Standard Method Of Measurement (SMM) And New Rules Of Measurement (NRM)

Introduction to Building Measurement Techniques

In the past, building and construction works were measured using manual techniques. Units of length were provided by the human body. This included: inch – equivalent to the measure of thumb; foot – was taken to be 15.3% of a human body’s height; cubit – equivalent to the length of forearm (from the bottom of elbow to the middle finger’s tip); yard – equivalent to one human pace or stride; and miles – equivalent to 1,000 paces (Byju’s, 2017).

This continued until the introduction of metric system of measurement where works were measured in various measuring units like meters, grams and liters (Shrivastava, 2017). With the metric system, works were measured using different devices such as meter stick, ruler, measuring tape (tape measure), odometer, caliper, surveyor’s wheel, thread pitch gauge, pacing, metric scale, measuring rod, Gunter’s chain, etc. The main challenge with the traditional techniques of measurement was that measurement references or standards varied from one place to another and they largely depended on the watchfulness of the person taking the measurements. These techniques did not have standard procedures of taking measurements nor sheets (dimension papers) of recording the measured data.

The main challenges of traditional measurement techniques were overcome by the introduction of Standard Method of Measurement (SMM), which was published in 1922. This method provided a uniform localized basis for measurement of building works (Akbar, et al., 2015); (Akbar, et al., 2015). The method was used to provide detailed estimate of building works by using the following data: details of the work such as plans, cross-sections and elevation drawings; specifications of the work showing the exact type of building materials to be used; and the rates of works measured.

The SMM was implemented by following these steps: taking out quantities, squaring out, and abstracting (Nani, et al., 2008). Taking out quantities involves taking measurement off from the drawings and entering them on dimension paper or measurement sheet. The measurements taken out depend on the unit of measurement. For instance, if it is excavation, taking out quantities would involve measuring the length, width and depth of the excavation. Squaring out involves using the measurements taken out to calculate areas, volumes, weights, etc., and obtaining their total sin the desired units. For example, if it is excavation, the volume is obtained by multiplying the length, width and depth of the area to be excavated. Abstracting involves transferring the results obtained from squaring out and entering them in special sheets with rate column prepared for pricing (Civil Engineer, (n.d.)).

Standard Method of Measurement (SMM)

The SMM specifies the information that should be used to describe the structure to be measured; define the unit of measurement to be used for each item being measured (such as number, meter, m², m³, tonnes, etc.); provides specific rules on what should be included in each item being measured; defines the terms of measurement to be used so as to avoid disputes; permits development of familiarity so as to make measurements easier and quicker; and provides a guidelines for cross-referencing (Hansen & Salim, 2015). There are seven editions of SMM.

In 2013, SMM7 was replaced by the NRM suite (New Rules of Measurement). The NRM suite provides a set of standard measurement rules to be adopted when measuring works. These rules are applicable when estimating cost, planning cost, procurement and other cost-related measurement throughout the lifecycle of the building project. There are three volumes of NRM suite: NRM 1 – which outlines that order for estimating and planning costs for building works; NRM 2 – which provides details on how building works should be measured; and NRM 3 – which outlines the order for estimating and planning costs for building maintenance works.

The NRM suite provides cost estimating guidance for various elements such as preliminaries, substructure, superstructure, mechanical and electrical services, drainage and external works, site development, furniture and equipment, consultant’s fees, and contingency (Royal Institution of Chartered Surveyors, 2012). NRM suite helps in taking accurate measurements and cross-checking them with the design specifications of the contract (Canadian Insttiute of Quantity Surveyors, 2014).

Today, most of the building works measurements are done using computer software and other technological tools (McDonnell, 2010). This has made building works measurement easier, quicker, more efficient and more accurate.

