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RICS Information Paper, UK

Guidelines on NRM 2: Detailed measurement of building works1st edition

Guidelines on NRM 2:detailed measurement forbuilding workRICS information paper

1st edition

AcknowledgmentsRICS would like to thank the following for theircontributions to this information paper:

Lead author:

John Davidson FRICS

Published by the Royal Institution of Chartered Surveyors (RICS)Parliament SquareLondonSW1P 3ADwww.rics.orgNo responsibility for loss or damage caused to any person acting orrefraining from action as a result of the material included in thispublication can be accepted by the authors or RICS.

ISBN 978 1 78321 083 1

© Royal Institution of Chartered Surveyors (RICS) November 2014.Copyright in all or part of this publication rests with RICS. No part of thiswork may be reproduced or used in any form or by any means includinggraphic, electronic, or mechanical, including photocopying, recording,taping or web distribution, without the written permission of RICS or inline with the rules of an existing licence.

Typeset in Great Britain by Columns Design XML Ltd, Reading, Berks

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Contents

RICS information papers ........................................... 1

Part 1: Introduction ..................................................... 2

Part 2: Guidelines relating to NRM 2 Worksections (2–41) ............................................................. 4

Guidelines on NRM 2: detailed measurement for building work

ii RICS information paper

RICS information papers

This is an information paper. Information papers areintended to provide information and explanation toRICS members on specific topics of relevance to theprofession.

The function of this paper is not to recommend oradvise on professional procedure to be followed bymembers. It is, however, relevant to professionalcompetence to the extent that members should be upto date and have knowledge of information paperswithin a reasonable time of their coming into effect.

Members should note that when an allegation ofprofessional negligence is made against a surveyor, acourt or tribunal may take account of any relevantinformation papers published by RICS in decidingwhether or not the member has acted with reasonablecompetence.

This information paper is believed to reflect case lawand legislation applicable at its date of publication. It isthe member’s responsibility to establish if any changesin case law or legislation after the publication datehave an impact on the guidance or information in thisdocument.

Document status defined

RICS produce a range of professional guidance andstandards products. These have been defined in thetable below. This document is an information paper.

Type of document Definition StatusStandardInternational standard An international high level principle based standard

developed in collaboration with other relevant bodiesMandatory

Practice statementRICS practice statement Document that provides members with mandatory

requirements under Rule 4 of the Rules of Conduct formembers

Mandatory

GuidanceRICS code of practice Document approved by RICS, and endorsed by another

professional body / stakeholder, that provides userswith recommendations for accepted good practice asfollowed by conscientious practitioners

Mandatory or recommendedgood practice (will beconfirmed in the documentitself)

RICS guidance note (GN) Document that provides users with recommendationsfor accepted good practice as followed by competentand conscientious practitioners

Recommended good practice

RICS information paper (IP) Practice based information that provides users with thelatest information and/or research

Information and/orexplanatory commentary

RICS information paper 1

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Part 1: Introduction

About these guidelines

These guidelines accompany the New Rules ofMeasurement (NRM) and are intended to be read inconjunction with Parts 2 and 3 of NRM 2: Detailedmeasurement for building works. The guidelines havefour main purposes:

1 to assist the quantity surveyor (QS) inunderstanding and implementing the rules ofmeasurement in NRM 2

2 to encourage good practice in the measurement ofbuilding works

3 to give guidance on the communication ofinformation relative to quantities of finished workwhere their value is modified by position,complexity, simplicity, repetition, eccentricdistribution or other cost significant factors

4 to give a brief explanation of a number of novelfeatures introduced into NRM 2; why they havebeen included and how they came about.

Some of the content of these guidelines may beconsidered to be of an elementary nature. It should beremembered, however, that these notes are directedtowards the student or beginner as much as to theexperienced practitioner and that which may seemelementary to the latter is not necessarily so to theformer. For this reason certain elements of basicpractice have been included.

General principles

The measurement rules in NRM 2 have been preparedon the assumption that main contractors, when seekingtenders from sub-contractors, will issue information inaccordance with the rules of NRM 2. This means thatany extracts from bills of quantities should beaccompanied by the appropriate drawings, extractsfrom the specification, preliminary bill items anddescriptions of work given in accordance with the rulesof NRM 2.

The format of bills of quantities continues to be amatter for the discretion of the surveyor preparing billsof quantities for a particular project.

It is recommended that items for individual buildingsshould be kept separate. This can be achieved, for

example, by providing separate bills for each block, orby providing a multi-column analysis on the pagefacing the items. The choice of presentation is a projectdecision largely based on the degree of difference inthe form of construction in separate blocks.

However, if the documents, drawings and bills ofquantities of a particular project are to be co-ordinatedin accordance with the Co-ordinated ProjectInformation principles, it is appreciated that some billsof quantities may need to be prepared in accordancewith the Common Arrangement of Work Sections(CAWS). Since the NRM 2 rules have not been crosscoded to CAWS, the codes may be found elsewheresuch as the Project Specification for that project or theCommon Arrangement of work sections for buildingworks, 2nd edition, published by the ConstructionProject Information Committee.

In order to define the precise nature and extent of theproposed work it will be necessary to give, indescriptions or elsewhere, certain supplementaryinformation, including any limits on tolerances, method,sequence, etc. imposed by the designer.

Where appropriate, additional information shall begiven to ensure full clarity of description. If in doubtgive additional information regarding quality andlocation of work. For example, if the majority ofbrickwork was at ground floor level but there was alsosome at roof level the QS should measure this highlevel brickwork separately in the bill of quantitiesstating its location.

Additional items

Where the rules state that an item of work is deemedincluded but this work is of particularly high valueeither by material content or location, the QS shouldmeasure the work, clearly stating the departure fromthe rules.

Composite bill items of work is allowed provided it ismade clear in the bill description what is and what isnot included. This is especially important when usingspecific specification references in bill descriptions. Thebill description needs to make clear what in thespecification clause is or is not included in the bill itemthat contains a specification reference.

