOV without manual reformatting. Includes scheduled value, work completed this period, work completed to date, materials stored, total completed and stored, percent complete, balance to finish, and retainage columns.
Benefit: Lender draws sail through approval. No more weekend reformatting because the bank rejected the first submission.
General Conditions + General Requirements Broken Out
Pre-built lines for project supervision, jobsite trailer, dumpsters, temporary power, cleanup, safety coordinator, temporary toilets, and the other Div 01 lines that pre-construction directors routinely forget at first bid. Owners reviewing the SOV see these explicitly instead of buried in markup.
Benefit: Owner-side reviewers stop pushing back on "missing lines" because every typical project carry is already there.
Allowance + Alternate Tracking
Dedicated section for allowances (defined-budget items pending owner selection) and add/deduct alternates with running totals separate from the base scope. Each allowance and alternate has its own SOV line so it can be invoiced or cancelled cleanly without restating the base.
Benefit: Mid-project change order math gets simpler. Allowance reconciliation at closeout is one column, not a manual rebuild.
Excel + Google Sheets Compatible
Native .xlsx with formulas pre-wired (sums, percent complete calcs, retainage auto-deducts, balance-to-finish auto-updates). Opens identically in Google Sheets for teams that share files. Print layout fits 11x17 landscape for owner meetings.
Benefit: Use whichever tool your owner / lender / project executive prefers without re-keying numbers.
Bid-to-SOV Workflow
Companion guide explains how to roll your competitive bid into a clean SOV without tipping unit pricing to the owner. Includes the standard playbook for grouping line items at the right level of detail (too much detail and you lose negotiating flexibility on overruns; too little and the lender rejects the draw).
Benefit: Convert from bid spreadsheet to lender-ready SOV in ~30 minutes instead of half a day.
Why Mid-Market Commercial GCs Use This Template
A Schedule of Values is the document that translates your bid into a payment-application structure your owner and lender can approve. Done well, it makes monthly draws routine. Done poorly, it generates rework every month — owner pushes back on percent complete, lender flags missing line items, project manager re-keys numbers from the original bid.
Mid-market commercial GCs ($5M–$100M annual volume) typically build their own SOV from a blank Excel sheet for every new project. That's a half-day of work per project, repeated 50–100 times a year, and the result is inconsistent across project managers. This template standardizes the structure so every bid that comes through pre-construction feeds a clean SOV.
What's Inside
- 50 CSI MasterFormat 2024 divisions pre-loaded with typical line items
- AIA G702/G703-compatible column structure
- Allowance and alternate tracking sections (separate from base scope)
- Pre-wired formulas: sums, percent complete, retainage, balance to finish
- Print layout: 11x17 landscape for owner meetings, 8.5x11 for record copies
- Excel (.xlsx) + Google Sheets compatible
- Companion bid-to-SOV workflow guide
Pair With BidFlow's Bid Tools
The Schedule of Values is the output of pre-construction; the input is your bid. Use BidFlow's bid price calculator to assemble your rolled-up bid, then map the divisions into this SOV template. Use the project estimate builder to generate the underlying line-item detail that backs each SOV line. Use the change order markup calculator to price additions to the SOV mid-project.
Want this calibrated to your typical division splits? Upload 3–5 of your past estimates — BidFlow learns your historical SOV structure and pre-fills the template for your specific contractor profile.
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