Introduction To Measurement

The College of Estate Management 2013
Paper 2633V5-0
Introduction to measurement
Contents
Aims
Learning outcomes
1. Introduction
2. Taking off quantities
2.1 Group
2.2 Trade by trade
2.3 Scottish system
2.4 Traditional dimension paper
2.5 Brackets
2.6 Waste calculations
3. The use of a standard method of measurement
Appendix: Section 11, In-situ concrete works (NRM2)
Paper 2633 Page 2
Aims
This paper aims to introduce you to the concept of measurement and its relationship
with the construction process and contract documentation.
Learning outcomes
After studying this paper you should be able to:
understand the concept of measurement;
understand the need for a standard method of measurement;
recognise why the current conventions are used;
understand the purpose for which measurement is carried out at various stages
throughout the construction process.
Paper 2633 Page 3
1 Introduction
The subject of measurement as a whole covers a wide field, and is a fundamental
study along with construction technology for all surveyors involved in
measurement and pricing. At this stage in your studies there is a need for a general
background of knowledge against which measurement can be set in perspective,
together with a need for selectivity and simplification in the matter presented for
preliminary study.
At this stage, it is perhaps pertinent to make some fundamental points:
Measurement is a means to an end, not an end in itself. It is simply a tool

which enables further activities to take place.
Measurement cannot be studied in isolation, since an understanding is required

of cognate subjects and of the uses to which measurement is put.
Measurement is essentially a practical rather than an academic subject, since

its mastery requires a practical understanding of construction, the law,
estimating and tendering methods, etc., together with an intuitive feel for what
is practicable.
The ultimate responsibility for the validity of measurement must rest with the
measurer, for although he may be constrained by conventions and rules of
measurement, he should never be totally constrained and must retain the
freedom to decide for himself whether he has satisfied the demands made of
him, whether he has produced an adequate tool for further use and whether he
has acted in the best interests of his client and the contractor.
The act of measurement and the processing of results into a communicable form for
use by others is time-consuming. Measurement is, however, only part of the skill of
the professional surveyor, whose real expertise rests in advising a prospective
building owner in all matters relating to the efficient use of his financial resources
during the construction process.
Paper 2633 Page 4
2 Taking off quantities

To prepare for recording dimensions from drawings, and taking off quantities, the
quantity surveyor divides his project into manageable work sections. This is either by
group, trade or by the Scottish system.
2.1 Group
This is probably the most widely adopted system. The building is divided into its
functional parts or elements and these may then be subdivided according to
construction or location.
A typical list of elements would be:
Substructure
all work up to damp-proof course level
Frame
if one is applicable
External walls
measured over the top of windows and doors
Windows
including glazing and decoration to windows, adjustment

to the external walls for openings
Staircases
including their finishes and any balustrading
Roof
construction and covering, rainwater goods
Internal walls
measured over all openings
Doors
internal and external, including ironmongery, glazing and

decoration to doors, adjustment to walls for openings
Internal finishes
walls, floors and ceilings measured gross
Services
sanitary ware and associated installation
hot and cold water services
heating
ventilating
electrical
builders work in connection with services
above ground
below ground
Upper floors
Drainage
External works
It is normal for different surveyors to measure different work sections; therefore

communication as to which items are to be measured by each surveyor is important.
A detailed taking-off list is prepared for each section to ensure that no items are
missed.
A logical sequence of recording dimensions is adopted for each section, usually
following the process of construction, to minimise errors and omissions and which
can be easily visualised by the quantity surveyor.
This module covers the traditional approach to recording dimensions on dimension
paper, although the majority of bills of quantities are produced with the assistance of
a computer. All surveyors may at some time be required to record dimensions on to
paper before entering them into a computer. Therefore the principles of how to book
dimensions on to traditional dimension paper, prepare descriptions and transform
these into a bill of quantities are fundamental to quantity surveying.
Paper 2633 Page 5
2.2 Trade by trade