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The Drawn information items listed at the beginning ofeach work section must be provided. Without thisminimum drawn information the work can not beadequately measured.

Unless all of the items listed under the heading of‘Mandatory information’ are available at the time ofmeasurement the work can not be adequatelymeasured.

Work and Materials listed as ‘Deemed included’ canonly be priced by the tenderer if that work is clearlyshown on drawings, specifications or description. Thetenderer can not be asked to guess.

Approximate quantities are appropriate where the workcan be described in accordance with the rules but thequantity of work required cannot be accuratelydetermined. The tenderer should make allowance fortheir effect when pricing the relevant preliminaries andprogramming the contract works. Work which is thesubject of approximate quantities should beremeasured as executed and the appropriateadjustments effected in accordance with the Contract.

Provisional sums

There are two types of provisional sum (defined workand undefined work). Each sum for defined workshould be accompanied in the bills of quantities by adescription of the work sufficiently detailed for thetenderer to make allowance for its effect in the pricingof relevant preliminaries. The information should alsoenable the length of time required for execution of thework to be estimated and its position in the sequenceof construction to be determined and incorporated intothe programme. If the surveyor cannot includesufficient details of the work the sum must bedescribed as an ‘Undefined Sum’.

Work not covered by the rules

Rules of measurement adopted for work not coveredby these rules shall be stated in the bill of quantities.Such rules shall, as far as possible, conform to thosegiven in this document for similar work.


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Part 2: Guidelines relating to NRM 2 worksections

2 Off Site manufactured materials,components or buildings

Mandatory information

Ensure the description makes clear what is and what isnot included in the material, component or building.

Ensure the description, drawings or specificationmakes clear who provides and installs any associatedmechanical and electrical services and who isresponsible for making final connections.

Work and materials deemed included

Ensure that the information listed here is fully given,either in the bill description, the tender drawings or thespecification, as the tenderer can not price for work orservices not given in the tender documents.

3 Demolitions

Mandatory information to be provided

Ensure the description or associated drawings andspecification clearly state how the following are to bedealt with:

• existing services

• toxic or hazardous materials

• any asbestos noted in the asbestos survey

It may be necessary to inform the tenderer how longparts of the structure are to be retained if it is not leftto the discretion of the contractor.


Ensure that the information listed here is fully given,either in the bill description, the tender drawings or thespecification, as the tenderer can not price for work orservices not given in the tender documents.

Ensure the description clearly states the lowest level towhich the structure is to be demolished. This may beto the top of the lowest floor slab or to the lowersurface of a basement floor or to a certain depth orlevel below existing ground floor level. It is importantthat a precise level is given, especially where there isdiffering ground floor or basement floor levels orsteeply sloping external ground levels.

Specific rules

3.4 Decontamination

Examples of infestation removal would be woodworm,death watch beetle and other wood boring infestationsfrom any parts of the structure being retained.

3.5 Recycling

This will only be measured if specific items have to besent for recycling, i.e. concrete and masonry may bespecified to be crushed and recycled as hardfill.

4 Alterations, repairs and conservation


Ensure the location of the work can be clearly seenfrom the bill description.

The QS should not lump together similar work that islocated in drastically different locations unless theselocations can be clearly seen on the drawings.

It is recommended to set out spot items in a logicalprogression from location to location in the existingbuilding.

Ensure the description or associated drawings andspecification clearly state how the following are to bedealt with

• existing services

• toxic or hazardous materials

• Any asbestos noted in the asbestos survey


Ensure that the information listed here is fully given,either in the bill description, the tender drawings or thespecification, as the tenderer cannot price for work orservices not given in the tender documents.

The dimensions given for the various works ofalteration relate to their original or finished net size. Theamount of material needed in making good workdisturbed and in extending finishes shall be left to thediscretion of the contractor.



Specific rules

4.4 Decontamination

Examples of infestation removal would be woodworm,death watch beetle and other wood boring infestationsfrom any existing timbers being retained.

4.24 Temporary works

It is important that the surveyor provides fullinformation of any temporary works especially withworks relating to fire regulations and possibleadaptations needed during the course of the works.

4.25 Recycling

This will only be measured if specific items have to besent for recycling, i.e. glass, metal, timber, etc.

5 Excavating and filling


The rules for this section have been drafted on theassumption that the works will be carried out bymechanical plant. Any work carried out by hand mustbe clearly described as such and measured separately.

The information provided in accompanying drawings orin descriptions should identify those circumstanceswhere it may be difficult or impractical to carry outexcavation by mechanical means.

The rules cannot cover every situation and whereunusual conditions prevail the surveyor should exercisetheir judgment in selecting an appropriate method ofmeasurement, stating the method used.

Location of works: Unless clearly evident from thedrawings or other information that will accompany thebills of quantities it is recommended that the locationof each type of excavation or filling shall be stated inthe description.

Ground conditions: The details provided will be the trialhole data that is available. Such information, if given inaccordance with the relevant British Standard, shouldensure that a reasonable indication of what can beexpected has been given. If such information is notavailable the assumed data should be so stated.

Ground water level(s): The date when the ground waterlevel was assessed shall be given in the tenderdocuments. If such information is not available theassumed ground water level should be so stated. Thismay take the form of the following:

‘The ground water level has been assumed to bedeeper than the deepest excavation’

Or

‘It has been assumed that the ground water level is1.50m below existing ground level.’

Where the pre-contract and the post-contract waterlevels as defined in these rules differ the item will fall tobe adjusted. If the varied level brings about the needfor such an item where none previously existed an itemwill need to be included in the final account.

It is not intended that several water levels, with onlyminor variations, be established for each site. However,the water level could well differ substantially from oneexcavation to another (e.g. pits at opposite ends of thesite) or from one part to another of an individualexcavation (e.g. a very large basement) especiallywhere springs are encountered. In most cases it shouldbe possible to agree a common post-contract groundwater level for the whole of the site.