Question 2

Question 2(a): Take off list

The take-off list of the Gables substructure up to and including the DPC and floor slab insulation comprises of the following: site preparation, excavation, working space, earthwork support, concrete, masonry work, DPC and slab insulation. The take-off list of the Gables substructure plus the measurement units are as provided below:

Take-off list	Unit	NRM2 Reference
Preliminary site work	Item/Nr	5.1
Clearing vegetation on site	M2	5.4
Removing trees, plants and tree stumps	Nr	5.2/5.3
Preparing the site	Nr/M2	5.5
Excavation of topsoil	M3	5.6
Disposal of topsoil	M3	5.9
Excavation to reduce level	M3	5.7
Disposing spoil	M3	5.9
Excavation of pits	M3	5.7
Excavation of trenches (with width > 300mm)	M3	5.7
Excavation of trenches (with width < 300mm)	M	5.7
Working below ground water level	Item	6.1
Working below water level	Item	6.1
Breaking any obstructions	M3	7.9
Filling to excavation	M3	5.11
Allowance for working space to excavation	M2	5.14
Support for earthworks	M2	5.8
Ground and surface water disposal	Item	6.1
Levelling and compaction of excavation bottom	M2	6.9
Foundation formworks	M2	8.3
Foundation reinforcements	Kg	8.4
Foundation concreting	M3	8.2
Foundation block work or brickwork	M2	8.5
Block work or brickwork projections	M	14.5
Foundation rubblework	M2	14.2
Rubblework projections	M	14.5
Damp proofing course (DPC)	M2	4.17
Ground levelling and compacting	M2	6.9
Hardcore bed (filling to make desired levels)	M3	6.9
Hardcore bed surface compacting and blinding	M2	5.12
Vertical damp proof membrane (DPM)	M2	5.16
Horizontal damp proof membrane (DPM)	M2	5.16
Floor slab insulation	M2	19.1
Concrete floor slab	M3	11.1
Screeding	M2	28.1
Adjustment of topsoil to foundations exterior	M3	5.5

Question 2(b): Take-off dimensions

The relevant take-off dimensions are as follows:

Take-off list	Unit	Dimensions	Description
Preliminary site work	Item/Nr	1	Determining ground conditions and locating existing underground services
Clearing vegetation on site	M2	182.167 Deduct (25.042) 157.125	Clearing the site of all vegetation and disposing off site
Removing trees, plants and tree stumps	Nr	5	Girth between 0.5m and 1.5m, 1.5m and 3m, and over 3m.
Preparing the site	Nr/M2	1	Lifting turf so as to prepare th required thickness
Excavation of topsoil	M3	235.688	Bulk excavation not exceeding 2m
Disposal of topsoil	M3	117.844	Carting away excavated material from the site
Excavation to reduce level	M3	85.325	Excavation of different depths
Disposing spoil	M3	125.5	Carting away spoil materials
Excavation of pits	M3	7.854	Excavation to determine underground services
Excavation of trenches (with width > 300mm)	M3	5.015	Excavating foundation trenches (width > 300mm)
Excavation of trenches (with width < 300mm)	M3	3.594	Excavating foundation trenches (width < 300mm)
Working below ground water level	Item	1	Boreholes
Working below water level	Item	1	Site area to be dewatered
Breaking any obstructions	Hr	6	Rig standing
Filling to excavation	M3	78.563 Deduct (13.814) 64.749	Filling thickness <500mm deep
Allowance for working space to excavation	M2	28.697	Working space around all excavation <300mm and >300mm
Support for earthworks	M2	15.648	Support to excavation faces with a maximum depth of 305mm
Ground and surface water disposal	Item	1	Dewatering of surface and ground water from the site
Levelling and compaction of excavation bottom	M2	182.167	The whole excavated area to be compacted
Foundation formworks	M2	41.443	Metallic or wooden formworks
Foundation reinforcements	Kg	446.972	Steel reinforcement of different sizes (twisted bars)
Foundation concreting	M3	41.443	Concreting foundation <300mm and >300mm
Foundation block work or brickwork	M2	72.468	Foundation wall of 800mm
Block work or brickwork projections	M2	36.234	Vertical projections
Foundation rubblework	M2	18.117	Made from natural stone
Rubblework projections	M	9.059	Horizontal projections
Damp proofing course (DPC)	M2	157.125	DPC to include the entire floor area, including walls
Ground levelling and compacting	M2	157.125	The whole floor area to be levelled and compacted
Hardcore bed (filling to make desired levels)	M3	47.138	Hardcore bed of thickness 300mm
Hardcore bed surface compacting and blinding	M2	157.125	The hardcore to b compacted appropriately
Vertical damp proof membrane (DPM)	M2	18.795	The vertical DPM of 1000 gauge to cover walls in wet areas of up to 500m (bathroom and kitchen)
Horizontal damp proof membrane (DPM)	M2	157.125	The horizontal DPM of 1000 gauge to cover the whole floor area
Floor slab insulation	M2	157.125	To cover the entire floor area
Concrete floor slab	M3	23.569	Slab to be 150mm thick
Screeding	M2	7.856	Screed of thickness 50mm
Adjustment of topsoil to foundations exterior	M3	26.416	The topsoil to be of depth 500mm