This consists of taking off bills of quantities in the order of final presentation without
the necessity of an abstract. Traditionally the final presentation was in trade order, but
it could also be in elements. Each trade is taken off separately as a complete entity,
including all relevant deductions.
There are several variations on this basic concept and also several different ways of
entering dimensions and reading deductions.
A large job would be divided among several takers-off, each being provided with
drawings and schedules which would probably include door and window openings
and a finishings schedule. This should ensure that the taker-off measuring brickwork
makes the same deductions for openings as the one measuring the plasterwork, and
that all are working on the same basis.
The advantages of this system are:
It completely eliminates the abstracting process.
The taker-off concentrates on one trade at a time and is therefore not distracted
by the requirements of other trades.
As soon as each section is taken off, the bill items can be prepared
immediately, which should save time in the final production of the document.
This system of taking off in final presentation order is useful for the preparation of
subcontractors bills and is essential when producing items of work to be rated by the
contractor and measured as the work proceeds (sometimes called schedule of rates).
Although many surveyors who adopt this system use the conventional type of takingoff paper, some north of England offices use specially ruled paper. There are several
different forms of ruling in use but the following is typical:
1
2/
4.00
5.25
Ceilings & Beams

3.50
3.00
3.50
3.00
1.50
Deduct
0.25
0.25
1.00
14.00 Room 1
15.75 Room 2
29.75
1.75 Beam Room 1
0.75 Beam Room 2
1.50 Lantern
4.00
25.75
26.00m
Columns
1
2
3
4
5
6
Use
Timesing
Length
Width
Depth
Squaring
Wastes and
references
Descriptions
written in full
across the columns
either above or
below the
dimensions
Render and set in patent plaster as described on concrete soffits
This approach is also readily adapted to spreadsheet use and entering into a computer.
Paper 2633 Page 6
2.3 Scottish system

The traditional Scottish system evolved because in Scotland it was the practice to let
projects on a separate trades basis with no main contractor. Each trade comprised a
contract in its own right with preliminaries, preamble and bills of quantities. The
whole works were co-ordinated by the architect.
This type of contract has not been in general use in Scotland for at least 25 years.
However, as a result of this approach it is still the case that the majority of Scottish
surveyors operate the trade-by-trade system of taking off described earlier.
The modern Scottish bill generally presents items on A4 size paper in the following
form:
1
Column 1 is used for item referencing

Column 2 is used for the description
Column 3 is used for the form of measurement or bill unit
Column 4 is used for the quantity
Column 5 is used for the rate
Column 6 is used for cash extension.
2.4 Traditional dimension paper
Traditional dimension paper is specially ruled A4. Each sheet is divided into two
parts, each part comprising four columns. The method of use is to write vertically
down the first half of the page and then down the second half. The description column
is the widest column and will also be used for preliminary calculations of the
dimensions required for an item (waste calculations). The dimensions are entered in
the centre column of the three narrow columns, usually in metres to two decimal
places. If there are more items with the same measurements for example 10 houses
being measured then the appropriate measurements may be multiplied by writing
the figure 10 in the timesing column.
The squaring column is for the product of any multiplication that may be required
(extending the dimensions).
Each sheet should be headed up with the reference to the work being measured and
the pages sequentially numbered.
Paper 2633 Page 7
Example 1 shows cubic, square, lineal and enumerated items recorded on to

dimension paper.
EXAMPLE 1
10.00
8.00
2.00
A cubic measurement
10.00m long
8.00m wide
2.00m high
10/5/ 10.00
8.00
2.00
A
cubic
item
multiplied by 5 for
one area and 10 for
furthur
identical
areas
Dimensions are always

entered length, width
height or depth
10.00
8.00
A square measurenent
10.00m long
8.00m wide
Dotted on is a
term used to ass
more items of the
same size. A dot is
used in the
timesing column
10.00
A lineal measurement
10.00m long
A cubic
measurement
miltiplied by 7
.5/ 10.00
8.00
2.00
An enumerated item - 6
number of the item
Care should be
taken to ensure
that fractions are
written clearly and
cannot be confused
with 2 times 3
times.
A line is always drawn to