Examples of starting levels of each type of excavationmay be described as:

From existing ground surface level

Or

From 1.00m below existing ground surface level

Or

From reduced ground level.


Surface water is water on the surface of the site andexcavations. This is intended to mean water that arisessolely from rainwater. Water arising from leakingreservoirs or flooding rivers is an example of acceptedrisks or matters which can be dealt with by insurance.

Earthwork support is now deemed included unless itsneed is not left to the discretion of the contractor. Ifearthwork support needs to be measured it includesthe use of timber planking and strutting, plywoodtrench sheeting and light steel trench sheeting andstrutting. Interlocking driven sheet piling is not coveredby the term ‘earthwork support’ and where this isrequired by the design or specification it should bemeasured in accordance with Work Section 7, Piling.

In the case of excavations designed with set-backs,each vertical face between set-backs should beconsidered separately. This would not apply where thecontractor, at his or her discretion, decided to use set-backs, perhaps as an aid to or alternative to earthworksupport.

The extent and need for working space is now left tothe contractor’s discretion. This means that the


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drawings need to show the location of work thattraditionally needed working space. This would includeplacing foundation formwork, building masonry in deepfoundation trenches, plastering or tanking foundationwalls and the like.

If the type of backfill to working space is not left to thediscretion of the contractor the backfill shall bemeasured.

Compacting surfaces would include the formertraditional description ‘level and ram’.

Specific rules

5.4 Site clearance

It is important that the QS makes the tenderer aware ofany invasive vegetation, such as Japanese knotweed,to be removed as its removal may require special plant,chemical treatment or other means of removal anddisposal. The disposal costs may also be greater thangeneral vegetation.

5.5.2 Remove topsoil

Unless top soil is specified to be preserved its removalneed not be measured as a separate item from generalexcavations.

5.6.1 Bulk excavation

On major projects the surveyor is recommended toseparate the differing types of bulk excavation into theirdiffering quantities as there may be significant costdifferences due to different depths or locations.

5.7.1 Foundation excavation

On major projects the surveyor is recommended toseparate the differing types of foundation excavationinto their differing quantities as there may be significantcost differences due to different depths or locations.

5.7.1.5 Unstable ground

The words ‘and the like’ have been included in thedefinition of unstable ground in an attempt to avoid themany arguments that have arisen by limiting theapplication of the rule quite literally to running silt orrunning sand when the same problems pertain withsuch materials as loose gravel, fly ash, etc. It issuggested, as a guideline, that strata could be said tofall within the intended category only when the newlyexcavated face will not remain unsupported sufficientlylong to allow the necessary support to be inserted.

5.7.2.1 *.1. Definition of rock

Examples of ‘special plant’ in this context wouldinclude power operated hammers, drills and chisels,

special attachments to mechanical plant such as rockbuckets, rippers, hammers and chisels. It wouldinclude the situation where the normal teeth of anexcavator bucket need to be changed to special rockbreaking teeth.

5.7.3 and 5.7.4 Excavating along and across existingservices

The QS is advised to obtain advice from the relevantUtility Bodies when existing live underground servicesare likely to be encountered. This advice should besufficient to allow the QS to decide what items need tobe measured. One important piece of information willbe the minimum distance an excavation needs to befrom a live service before precautions are required. Itshould be remembered that different services havediffering risks.

5.8 Support to face(s) of excavation

The QS is advised to consult with the project engineerwhen measuring the foundation excavations to decideif any earthwork support is required.

If earthwork support is required its location should bedescribed with respect to the type of excavation it issupporting, i.e. trenches, pits, basements, etc. Thetype of ground being supported will not be included inthe description.

5.9 Disposal

Handling of excavated material is normally at thediscretion of the contractor. Any design-imposedconditions should be given in the description of thedisposal items e.g. requirements regarding theprovision or location of temporary spoil heaps.

Unless there are specific requirements for the handlingof excavated material or imported filling (e.g. spoilheaps) the contractor will be entitled to assume that hemay handle the distribution/disposal of such materialsas he deems fit.

5.10 Retaining excavated material on site

Where excavated materials are to be retained and/ordisposed on site the information provided should stateany specific requirements for the location of suchdeposits and the average distance from the excavationin metres

5.20 Cutting off tops of piles

The item for cutting off tops of piles is now measuredin the excavation section to reflect the timing of thework as it will usually be carried out during theexcavation process.



6 Ground remediation and soilstabilisation

This type of work is specialist and the measurementsmust be accompanied by detailed drawings andspecification.

7 Piling

It is considered that the provision of the drawingsnoted under this clause is essential to properlymeasure and describe the work. These drawings willnormally be the structural consultant’s piling drawings.If inviting tenders direct from piling contractors thequantity surveyor must forward these drawings to eachtendering contractor. Equally if inviting tenders througha main contractor the drawings must be sent to eachmain contractor. Thereafter the main contractor mustforward copies of these drawings to each tenderingpiling contractor.

The tender documents must set out who provides thepiling platform, to what level(s) it is laid to and who isresponsible for removing it on completion of the pilingoperations.

Specific rules

7.2.*.3 Raking, inclination stated

When measuring raking piles the description mustinclude the inclination. This is expressed as the ratio ofhorizontal displacement to vertical distance.

Examples are as follows:

Angle Ratio

14° 1:4

9.5° 1:6

5.8° 1:10

The responsibility for cutting off tops of piles andsubsequent disposal of debris should be made clear inthe bill of quantities. This work is measured inaccordance with Rule 20 of Work Section 5, Excavatingand filling.

8 Underpinning

The rules set out here are for the measurement ofsimple underpinning works such as to the foundationsof a house or other such simple construction. In theevent that the underpinning is more complicated theworks shall be measured in detail in accordance with

the relevant rules of each work section involved withthe works described as ‘In Underpinning’.

