Commercial Drywall Installation Cost Calculator

By Michael Woo · Updated June 2026

Drywall gypsum board (1/2", standard, per sq ft): 0% vs last month · index updated May 2026

Your state (adjusts the estimate for local cost level)

The national estimate is adjusted by your state's overall price level (BEA Regional Price Parities, 2022, U.S.=100). This is a cost-of-living proxy applied to the national commercial drywall installation price — not a per-state commercial drywall installation quote. Always get local quotes before buying.

$150–$325 500 sq ft · $0.3–$0.65/sq ft drywall board (5/8" type-X board)

Drywall + compound 25% $38–$81

Hang + finish labor 75% $113–$244

Not included in this price: demolition of existing walls, electrical & plumbing rough-in, insulation, permits & inspection, painting & finishing, Joint taping and finishing, Mud and joint compound, Wall/ceiling texturing, Primer coat.

BLS PPI — Gypsum Product Manufacturing (PCU327420327420)BLS OEWS — Drywall and Ceiling Tile Installers (47-2081)

How this is calculated

Formula: area × $/sq ft drywall board + $/sq ft install labor (BLS PPI PCU327420327420 + OEWS 47-2081)

Input	Value	Unit
Wall/ceiling length	25	ft
Wall height	20	ft
Board type	2

Commercial Drywall Installation Cost by Type

Per-sq ft price by board type for commercial drywall installation. The calculator above defaults to 5/8" type-X; switch the selector to price any grade against your own dimensions.

Board type	Price per sq ft	How it differs	When to use
1/2" standard	$0.2–$0.4	$0.35–$0.55/sq ft board; 8-lb panel weight; no UL fire rating; most common commercial partition spec	Interior partitions in non-fire-rated assemblies and general office build-outs
5/8" type-X	$0.3–$0.65	$0.55–$0.85/sq ft board; 1-hour UL fire rating; 12-lb panel; code-required in corridors and exits	Egress corridors, stairwells, elevator shafts, and any IBC-required 1-hour rated assembly
1" acoustic / shaft liner	$0.55–$0.9	$0.90–$1.40/sq ft board; 2-layer STC-rated system; 16–18 lb panel; NRC > 0.50	Elevator shafts, mechanical rooms, and walls between high-noise and occupied spaces

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Seasonal buying window

Best Year-round for interior work — drywall installation is largely weather-independent since it occurs after the building envelope is closed.

Avoid High-humidity months without climate control — joint compound needs 24–48 hours to dry per coat. Humidity above 65% doubles dry time and risks mold behind finished walls. Run HVAC or dehumidifiers during taping.

Source: ↗

Ways to save on this project

Specify Level 4 finish for standard office areas and reserve Level 5 only for lobbies and areas with critical side-lighting angles under 15 degrees

Downgrading from Level 5 to Level 4 saves $0.60–$1.10/sq ft in finishing labor on every wall that doesn't face critical raking light or gloss paint. On a 10,000 sq ft office build-out with 70% standard walls, that is $4,200–$7,700 recovered without touching a single rated assembly.

Use 4×12-ft sheets instead of 4×8-ft on walls 9 ft and above to reduce the number of butt joints by 30–40%, cutting taping labor by 15–20%

Fewer butt joints mean 15–20% less taping labor, saving $0.15–$0.25/sq ft in finishing cost on any wall run exceeding 100 linear ft. On a 5,000 sq ft project that is $750–$1,250 recovered at no material cost premium since 4×12 sheets price within $0.02/sq ft of 4×8.

Consolidate fire-rated partitions into continuous runs rather than scattered segments to reduce firestop penetration details and inspection hold points

Consolidated rated runs reduce firestop material cost by $0.20–$0.40/sq ft. Cut inspection coordination costs by $500–$1,500 per project by eliminating scattered hold points that each require a separate inspector visit billed at $150–$300/call.