Question 2(d): Abstracting

The bill of quantities of the house is provided in the table below:

Item	Unit	Quantity	Rate (£)	Total Cost (£)
Preliminary site work	Item/Nr	1	10,200	10,200
Clearing vegetation on site	M2	157.125	0.34	53.45
Removing trees, plants and tree stumps	Nr	5	53.52	267.60
Preparing the site	Nr/M2	1	5,000	5,000
Excavation of topsoil	M3	235.688	50	11,784.40
Disposal of topsoil	M3	117.844	41	4,831.65
Excavation to reduce level	M3	85.325	1.08	92.20
Disposal of spoil	M3	125.5	41	5,145.50
Excavation of pits	M3	7.854	9.41	73.95
Excavation of trenches (with width > 300mm)	M3	5.015	41.15	206.40
Excavation of trenches (with width < 300mm)	M3	3.594	31.04	111.60
Working below ground water level	Item	1	5,100	5,100
Working below water level	Item	1	5,100	5,100
Breaking any obstructions	Hr	6	33	198
Filling to excavation	M3	64.749	1.5	97.15
Allowance for working space to excavation	M2	28.697	4.06	116.55
Support for earthworks	M2	15.648	17.69	276.85
Ground and surface water disposal	Item	1	2,500	2,500
Levelling and compaction of excavation bottom	M2	182.167	3.50	637.60
Foundation formworks	M2	41.443	25.32	1,049.35
Foundation reinforcements	Kg	298.33	888.62	265,099.05
Foundation concreting	M3	41.443	350	14,505.05
Foundation block work or brickwork	M2	72.468	140	10,145.55
Block work or brickwork projections	M2	36.234	36.47	1,321.50
Foundation rubblework	M2	18.117	87.79	1,590.50
Rubblework projections	M	9.059	143.48	1,299.80
Damp proofing course (DPC)	M2	157.125	5.99	941.20
Ground levelling and compacting	M2	157.125	37.24	5,851.35
Hardcore bed (filling to make desired levels)	M3	47.138	30.62	1,443.40
Hardcore bed surface compacting and blinding	M2	157.125	2.48	389.70
Vertical damp proof membrane (DPM)	M2	18.795	5.99	112.60
Horizontal damp proof membrane (DPM)	M2	157.125	5.99	941.20
Floor slab insulation	M2	157.125	33.62	5,282.55
Concrete floor slab	M3	23.569	160	3,771.05
Screeding	M2	7.856	16.30	128.10
Adjustment of topsoil to foundations exterior	M3	26.416	1,950	51,511.20
Total	417,176.05

Question 2(d): Centre and perimeter lines

Centre-line of cavity: the thickness of cavity is 100mm. Therefore the centre-line is calculated from the internal perimeter of the cavity as follows:

((2 x 10,500) + (2 x 3,466.7)) + (4 x (2 x 100/2) = (21,000 + 6,933.4) + (4 x 2(50)) = 27,933.4 + 400 = 28,333.4mm = 28.33m

Steps in Implementing SMM

Length of external trench: this the external perimeter of the external trench line and it is calculated as follows:

(2 x 14,000) + (2 x 8,000) = 28,000 + 16,000 = 44,000mm = 44m

Length of internal trench line: this the external perimeter of the internal trench line and it is calculated as follows:

(2 x 12,100) + (2 x 5,600) = 24,200 + 11,200 = 35,400mm = 35.4m

Centre-line of external brick wall: the thickness of external brick wall is 305mm. Therefore the centre-line is calculated from external perimeter of the internal brick wall as follows:

((2 x 14,000) + (2 x 8,000)) – (4 x (2 x 305/2) = (28,000 + 16,000) – (4 x 2(152.5)) = 44,000 – 1220 = 42,780mm = 42.78m

Centre-line of internal brick wall: the thickness of internal brick wall is 100mm. Therefore the centre-line is calculated from external perimeter of the internal brick wall as follows:

((2 x 12,100) + (2 x 5,600)) – (4 x (2 x 100/2) = (24,200 + 11,200) – (4 x 2(50)) = 35,400 – 400 = 35,000mm = 35m

Centre-line of earth backfill: the thickness or width of earth backfill is 150mm. Therefore the centre-line is calculated from the external perimeter of the external brick wall as follows:

((2 x 14,000) + (2 x 8,000)) + (4 x (2 x 150/2) = (28,000 + 16,000) + (4 x 2(75)) = 44,000 + 600 = 44,600mm = 44.6m.

The importance of calculating the centre-line is to obtain the actual length of the excavation or masonry work (brickwork or block work) to be done. The total centre-line length is then then used to calculate the volume of excavation, masonry work or concrete to be used in the foundation or wall. The centre-line can also be used to calculate volume of DPC, plinth beam, wall plaster, paint and other superstructure elements. The financial consequence of centre-line is that it prevents overestimation, thus reducing chances of material wastage or buying excess materials. In other words, use of centre-line saves money by preventing overestimation of materials to be used.  

Question 3

Question 3(a): Most appropriate cost estimating methods

1. Hospital or bowling alley

The most appropriate method for estimating cost of a hospital o bowling alley is unit method. This methods is based on the personal units of the structure. The total cost of the building is determined by multiplying the total number of personal units with the cost per unit. Some of the personal units include: number of beds in the hospital, number of alleys in the bowling alley, number of operating rooms, number of laboratory rooms, number of consultation rooms, number of delivery rooms, number of registration or customer care desks, number of parking spaces, number of dressing/changing rooms, etc. Therefore the main processes of unit method is to identify the personal units of the building and the approximate cost of each personal unit. The cost per personal unit can be obtained from property developers, local municipalities, quantity surveyors, building and construction societies, etc.

1. A project similar to a previous job

New Rules of Measurement (NRM) Suite

The most appropriate method for estimating cost of a hospital o bowling alley is empirical costing methods. These methods are based on the estimator’s knowledge, experience and skills, and available data (Charkiewicz, 2011). These methods calculate cost estimates using data from previous similar projects (Riddell, 2017). It is usually a paper-based or software system. In this method, a quantity surveyor inputs characteristic details of the project (such as type of building, size of the building, type of building materials for various components, type of finishes, etc.)

into the system, which then estimates the cost of the building based on the type of the project. Empirical cost estimation methods are very fast and accurate because they draw from existing data of past similar projects. An example of empirical cost estimation method is Building Cost Information Service (BCIS) of the Royal Institution of Chartered Surveyors (RICS) (Smartsheet, 2018).

• Bungalow with an internal floor area of 10m x 6m

The most appropriate estimation method for a 10m x 6m bungalow is superficial floor area method. This method is also referred to as square meter method and it only requires sketch designs of the building with internal gross floor areas. The total cost of the project is determined by multiplying the gross floor area of the building by the construction cost per m² in the region. The construction cost per m² data can be provided by building experts in the region (such as consulting quantity surveyors), property developers, building societies and local municipalities (Estimation QS, 2018).