Specific rules

8.1–8.13.1 The requirement for the maximum width tobe stated is intended to cover the occurrence ofstepped brick footings.

9 Diaphragm walls and embeddedretaining walls

These are concrete walls constructed using slurry orother fluids to support a trench which is then filled withconcrete to form the wall, the concrete being placedthrough the support fluid which is thereby displaced.

Excavated material which has been in contact with thesupport fluid may be contaminated and not fit to beused as filling material. Its subsequent disposal may besubject to restrictions. The tenderer’s attention must bedrawn to any such restrictions.

10 Crib walls, gabions and reinforcedearth

All preliminary works of excavation, disposal, backfillingand foundations are measured in accordance with therelevant Work Sections.

Gabion basket walls are now measured in squaremetres on the front face with the description giving thebasket size and type of fill. In the case of gabion wallsthat are stepped on face separate areas shall be givenfor each thickness within the work.

Specific rules

10.1 Crib walls

Final filling of voids with topsoil and subsequentplanting is measured in accordance with the rules ofWork Section 37, Soft Landscaping

11 In-situ concrete works

Work shall be separated into the three locations ofsubstructure, superstructure and external works. Anadditional sub-separation shall apply to watertightconstruction. These separations shall apply to themeasurement of the in situ concrete, surface finishes,formwork, reinforcement, designed joints, accessoriescast in and concrete sundries.


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Minimum information to be shown on drawings

The purpose of this information is to convey to thetenderer not only the specific sizes of members andthickness of slabs but also such information as therelative positions of precast floors and in situ beams. Itwill also allow the tenderer to assess the type offormwork to be used and the length of time theformwork must remain in place.

The decision to separate in situ concrete into mass,horizontal, sloping and vertical is to reflect the differingmethods required to pour concrete into these locationsand therefore reflect the differing costs involved. Thecost of constructing a member, i.e. a floor slab, acolumn, a wall, a beam, etc. will be reflected in theformwork rate.

The surveyor may lump all in situ concrete of similarnature into one item or may separate the in situconcrete into its various component parts dependingon the complexity of the project. It is recommended tokeep work that is isolated or particularly complicatedseparate from general concrete work

The lists contained in the rules for each concretecategory are not exhaustive. If the surveyor is unsureas to which category a concrete member belongs tothe surveyor should allocate a category that bestreflects the function of the member and clearly note thechoice in the bill description.

The concrete in wall kickers shall be included in thevolume of their associated wall

The requirement to describe concrete havingreinforcement content in excess of 5% by volume isintended to indicate concrete that is very heavilyreinforced resulting in problems in placing, vibratingand compacting. It is the total reinforcement in acomplete member which has to be considered and nota small isolated part of a member which is particularlycongested, e.g. where laps occur in the reinforcement.5% by volume is roughly equivalent to a steel weight of0.41 tonnes per cubic metre of the measured member.

It is not the intention that a concrete bed placed onconcrete blinding with only its edges in contact withearth should be described as ‘poured on or againstearth or unblinded hardcore’.

Concrete is deemed to be cast into formwork unlessotherwise described.

The net volume of concrete laid on ribbed metaldecking shall include the concrete within the ribs. Itshall not include any addition concrete caused bydeflection of the decking. The formulae for calculating

these volumes can be found in the relevantmanufacturers’ technical literature.

Specific rules

11.1 Mass concrete

This applies only to unreinforced in situ concrete.

Formwork

Information regarding permissible loads in relation tocasting times is to allow the tenderer to assess, in theabsence of specific instructions in the bills ofquantities, the degree of propping and re-proppingdown through successive floors that may be requiredto be provided to the formwork. Any limitations on liveloads during construction should be stated.

11.18 Sides and soffits of attached beams

Descriptions of formwork to beams that occur at theedge of a slab should include the attached edge ofslab.

11.22 Faces of walls and other vertical work

Formwork to one side of a wall only would not includeinstances where there is a column or beam on theother side as formwork will be required to the columnor beam.

11.28 Sloping top surfaces

Top formwork should be measured for surfaces slopingat an angle exceeding 15° whether it is provided or not.For example blinding concrete (measured as ‘slabs’)sloping at an angle exceeding 15° will require an itemof formwork.

11.32 Wall kickers

Suspended kickers occur where a concrete wall risesoff a concrete slab, the kicker being cast integrally withthe slab, i.e. at the time the kicker formwork is erected,there is nothing on which to rest its bottom edge.Formwork to isolated column kickers is not required tobe measured. Tenderers are given sufficient informationto allow for this by the virtue that formwork to isolatedcolumns is measured stating the number.

Reinforcement

11.33–34.1.4.3 Restrictions on bending may be givenby a reference to an appropriate BS although it may benecessary to refer specifically to any temperaturerequirements.

11.33–34.1.3 This is intended to cover those barswhich are specifically bent to curves to suit the shapeof the member in which they are to be placed.



Designed joints

11.38 Plain joints will normally occur at the perimeter ofconcrete areas abutting walls.

Accessories cast in

11.41 It should be noted that the list of accessoriesgiven in the Notes column is not exhaustive. This willapply to any item that needs cast in to the in situconcrete at the time the concrete is being poured. Itwill not apply to an item subsequently built in to theconcrete.

Sundries

11.42 Formwork or other means of temporary supportto grouting under stanchion bases is deemed includedirrespective of the thickness of the grouting.

12 Precast/composite concrete

Precast /composite concrete items are constructedfrom a combination of in situ concrete with filler unitsof other materials or a combination of proprietaryprecast concrete units with in situ concrete and/or fillerunits of other materials

(extract from definition of Work Section E60, Commonarrangement of work sections for building works,second edition 1998)

13 Precast concrete

The provision of three units of measurement permitsselection of the most appropriate in each case e.g.enumerated sills, lintels, padstones, landings,staircases and the like, linear measurement for framemembers, coping stones and kerbs and superficialmeasurement for floor decking, wall panels, etc.