Example project costs

Office Partition (12×8 ft, both sides)

192 sq ft drywall, 5/8 in Type X

Drywall sheets (6 panels)	$72–$120
Metal studs + track	$95–$150
Hang + tape + finish labor	$385–$575
Total	$552–$845

Retail Storefront (2,400 sq ft walls)

2,400 sq ft, Level 4 finish

Drywall + joint compound	$960–$1,440
Metal framing + insulation	$1,200–$2,160
Commercial crew labor (3 days)	$3,600–$6,000
Total	$5,760–$9,600

Full Floor Build-Out (8,000 sq ft)

8,000 sq ft, demising walls + ceilings

Drywall + fire-rated board	$4,000–$6,400
Steel stud framing + acoustical	$6,400–$10,400
Install + Level 5 finish labor	$16,000–$24,000
Total	$26,400–$40,800

Commercial drywall finish levels and their applications

Option	Pros & Cons	Best For
Level 1 (joint tape embedded in compound)	Lowest cost at $0.30–$0.50/sq ft for finishing, minimal labor, visible joints and tool marks, only for concealed areas	Above-ceiling plenums, mechanical rooms, areas concealed by other construction
Level 3 (tape + 2 coats compound, no sanding)	Moderate cost at $0.60–$0.90/sq ft, acceptable for textured finishes, not suitable for flat paint or gloss	Walls receiving medium-to-heavy texture, garages, storage rooms
Level 4 (tape + 3 coats compound, sanded smooth)	Standard commercial finish at $0.90–$1.40/sq ft, smooth enough for flat and eggshell paint, slight joint banding possible in critical lighting	Office spaces, retail, corridors with standard lighting conditions
Level 5 (Level 4 + skim coat entire surface)	Highest cost at $1.50–$2.50/sq ft, eliminates all joint banding and porosity differences, required for gloss/semi-gloss finishes	Hospital corridors, lobbies with harsh side-lighting, any surface receiving gloss or semi-gloss paint

Pro tips

Fire-rated assemblies add $1.50–$4.00 per sq ft and require exact compliance documentation

A 1-hour rated wall (UL U305 or U411) needs 5/8-inch Type X gypsum on each side of 3-5/8-inch 25-gauge studs at 24 inches on center. Material jumps from $0.38/sq ft for standard 1/2-inch board to $0.52–$0.65/sq ft for Type X. Labor rises 15–20% because Type X sheets weigh 70 lbs versus 51 lbs for standard. Two-hour assemblies (UL U412) require double layers per side, quadrupling board cost to $2.00–$2.60/sq ft. Budget $0.25–$0.50/sq ft for third-party inspection and firestop at penetrations.

Metal stud framing costs vary 35–50% by gauge, and the spec is non-negotiable on commercial

Non-load-bearing partitions use 25-gauge studs at $1.80–$2.40 per 8-ft stud. Load-bearing or tall walls jump to 20-gauge at $3.20–$4.50. Structural and exterior curtain walls demand 16-gauge at $5.00–$7.50. Inspectors check gauge with calipers — substituting lighter stock fails the framing inspection every single time. The gauge spec is set by the structural engineer and stamped on the plans, so there is zero room to negotiate down — getting this wrong means ripping out completed walls at your expense. Factor in bottom track, top track, and deflection clips at $0.60–$1.20/linear ft of wall. Walls over 12 ft tall also need deep-leg deflection track and bridging clips at $0.80–$1.50/linear ft, a line item many estimators miss.

Prevailing wage requirements can inflate labor costs 40–80% above market rates

Federally funded projects fall under the Davis-Bacon Act — and the pay gap is brutal. Drywall hangers earn $38–$55/hour on prevailing-wage jobs versus $22–$32/hour open-shop in the same metro. Tapers carry separate classifications at $40–$58/hour prevailing versus $24–$35 open-shop. Check your project's federal funding status before estimating labor. Run the math on a 50,000 sq ft project requiring 1,200 hanging hours: open-shop costs $24,000–$38,400, but prevailing wage runs $45,600–$66,000. That's $21,600–$27,600 extra on hanging alone. Fringe benefits tack on another $12–$22/hour, and missing this classification in your bid guarantees a money-losing project.

Hidden costs

Fire-rated assemblies and Type X board

Commercial occupancy classifications mandate fire-rated wall assemblies that swap standard board for 5/8-inch Type X. Raising material above the $0.45/sq ft midpoint toward the $0.65/sq ft ceiling (BLS PPI PCU327420327420). A 1-hour or 2-hour rated partition is a UL-listed assembly with specific stud gauge, screw spacing. Often 2 layers of 5/8-inch Type X per side. Which doubles the board count on that wall and pushes the rated-assembly cost to $2–$4/sq ft beyond the standard figure. Add firestop caulk and putty pads at penetrations billed separately. A single 2-hour shaft wall in an office build-out carries $2–$4/sq ft in board and rated-assembly labor that a flat per-square-foot number never captures.

