Hi Thanks for your responses,

Pepe your formula returns 2.75 even though Rte is in cell I7

Xor yes Rte is the correct text and sometimes it will be in that cell othertimes not.

I have 3 conditions
If Rte and cell I29 = yes then its 27.50
If cell 29 = yes but there is no Rte in I27 then its 2.75
If neither conditions are met then its 0

I think because I29 must contain yes to add any value its not working correctly, and im unusre how to adjust the formula or tell the formula if it says yes but DOESNT contain Rte