14 Masonry

The rules of this Work Section apply to all forms ofmasonry construction whether it is brickwork,blockwork, glass blockwork, natural or artificialstonework.

Plans, elevations and sections required to be providedunder this rule should show the locations of materialsto be used in all walls and partitions. If only one kind ofbrick is to be used for walls and one kind of block forpartitions the drawings probably need not showanything other than the thickness. In the case of

several different kinds of bricks and blocks anappropriate annotation should be included on thedrawings.

Sections may helpfully augment the descriptions of thework, e.g. the fact that a wall or partition is of adifferent thickness or material at a higher level wouldnot be revealed by study of a plan only.

It is recommended that isolated areas of masonry workbe measured separately to allow the tenderer theopportunity of fully pricing the work.

The brick or block being used and any imposedlimitations on laying should be fully described. This isparticularly so where the brick or block is the subject ofa prime cost sum for nominated supply where it ispossible for different types of identical purchasing costto have widely differing laying costs. Where the supplyis the subject of a PC Sum or PC rate per thousandthe assumptions to be made by the tenderers shouldbe clearly stated.

Where an order has been placed with a supplier forbricks or blocks the terms of the order should be givenstating in particular the number reserved and supplier’sterms regarding the initial and subsequent deliveries.

Examples of stone rubble materials would include thetype, e.g. sandstone, limestone, granite or flint and thetexture and finish, e.g. natural, rough dressed orhammer dressed.

Examples of stone masonry materials would includethe type, e.g. limestone, granite, slate, marble, etc. andthe texture and finish, e.g. sawn, rubbed, vermiculated,polished, etc.

Examples of cast stone materials would include thetexture and finish, e.g. rough, smooth, rubbed,vermiculated and polished.

Specific rules

14.2 Diaphragm walls are wide cavity walls with twoleaves of brickwork or blockwork bonded together withbrick or block cross ribs. The cross ribs are bonded tothe outer skins by the use of steel ties or blockbonding.

14.11 and 14.12. The distinction between perimetersand abutments and opening perimeters is to help theQS in allocating the relevant costs to the cost analysis.These items are now composite items and thereforethe description must include everything necessary toform the detail. Each detail shall be measuredseparately. The surveyor is again reminded thatmaterials and work can only be deemed included if its


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type and scope can be readily ascertained from thedrawings, specification and bill description.

14.13 Special purpose blocks include purpose madeblocks within other measured items such as purposemade corner blocks to sills involving the use of stoneslarger than the sills. Special purpose blocks are alsoblocks which by their very nature are purpose madenamely those comprising:

• ornaments

• small panels (defined as panels not exceeding 0.1m2)

• caps and bases to columns

• kneeler-blocks, bonder-blocks, apex-blocks, angle-blocks and stooling-blocks to ‘copings’ and‘ornamental band courses’.

• plinth blocks, angle-blocks, key-blocks and the liketo slab architraves and surrounds to openings

• springers, voussoirs and keystones of arches

• tumblings to buttresses

• pier-caps, chimney-caps and the like

• finials, terminals, brackets, corbels and the like

• stones forming tracery

• special features composed of one or more stones(special features would include ornamental panels,oriel windows, niches, etc.)

• stones forming balustrade panels and the like

• balusters, half balusters, newels and newel-caps

• templates, bases, thresholds, hearths and the like

• stones forming shelves, divisions, table tops, worktops and the like

• the purpose made blocks can be either naturalstone or artificial stone.

14.15 The rule relating to cavity insulation is for work tonew buildings where the insulation is installed duringthe course of the construction works. Insulatingcavities of existing buildings is measured in accordancewith Rule 6 of Work Section 31, Insulation, fire stoppingand fire protection.

15 Structural metalwork

Drawings that must accompany the measurement

It is considered that the provision of the drawingsnoted under this clause is essential to properlymeasure and describe the work. These drawings willnormally be the structural consultant’s framingdrawings. If inviting tenders direct from structuralsteelwork contractors the quantity surveyor mustforward these drawings to each tendering contractor.

Equally, if inviting tenders through a main contractor,the drawings must be sent to each main contractor.Thereafter the main contractor must forward copies ofthese drawings to each tendering structural steelworkcontractor.

The drawings or the description should give details ofthe method of fabricating and type of site connections.Connections would include fittings used to form a jointand thus enable the members to be united by bolting,welding or riveting in the shop or on the site.

Details of secondary steelwork and fittings for othertrades should be shown on the drawings, e.g. openingframes, pipe brackets, supports for services andsupports and stiffeners for mechanical, electrical andventilating plant.

It is recommended that differing individual buildings arekept separate if appropriate. Thus if a projectcomprises an office block with storage depot both ofwhich are steel framed then each building should bebilled separately. However, in instances of a retail parkwith a number of buildings of similar construction theneed to separate these units is not considerednecessary.

Mandatory information

In describing any tests of materials or workmanshipthat may be required, an indication should also begiven of where the tests are to be carried out.Requirements for destructive and non-destructive tests,procedure tests (welding and flame cutting),qualification and testing of welders, run-off productiontests and inspections should be clearly stated.

Specific rules

15.1 and 15.2 Note 9 Secondary steelwork is anyframed steelwork that is scheduled to be erected aftercompletion of the main structural frame. Examples ofsecondary steelwork include support work for curtainwalling, windows, doors and the like.

15.3 An isolated structural member is a member notconnected to a structural steel frame. Examples ofisolated structural members include steel beamssupporting timber joists, lifting beams, tank supportsetc.

15.5 Allowance for fittings. If the drawings aresufficiently detailed the QS should be able to calculatethe weight of fittings. If the drawings do not provide thenecessary information the QS should make areasonable allowance on a percentage basis. Thisallowance will need to be re-measured on completionof the structural steelwork.



15.8 The rules allow the QS to measure profiled metaldecking in the structural steelwork section if both areto be supplied and erected in the same package evenif the decking is to support in situ concrete.