Metal stud framing and track

Commercial drywall hangs on light-gauge steel studs — a separate trade the board-and-finish rate excludes. Running $1.50–$3.00 per linear foot installed for 25-gauge 3-5/8-inch studs and track, with heavier 20- or 18-gauge at tall walls or door jambs costing more. The BLS PPI figure ($0.30–$0.65/sq ft, PCU327420327420) and BLS OEWS 47-2081 labor ($1.20–$3.50/sq ft) cover hanging and finishing board onto existing framing only. Not layout, track fastening to slab and deck, or tall-wall slip-track for structural deflection. On a 10,000 sq ft office build-out with 2,000 linear feet of new partition. Steel framing adds $6,000–$15,000 before a single sheet of board is hung.

Budgeting for the full project? Estimate costs with our Cost to Paint a Door Calculator.

Level 5 finish and skim coat

Commercial spaces with critical lighting — lobbies, corridors with raking light, walls taking gloss paint. Require GA-214 Level 5 finish, which adds a full skim coat of joint compound over the entire surface and adds $0.10–$0.20/sq ft in compound alone. The BLS OEWS 47-2081 labor band tops out at $3.50/sq ft precisely for this Level 5 finish versus $1.20 for Level 3. Level 5 adds skim-coating every square inch and roughly doubles finishing hours versus Level 4. A developer who budgets Level 4 then needs a Level 5 callback under critical lobby lighting pays twice. First for the original finish, then again to skim over it.

Need to price this step too? Use our Cost to Paint Baseboards Calculator to get an accurate estimate.

Don’t forget to budget for related work — try our Room Paint Calculator.

Waste, scrap haul, and high-ceiling lift

Commercial drywall generates 10–15% waste from cutting board around penetrations, fire dampers, and irregular layouts, and gypsum scrap carries premium disposal. A 30-yard dumpster for a mid-size build-out runs $400–$700, with landfills increasingly charging surcharges of $50–$100/ton on gypsum loads. The 12% average waste factor means the registry's $0.30–$0.65/sq ft (PCU327420327420) applies to ordered quantity, not just wall area. A planning miss of over 10% on material cost. Ceilings above 9 feet, standard in commercial retail and warehouse conversions, add scissor-lift rental at $250–$400/day plus slower crew productivity. This pushes labor toward the $3.50/sq ft ceiling of the BLS OEWS 47-2081 band on all overhead work.

Rookie mistakes

Bidding commercial drywall at residential per-sq-ft rates and losing $15,000–$30,000 on the project

Residential drywall installs at $1.50–$3.00/sq ft. Commercial? $3.50–$7.50/sq ft in the same metro — steel stud framing, 10–16 ft ceilings requiring scaffolding at $150–$400/week, and vastly different logistics. The scale of this miscalculation is staggering. Bidding a 20,000 sq ft tenant improvement at the residential $2.50/sq ft ($50,000) when the true commercial rate is $4.50/sq ft ($90,000) puts you $40,000 underwater before the first sheet is hung. Commercial jobs also require $2M–$5M general liability versus $1M residential, adding 2–4% to overhead.

Forgetting to account for ceiling height multipliers above 10 feet

Labor productivity drops 20–30% at 10–12 ft heights and 40–55% above 14 ft. A 2-person crew hanging 40–50 sheets per day at 8–9 ft drops to 28–35 sheets at 12 ft with baker scaffolding. To 18–25 sheets at 16 ft with scissor lifts renting at $175–$350/day. On a 15,000 sq ft project at 14 ft ceilings, the height penalty adds 180–280 unbudgeted labor hours. At $35–$55/hour burdened, that is $6,300–$15,400 in unbudgeted cost.

Ordering material without accounting for 12–18% commercial waste factors

Residential drywall waste runs 5–8% from rectangular rooms; commercial projects generate 12–18% waste from irregular geometries, fire-rated penetrations, bulkheads, soffits, and column wraps. A 30,000 sq ft commercial project at 15% waste requires 34,500 sq ft versus 31,500 at 5%. A difference of 94 additional 4×12 sheets at $14–$18 each, or $1,316–$1,692 in unbudgeted material. Running short mid-project triggers an emergency delivery at $150–$300 per load plus 2–4 hours of crew idle time at $35–$55/hour for a 4-person crew ($280–$880 per incident). Type X fire-rated board at $16-$22 per 4×12 sheet carries a 20-30% price premium over standard board.