It is important to note that construction cost per m² varies from one region to another and is also dependent on the type of building and other details such as desired finishes and equipment to be installed. Some of the advantages of this method include: it relies on sketch drawings of the architect, it is faster, it relies of the building plan’s gross floor area, it can incorporate the current building index, and estimates are based on similar projects completed in the past. Disadvantages include: it ignores the building’s aerial configuration, total wall perimeter, the building’s floor-to-ceiling height, and type and area of wall finishes. This method is also referred to as cubic foot and square foot estimation method (Cullen, 2016). 

Question 3(b): Gantt chart

A Gantt chart is a very important tool in the management of construction projects (Geraldi & Lechter, 2012). The tool helps project managers to plan and schedule activities and resources for successful completion of projects (Mind Tools, 2018). Besides planning and scheduling, Gantt charts are also used to track progress of the project (Olivieri, et al., 2018); (Tran, 2015). The Gantt chart gives a visual presentation of the schedule of various project activities thus making it easier for project managers to know when they should complete certain tasks and how to plan for the activities ahead (Damci, et al., 2013).  

Three Volumes of NRM Suite

The Gantt chart for the substructure of the house in this scenario is as shown in Figure 1 below. The Gantt chart has been prepared in excel. 

References

Akbar, A., Mohammad, M., Ahmad, N. & Maisyam, M., 2015. Adopting Standardization in Construction Environment: Standard Method of Measurement (SMMs). Procedia – Social and Behavioral Sciences, 170(27), pp. 37-48.

Akbar, A., Mohammad, M., Talib, N. & Maisham, M., 2015. The Implication of the Standard Method of Measurement (SMMs) for Building Works Toward Contractors’ Works. In: R. Hassan, et al. eds. Construction Contract Management. Singapore: Springer, pp. 149-161.

Byju’s, 2017. Conventional Methods of Measurements.

Canadian Insttiute of Quantity Surveyors, 2014. Method of Measurement of Construction Works. 8th ed. Ontario: Canadian Insttiute of Quantity Surveyors.

Charkiewicz, T., 2011. Cost Estimating Methods: Empirical, Comparative, Statistical and Standards.

Civil Engineer, (n.d.). Standard Method of Measurement of Building Works

Cullen, S., 2016. Estimating.

Damci, A., Arditi, D. & Ploat, G., 2013. Resource leveling in line-of-balance scheduling. Computer-Aided Civil and Infrastructure Engineering, 28(9), pp. 679-692.

Estimation QS, 2018. 4 Common Estimating Methods Used by Quantity Surveyors and Construction Cost Engineers. 

Geraldi, J. & Lechter, T., 2012. Gantt charts revisited: A critical analysis of its roots and implications to the management of projects today. International Journal of Managing Projects in Business, 5(4), pp. 578-594.

Hansen, S. & Salim, A., 2015. The importance of standard method of measurement in Indonesian construction industry,. International Journal of Technology and Engineering Studies, 1(4), pp. 123-128.

McDonnell, F. P., 2010. The Relevance of Teaching Traditional Measurement Techniques to Undergraduate Quantity Surveying Students. Journal for Education in the Built Environment, Volume 20, pp. 1-15.

Mind Tools, 2018. Gantt Charts.

Nani, G; Edwards, P; Adjei-Kumi, T; Badu, E; & Amoah, P., 2008. Customisation and Desirable Characteristics of a Standard Method of Measurement for Building Works in Ghana. Construction Economics , 8(2).

Olivieri, H., Seppanen, O. & Granja, A., 2018. Improving workflow and resource usage in construction schedules through location-based management system (LBMS). Construction Management and Economics, 36(2), pp. 109-124.

Riddell, T., 2017. Coost Estimation Techniques in Construction Projects. 

Royal Institution of Chartered Surveyors, 2012. RICS New Rules of Measurement, UK: Royal Institution of Chartered Surveyors.

Shrivastava, S., 2017. Measurement Units of Length, Mass and Time in India Through the Ages. International Journal of Physical and Social Science, 7(5), pp. 39-48.

Smartsheet, 2018. The Ultimate Guide to Project Cost Estimating.

Tran, L., 2015. The Importance of the Gantt Chart and the Critical Path for Project Management.