15.8.1 – 3.1 Shear studs are steel studs welded to thesteelwork at various centres. Their purpose is to tie theconcrete to the steel beams and to resist shearloadings between the concrete slab and steel beam incomposite construction.

15.15 Surface treatments are only measured whencarried out as part of the steelwork subcontract.Decorative painting is covered by the rules given inWork Section 29, Decoration. Since separate items arenot required for touching-up, responsibility for suchwork should be made clear as between the maincontractor and sub-contractor.

When measuring galvanising it is important toremember that local facilities may not be able to copewith long or large components. It is recommended thatthe tenderers attention is drawn to exceptionally longor large components that are specified to begalvanised.

16 Carpentry

The rules for this section have been drafted on theassumption that most woodworking is now a shopprocess using machinery rather than a site craftprocess, hence the emphasis on engineered membersand machined labours

Dimensioned diagrams should be used unless a simpledescription is sufficient for full clarity. Diagrams anddescriptions should show all labours.


Examples of protective coatings would include shoppriming, staining, varnishing or polishing before deliveryto the works. Such treatments after fixing should bemeasured in accordance with Work Section 29,Decoration.

Selection and protection for subsequent treatmentswould include timber to be ‘left in the white’ or toreceive transparent finishes.

When stating nominal or finished dimensions it isnecessary to draw attention to different cross sectionseven if the cross sectional dimensions of the timber arethe same; e.g. it will be possible to have two or moresections of rebated frames of the same dimensions,only the shape of the rebate differing. This is important

in order that the contractor can assess the differentmachine settings and the knock on cost.

17 Sheet roof coverings

The areas of sheet roof coverings are measured as thenet area in contact with the base. No allowances are tobe added for labours. Labours within the general bodyof the roof covering are measured as extra over thegeneral sheet roof covering. Labours at the boundariesare measured full value. It is important that theselabours are fully described and the description lists outall associated labours, undercloaks, insulation,ventilation strips, bedding and pointing, etc. to allowthe tenderer to fully assess the additional quantities ofsheet roof material.

The minimum information requirement clause 5 allowsthe QS to fully measure all relevant details anddressings that need to be formed during the laying ofthe sheet roof covering and will allow the tenderer tofully assess the additional quantities of sheet roofmaterial required over and above the net areas given inthe bill of quantities.

Surface finishes or treatments would include chippings,gravel, tiles, solar reflective paint, etc. It would notinclude grass, sedum or other like live finishes. Theseare measured in Work Section 28, Floor, wall, ceilingand roof finishes.

A step in roof level over 500mm wide will require bothan upstand and a downstand to be measured as wellas the vertical covering.

A step less than 500mm will be measured as such inlinear metres giving the actual vertical height (see figure1 below).

Figure 1


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18 Tile and slate roof and wall coverings

18.3 Boundary work. Sheet metal linings to valleys orany other boundary work shall be measured inaccordance with the rules of Work Section 17, Sheetroofing.

19 Waterproofing


Surface finishes or treatments would include chippings,gravel, tiles, solar reflective paint, etc. It would notinclude grass, sedum or other like live finishes. Theseare measured in Work Section 28, Floor, wall, ceilingand roof finishes.

Specific rules

19.6 & 19.7. There is no limiting girth to differentiatebetween a gutter and a channel but it should be madequite clear from the description what has beenmeasured.

19.6 & 19.7. To give the girth only may not be sufficientin describing asphalt to gutters, etc. because of theadditional requirements of rule 19.6.1.1–5.2.

As the thickness of asphalt with the same number ofcoats varies as between horizontal and vertical it willbe necessary to indicate the extent of each. This may,in some instances, be best achieved by the use ofdimensioned descriptions or bill diagrams.

20 Proprietary linings and partitions

The mandatory information required for the descriptionshould give details of head and sole plates, jointingbattens, studs, metal stiffening sections, firrings,channels, metal resilient bars and treatment of joints.

Information must be given either in the description, thespecification or the drawings to show the size andspacing of supports and details of design module bothfor the building and the work in this section and themethod of fixing and where to steel structures, the sizeand spacing of the framing members.

The drawings should show services which areintegrated with the ceiling, partition or lining includingadditional members and the like.

Examples of the layout of joints are random,symmetrical, whole units stating any pattern required,whole units with necessary cut margins or make uppieces stating any pattern required, and joints laid out

to detail. Where the spacing of the joints is governedby the spacing of backings then details should begiven.

Specific rules

20.1. Proprietary partitions are now measured in squaremetres and classified by their height in 1.00mincrements. The height of a partition that has a slopinghead is the simple mean height calculated by addingthe lowest and highest heights and dividing by two.The descriptions will state either the height or theaverage height in the wording.

The total length of each quantity of partition will begiven in the description.

20.3 and 20.13. The items for forming openings inpartitions and linings do not include materialsincorporated into the partition that are not proprietary,e.g. softwood or plywood grounds inserted into themetal studs would be measured in accordance with therules of Work Section 16, Carpentry.

20.4 and 20.14. Non standard perimeter details arethose that comprise proprietary components that differfrom those required in the general body of work.Examples would be deflection heads, acoustic seals,fire seals and the like.

21 Cladding and coveringThe rules of this Work Section are to cover themeasurement of the many types of modern claddingand covering systems.

Because of their complexity it is essential that sufficientdrawings are provided with the bill of quantities. Manyare specialist systems therefore it will be essential tohave component drawings and, when writingdescriptions, to use proprietary references.

It is essential that the tender information makes clearwho is responsible for providing primary and secondarysupport to attach the cladding and covering to thestructure.

Specific rules

21.8.1 – 2.3. Where translucent sheets are used in largeareas, thus becoming the roofing material rather thanan insertion therein, they should be classified as a mainsheeting material and measured full value, not extraover.