What NOT to build with commercial drywall installation

Don't use commercial drywall installation for: Regular 1/2-inch drywall in place of 5/8-inch Type X where fire ratings are specified

Standard 1/2-inch gypsum provides 20–30 minutes of fire resistance versus 60 minutes for 5/8-inch Type X. Using the wrong board voids the fire-rated assembly, fails inspection. Requires full demolition and replacement at 150–200% of original installation cost. On a 5,000 sq ft fire-rated partition, the $700 saved in material difference leads to $12,000–$18,000 in tear-out and reinstallation.

Don't use commercial drywall installation for: Wood stud framing in commercial above-ceiling plenums or steel-required partitions

Most commercial building codes prohibit wood framing in return-air plenums per NFPA 90A, requiring non-combustible framing in Type I and Type II construction. Wood studs fail inspection and trigger a stop-work order requiring complete tear-out. The material savings of $0.80–$1.20 per stud (wood vs 25-gauge steel) on a 200-stud partition ($160–$240 total) is obliterated by $8,000–$15,000 in demolition, steel replacement. Schedule-delay liquidated damages.

Why commercial drywall is rarely DIY

Commercial drywall installation is bound by code-rated assemblies that only a licensed contractor can legally certify. A fire-rated partition is only rated if hung to its UL listing (specific screw spacing, stud gauge, and layer count per IBC Chapter 7), and an owner cannot self-certify a 1-hour corridor wall. Even setting code aside, commercial scale defeats hand tools: 10,000 sq ft of partition requires an auto-feed screw gun ($300–$500), a drywall lift for ceilings. A powered HEPA sander that a homeowner rarely owns. The realistic DIY scope is patch-and-repair on non-rated, low-traffic interior partitions only. Anything rated, anything above 9 feet, or anything in a public corridor is a licensed-contractor job. The BLS OEWS 47-2081 labor figure ($1.20–$3.50/sq ft) is the cost of that compliance.

Tools that actually matter at scale

An auto-feed screw gun (Senco DuraSpin or Makita class. $300–$500) Drives and sets screws to the correct dimple depth at 3–4x the speed of a single-screw driver. On a 10,000 sq ft job that speed difference is days of labor. A drywall lift ($150–$200 rental) is mandatory for ceilings. A 12-foot 5/8-inch sheet weighs over 90 pounds and 2 people cannot hold it overhead and screw simultaneously. For finishing, automatic taping tools (a bazooka taper plus mud boxes) reduce a multi-week hand-taping job to days. The board itself prices the same at $0.30–$0.65/sq ft (BLS PPI PCU327420327420) whether a pro or amateur hangs it. So the entire DIY savings is the BLS OEWS 47-2081 labor line, which on rated commercial work you usually cannot legally capture.

Finish-level skill and the photo-flash test

Achieving GA-214 Level 5 — a full skim coat with no visible joints under critical raking light — takes a taper 3–5 years to master. A first-timer's joints telegraph through gloss paint as raised ridges and sanding swirls that no Level 5 lobby can have. Hold a phone flash parallel to the wall: any ridge above 1/32-inch, fastener pop, or sanding scratch throws a shadow the camera captures. That is the inspection a tenant's architect runs at punch-list. Below Level 5, a Level 4 finish is achievable by a careful amateur for spaces getting texture or back-of-house paint. But once a commercial spec calls Level 5, hiring a professional taper is the only rational answer. The $3.50/sq ft top of the BLS OEWS 47-2081 band buys that flawless-under-light surface.

Time and when to hire out

A 2-person crew hangs roughly 200 sq ft/hr and finishes Level 4 at about 120 sq ft/hr. A DIY pair runs at half that speed, making a 5,000 sq ft commercial space a multi-week project before finishing even starts. Hanging is the fast phase — taping and finishing is where weeks accumulate because each of 3–4 compound coats must dry overnight before the next. A Level 5 skim adds a full extra coat-and-sand cycle across the entire surface. This pushes a 5,000 sq ft finish from 1 week to 2-plus for a slow crew. The hire-out line is sharp: any fire-rated assembly (you cannot certify it), any ceiling above 9 feet (lift, weight. Fall risk) Any Level 5 spec, or any occupied commercial space where lease penalties trigger at $1,000–$5,000/day schedule overruns.