22 General joineryThis work section contains the rules for themeasurement of all general joinery work.



Specific rules

22.1–5.1 – 2.3. When stating nominal or finisheddimensions it is necessary to draw attention to differentcross sections even if the cross sectional dimensionsof the timber are the same; e.g. it will be possible tohave two or more sections of rebated frames of thesame dimensions, only the shape of the rebatediffering. This is important in order that the contractorcan assess the different machine settings and theknock on cost.

23 Windows, screens and lights

All glass and ironmongery associated with each unitshall be measured in this section. Glass may beincluded within the description of the unit or measuredseparately.

24 Doors, shutters and hatches

All glass and ironmongery associated with each unitshall be measured in this section. Glass may beincluded within the description of the unit or measuredseparately.

25 Stairs, walkways and balustrades

Unless the component is of simple shape orconstruction it is essential that a drawing accompaniesthe bill of quantities.

26 Metalwork

This work section is for the measurement of all non-structural metalwork not covered elsewhere withinthese rules.

When measuring galvanising it is important toremember that local facilities may not be able to copewith long or large components. It is recommended thatthe tenderers attention is drawn to exceptionally longor large components that are specified to begalvanised.

27 Glazing

Glass will only be measured in this Work Section if it isnot associated with windows, screens, lights, doors,shutters, hatches, stairs, walkways or balustrades or isreplacing glass into existing doors, windows orscreens.

Whether the glass is measured in this Work Section orin another Work Section the following general rules willapply:

28 Floor, wall, ceiling and roof finishings

The rules of this work section are for the measurementof any type of applied finish to the interior or exterior ofa building.


Cutting includes cutting to angles, boundaries andjunctions, cutting to enumerated items, cutting andfitting to recessed covers and the like, allowing for thelining up of joints with the general work and curvedand radiused cutting for special edge tiles on workdescribed as curved.

Patterned work includes general patterned work,isolated panels within a general wall or other surface orwork in more than one colour and is deemed to includeall extra work. This extra work is work to fair edges,flush joints, working to strips in work divided intopanels and the like.

Working around accessories refers to steel joists,angles, trunking, ducting, floor springs, ventilators,pipes, tubes and the like.

Narrow widths less than 600mm wide include isolatedlinear surrounds to dissimilar finishes.

The descriptions of lathing materials should identify thekind and quality of the lathing together with details offixings such as screws, staples, clips, nails, wire ties,steel banding, etc.

28.23 Special tiles are non standard tiles that have tobe made specifically for the project. They do notinclude standard specials that are readily available offthe shelf. Special tiles include all non standard tilesregardless of their location in the works. They includenon standard tiles needed to form fair edges, internaland external angles, beaded edges and covedjunctions.

28.24 The application of surface dressings, sealers orpolishes may be incorporated into the description ofthe finish provided this qualification to the rules ismade clear in the description. This may be by writtenword or by use of a reference to the specification.

29 Decoration

Sealing and polishing wood block floors are dealt withunder Work Section 28.


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The drawings or schedules that accompany the bill ofquantities should draw attention to any known varietyof colour requirements and such specification items aswhether or not the ironmongery, electrical or otherfittings are to be removed before and refixed afterdecorating. The description should also highlight workin confined locations such as staircase areas.

Examples of preparatory work would include rubbingdown, burning off, stripping old paper or otherdecorations (specifying the number of layers or type ifappropriate), cutting out and repairing cracks, knotting,stopping, staining, bodying in, etc.

Work is internal or external according to its position inthe finished building.

For examples of multi-coloured work see figure 2below.

The requirement to separately identify work applied tomembers prior to fixing excludes off site priming ofwood or metal which would be measured with thetimber or metal components.

Work on glazed surfaces is measured irrespective ofpane sizes.

Where windows and doors have draught strips,intumescent stripes or other strips or seals which mustnot be painted, this should be stated in the description(see figure 2).

Figure 2



30 Suspended ceilings

These rules now apply to both demountable and solidsuspended ceilings.

The description should give details of:

• the framing and suspension system, stating thesize and spacing of supports

• the design module both for the building and thesuspended ceiling

• the layout of the joints

• the treatments of the joints

• the method of securing the suspension system tothe structure

• integrated services and resultant additionalhangers, framing and the like

• insulation materials.

Notwithstanding that the structure from which a flatceiling is suspended is interrupted by downstandbeams, the suspension height should still be measuredto the main structural soffit. Where a downstand beamhas different suspension heights on either side themeasurement of ceiling areas should be taken to thecentre line of such a downstand beam.

Where the structure from which the system issuspended is sloping the maximum and minimumdepths of suspension should be stated.

31 Insulation, fire stopping and fireprotection

Specific rules

31.8 If the QS measures any fire sleeves, collars andthe like where services pass through fire ratedstructures it is important that the description makesclear who supplies and who installs the sleeve or collarand also who is responsible for fire stopping aroundthe sleeve or collar.

32 Furniture, fittings and equipment

Specific rules

32.2 Ensure the bill description, specification ordrawing makes clear who is responsible for finalservice connections.

33 Drainage above ground

Specific rules

33.3.1. It is not necessary to state the type of fittingwhen measuring fittings ≤ 65mm diameter.

Examples of pipe fittings would include bends, springs,offsets, swan necks, Y junctions, double Y junctions,shoes, blank flanges, puddle flanges, bushes, reducers,elbows, tees, crosses, etc.

33.7.1 Examples of gutter fittings would include bends,elbows, junctions, stopped ends, nozzle outlets, etc.

33.10.1.1 – 2.1. Examples of preparatory operationswould include flushing out, sterilisation, etc.

33.10.1.1 – 2.2. Examples of stage tests would includesectional and final hydraulic and performance tests.


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34 Drainage below ground

Specific rules

34.1.3. Pipes not laid in the bottom of the trench are usually those to be found in a multi-purpose trench and will bedescribed as multiple pipe drain runs

34.1.1 – 3.1 – 3.4 Drain runs would be described as being ’next to existing roadway or path’ if the distance from theside of the drain trench is less than the trench depth. See figure 3 below.

Figure 3

34.1.1 – 3.1 – 3.5 Drain runs would be described as being ‘next to existing building’ if the distance from the side ofthe drain trench to edge of foundation is less than the trench depth. See figure 4 below.

Figure 4



34.2.7 & 34.2.8. Excavating along and across existingservices


34.3. Types of fittings should be clearly described andin cast iron work special consideration should be givento cost significant items, e.g. long radius and shortradius bends being kept separate. It could beconsidered good practice to identify items by referenceto a manufacturer’s catalogue number.

34.13. Sundry items are measured separately from themanhole because there can be many minor variationsbetween manholes resulting in many items forindividual manholes. On smaller projects it may bepossible to include these sundries in the manholedescription provided this departure from the rules isclearly stated in the bill of quantities.

34 14. Manhole covers and frames are measuredseparately because it may be the case that there aremany similar manholes on a project except the coversdiffer due to their location on the site. On smallerprojects it may be possible to include these sundries inthe manhole description provided this departure fromthe rules is clearly stated in the bill of quantities.

34.17.1 – 2.1 – 2.1. Examples of preparatory operationswould include flushing out and clearing out rubbish.

34.17.1 – 2.1 – 2.2. Examples of stage tests wouldinclude sectional and final hydraulic and performancetests.

35 Site works

Specific rules

35.4 Examples of paving accessories include cats-eyes, tree grilles, traffic calming accessories, etc.

35.5.1 Examples of special units include purpose madequadrants, stop ends, drop crossover kerbs, etc.

35.25 The same rules as set out in the drawninformation, mandatory information and items deemedincluded set out at the beginning of Work Section 19,Waterproofing will apply to the measurement of sheetlinings to pools, lakes, ponds, waterways and the like.

36 Fencing

Construction details to be given under the mandatoryinformation include:

• components and methods of jointing;

• supports and special supports and method offixing.

• treatment of the tops of pales or bars includingwhether pointed, shaped, etc.

• methods of jointing which in the case of metal barfencing and supports would include riveted,welded, etc.

Examples of surface treatments include impregnatingor galvanizing.

Examples of the type of fencing include chain link,woven wire, strained wire, wooden post and rail, metalcontinuous bar, concrete post and rail, close boarded,cleft chestnut pale, wooden palisade, metal vertical barrailings, metal palisade, concrete palisade, wovenwood, concrete post and panel, profiled sheet, etc.

The type of close boarding would include sawn or cleft.

Examples of types of gates include field gates, bridlegates, kissing gates, garden gates, driveway gates,counterbalanced poles, ornamental gates, factorygates, etc.

Ensure the description, drawings or specificationmakes clear who provides and installs any associatedmechanical and electrical services and who isresponsible for making final connections.

37 Soft landscaping


All preparatory excavation work such as reducinglevels, contouring the site, pond digging and top soilspreading, etc. will be measured in accordance withthe rules of Work Section 5, Excavating and filling.

Any restrictions on planting or sowing dates must beclearly stated.


Internal planting includes areas such as atriums,planter boxes.

Specific rules

37.13 Maintenance relates to that required in a DefectsLiability Period only.


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38 Mechanical services

Specific rules

38.3 All pipework fittings are deemed included withinthe running length of pipework unless they have beenmeasured separately in accordance with rule 38.4. Thiscan only apply if all mandatory drawn information hasbeen provided prior to measuring the works.

38.6 All ductwork fittings are deemed included withinthe running length of ductwork unless they have beenmeasured separately in accordance with rule 38.7. Thiscan only apply if all mandatory drawn information hasbeen provided prior to measuring the works.

38.9 All insulation and fire protection to pipe fittingsand equipment is deemed included with the item ofequipment or fitting or within the running length ofpipework unless it has been measured separately inaccordance with rules 38.10 & 11. This can only applyif all mandatory drawn information has been providedprior to measuring the works.

38.12 All insulation and fire protection to duct fittings isdeemed included with the running length of ductworkunless it has been measured separately in accordancewith rules 38.13. This can only apply if all mandatorydrawn information has been provided prior tomeasuring the works.

39 Electrical services

Specific rules

39.3 All cable containment fittings are deemed includedwithin the running length of the cable containmentunless they have been measured separately inaccordance with rule 39.4. This can only apply if allmandatory drawn information has been provided priorto measuring the works.

39.9 All busbar fittings are deemed included with thebusbar unless they have been measured separately inaccordance with rule 39.10. This can only apply if allmandatory drawn information has been provided priorto measuring the works.

40 Transportation

Transport systems include Lifts, Escalators, movingpavements, powered stairlifts, fire escape chutes and

slings, hoists, cranes, travelling cradles, gantries andladders, goods distribution and mechanisedwarehousing, mechanical document conveying,pneumatic document conveying, automatic documentfiling and retrieval systems and the like.

41 Builder’s work in connection withmechanical, electrical and transportationinstallations

Specific rules

41.1 General builders work in connection withmechanical, electrical and transportation installationsshall be given as an item for each installation or systeminstalled. In the case of large projects it may benecessary to sub- divide installations into zones orlocations e.g. ground floor, first floor, plant room, BlockA, Block B etc.

42.1 Marking positions of holes mortices and chases inthe structure in connection with mechanical, electricaland transportation installations shall be given as anitem for each installation or system installed. In thecase of large projects it may be necessary to sub-divide installations into zones or locations, e.g. groundfloor, first floor, plant room, Block A, Block B, etc.

41.3 If the QS measures any fire sleeves, collars andthe like where services pass through fire ratedstructures it is important that the description makesclear who supplies and who installs the sleeve or collarand also who is responsible for fire stopping aroundthe sleeve or collar.

41.13 The same definitions for trenches being next toexisting roadways or paths or buildings as is shownpreviously shall apply in this work section.

41.14.7 & 8 Excavating along and across existingservices




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