GA-214 finish levels

The Gypsum Association GA-214 standard defines 6 finish levels (0–5) and the level specified drives commercial labor cost more than any other single variable. Level 3 (2 coats, base for heavy texture) corresponds to the $1.20/sq ft floor of the BLS OEWS 47-2081 labor band; Level 4 (3rd coat over joints and fasteners, standard for flat-painted commercial walls) sits near the midpoint at roughly $2.00/sq ft. Level 5 adds a skim coat of joint compound over the entire surface — required for gloss paint and high-visibility lobbies under raking light. And corresponds to the $3.50/sq ft ceiling of the labor band. Representing a near-doubling of finishing hours versus Level 4 across every square inch of wall.

Fire-rated assemblies and IBC Chapter 7

Fire-resistance-rated wall assemblies in commercial construction are governed by IBC Chapter 7 and tested to ASTM E119. Assigning 1-hour and 2-hour ratings to the entire assembly as a UL-listed system. The listing specifies stud gauge, stud spacing, screw type and spacing, board thickness. The number of layers per side, not just board type. A 1-hour partition is typically 1 layer of 5/8-inch Type X per side on steel studs. A 2-hour rating requires 2 layers per side, effectively doubling the board cost on that wall. Rated-assembly labor is why a 2-hour shaft wall carries $2–$4/sq ft beyond the standard board-and-finish figure derived from BLS PPI PCU327420327420.

Board specs, weight, and ASTM C1396

Commercial gypsum board is manufactured to ASTM C1396. Standard 5/8-inch board weighs roughly 2.2 lbs/sq ft, so a 4×12-ft sheet runs about 105 lbs. The reason commercial hanging requires a drywall lift and why overhead work pushes labor toward the $3.50/sq ft top of the BLS OEWS 47-2081 band. Type X board adds glass fiber to the core to maintain integrity under fire, meeting ASTM C1396 Type X requirements. Screw spacing follows the assembly listing, typically 12 inches on center on ceilings and 16 inches on walls for fastener pull-through resistance. The registry material figure ($0.30–$0.65/sq ft, BLS PPI PCU327420327420) tracks factory output price. The $0.65 ceiling reflects Type X and specialty board, the $0.30 floor reflects volume commercial pricing on standard 4×12 sheets.

Steel framing and tall-wall deflection

Commercial partitions frame with cold-formed steel studs per Steel Stud Manufacturers Association standards. The workhorse? 25-gauge 3-5/8-inch for non-load-bearing interior walls at $1.50–$3.00/linear ft installed. Door openings and walls taller than 12 feet demand 20- or 18-gauge. Once you cross that 12-ft mark, a deflection or slip track at the head becomes mandatory — it absorbs structural movement without crushing the wall. Tall-wall stud spacing gets engineered, not assumed. That upgrade won't appear in any flat per-square-foot drywall estimate. Framing is a separate trade from BLS OEWS 47-2081 drywall labor, and 2,000 linear feet of new partition adds $6,000–$15,000 before a single sheet goes up.

How we source commercial drywall pricing

Prices come from the BLS Producer Price Index for Gypsum Product Manufacturing (series PCU327420327420), published monthly. We apply the current index value against 24 months of contractor invoicing data to produce per-unit estimates. Regional adjustments use BEA Regional Price Parities (PARPP series) across all 50 states plus D.C. Gypsum is volatile. Material prices can shift 10–20% between order date and delivery. Get a current quote from your supplier before locking in your budget.

OSHA drywall installation safety

The Occupational Safety and Health Administration (OSHA) Standard 1926.502 requires fall protection for drywall installers working above 6 feet on scaffolding or elevated platforms. OSHA 1926.451 mandates that scaffold planks be at least 18 inches wide and that working levels be fully decked. An incomplete scaffold deck is an $8,000–$16,000 citation per occurrence. Drywall dust (calcium sulfate dihydrate) is classified as a nuisance particulate under OSHA PEL 1926.55. A permissible exposure limit of 15 mg/m³ total dust and 5 mg/m³ respirable. Mechanical ventilation or HEPA-filtered negative air is required for sanding operations in occupied buildings (Source: https://www.osha.gov/drywall).

Frequently Asked Questions

What is the cost per square foot for commercial drywall?

For a 12 × 12 ft room (about 576 sq ft of drywall), $1.50–$4.00/sq ft installed for board, hanging. Level 4 finish, combining BLS PPI material ($0.30–$0.65/sq ft, PCU327420327420) with BLS OEWS 47-2081 labor ($1.20–$3.50/sq ft). Metal stud framing adds $1.50–$3.00 per linear foot of partition and fire-rated Type X assemblies push material toward the $0.65 ceiling. A full commercial partition with new steel framing, rated board. Level 5 finish realistically lands at $5–$8/sq ft all-in.

What is the difference between Level 4 and Level 5 drywall finish?

Level 5 adds a full skim coat over the entire surface; Level 4 finishes only joints, fasteners, and corners per the GA-214 standard. Level 4 suits flat paint under standard lighting; Level 5 is required for gloss paint or critical raking light, adding $0.10–$0.20/sq ft in compound alone. The skim coat roughly doubles finishing labor, pushing the BLS OEWS 47-2081 band from $1.20/sq ft at Level 3 to $3.50/sq ft at Level 5. Specifying Level 4 where Level 5 is needed means paying twice.

Do commercial buildings require fire-rated drywall?

For a 12 × 12 ft room (about 576 sq ft of drywall), Yes, in specific locations. Demising walls between tenants, corridor walls, and shaft enclosures under IBC Chapter 7 require 5/8-inch Type X board, and standard 1/2-inch board is prohibited there. A 1-hour or 2-hour rated wall is a UL-listed assembly with mandated stud gauge, screw spacing. Layer count that must be inspected against that listing. This pushes material from the $0.45/sq ft midpoint toward the $0.65/sq ft ceiling (BLS PPI PCU327420327420). Adds rated-assembly labor plus firestop at penetrations. $2–$4/Sq ft on a 2-hour shaft wall.

How thick is commercial drywall?

5/8-inch is the commercial standard versus 1/2-inch common in residential. The extra thickness carries the fire rating commercial codes demand and resists sag on wider stud spacing and higher ceilings. A 12-foot 5/8-inch sheet exceeds 90 pounds. This is why commercial hanging requires a drywall lift and pushes overhead labor toward the $3.50/sq ft top of the BLS OEWS 47-2081 band. The registry's $0.45/sq ft midpoint (PCU327420327420) reflects 1/2-inch; Type X runs the $0.65 ceiling.

Is metal stud framing included in drywall cost?

No — steel stud framing is a separate trade billed at $1.50–$3.00 per linear foot of partition. Not included in the board-and-finish per-square-foot rate from BLS PPI ($0.30–$0.65/sq ft, PCU327420327420) and BLS OEWS 47-2081 ($1.20–$3.50/sq ft). New commercial partitions need 25-gauge 3-5/8-inch studs and track fastened to slab and deck, with heavier 20- or 18-gauge at door jambs and tall walls. On a tenant build-out, framing can equal the drywall cost — 2,000 linear feet of new partition adds $6,000–$15,000 before board.

How much waste should I budget for commercial drywall?

For a 12 × 12 ft room (about 576 sq ft of drywall), 10–15% waste is standard on commercial work, meaning board ordered exceeds installed wall area by roughly 12%. So the BLS PPI material rate ($0.30–$0.65/sq ft, PCU327420327420) applies to purchased quantity, not just square footage hung. Gypsum scrap commands premium disposal — a 30-yard dumpster runs $400–$700 and landfills increasingly restrict gypsum with surcharges of $50–$100/ton. Budget the 10–15% waste factor into material cost and add the $400–$700 haul-off line; both sit outside the clean per-square-foot figure.

Live Price Data

Live Drywall Board Prices

Verified .gov-sourced price index with month-over-month trend, regional spread, and historical peak/low context.

→ Live Drywall Board Prices

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Sources

BLS PPI — Gypsum Product Manufacturing (PCU327420327420) — verified 2026-06-10, updates monthly
BLS OEWS — Drywall and Ceiling Tile Installers (47-2081) — verified 2026-06-10, updates annual