distinguish the end of a
set of dimensions
5/ 10.00
8.00
A superficial item
multiplied by 5
2
/
3
10.00
8.00
2.00
A cubic
measurement
multiplied by two
thirds
Paper 2633 Page 8
2.5 Brackets
It will be noticed, on the typical dimension sheet which follows (Example 2), that
there are some brackets drawn closely beside the line separating columns 3 and 4.
These brackets have a very important function, in that they bind together those
dimensions on the left with those descriptions on the right; without them the meaning
would be quite different in result.
Writers over the last few decades have given differing advice upon the use of this
bracket. The considered opinion of CEM is that it should be used for every item. If
this habit is acquired, there is little chance that errors and omissions will be made. But
if, as is sometimes advocated, it is used where there is plurality of dimensions, it has
been noticed that when speed has been increased many errors are made.
2.6 Waste calculations

One of the more important operations in actual taking off is the building up of the
required dimensions from those shown on or scaled from the drawing. These are
termed waste calculations and they should always be shown beside but preceding
the dimensions to which they relate.
The right-hand part of the description column is often termed the waste area for this
particular reason. The calculations should be annotated or explained with well-chosen
labels or signposts, and they should be clearly set out; they should not appear to
predominate when finished, as these calculations are often lengthy and complicated
and could easily obscure the actual dimensions and descriptive matter.
It is difficult with printing and duplication to convey the exact method of achieving
relative importance, but you should practise the methods shown in your own
handwriting, using relative pressure and sizes of figures and underlining to create the
best effect.
Presentation of measured information is frequently criticised, and professionally time
is lost when referring back to badly presented dimensions.
Clarity
Remember at all stages of the work that clarity to a person other than the writer is
vital. A grasp of this will go a long way towards your success, and such fundamentals
as good figures, legible handwriting, recognisable abbreviations, ample explanatory
notes and orthodox procedure or system should follow as the logical expression of
this intention.
Paper 2633 Page 9
EXAMPLE 2 Typical dimension sheet

Excavate
Oversite
length
11.35
20.15
width
8.400
2.600
11.000
0.345
15.300
4.500
19.800
0.345
11.345
20.145
Site preparation,
removal of topsoil
average 150mm thick
&
Retaining excavated
material on site,
topsoil, in temporary
spoil heap average
100m from excavation
0.15 =
1.45
2.30
Ddt
Removal of topsoil as
before
&
0.72
1.35
Ddt
Retaining topsoil in
temporary heaps
0.15 =
Notes:
Work
out
preliminary
dimentions first.
These are normally
to three decimal
places.
(Waste
calculations.)
Align descriptions
and dimensions.
The format and
content of the
description is
governed by the
standard method of
measurement (see
section on the use
of a standard
method of
measurement). The
ampesand is used
to save writing the
dimensions again.
The topsoil
excavation is
required to be
measured in square
metres whereas the
depositing is cubic
and this method is
the accepted short
cut to use.
Ddt stands for

deduct. It is
normal practice to
measure overall
and deduct
unwanted areas to
arrive at the net
area.
Paper 2633 Page 10
3 The use of a standard method of measurement

During the process of taking off, descriptions are often written in shorthand. The
contents of the description and the associated dimensions are established with
reference to a standard method of measurement.
The appendix to this paper reproduces Section 11, In-situ concrete works, from the
RICS New Rules of Measurement: Detailed Measurement for Building Works
(NRM2). You can view NRM2 by logging on to isurv under the e-Library tab on the
VLE. You should interpret NRM2 for your own local standard method of
measurement.
Refer to Section 3.2.3.2 of NRM2 for details of how each table is structured.
The tables will provide you with the information required in order to be able to
measure the works; items to be measured; the unit of measurement to be used;
information to be included in the description and further information on how to
measure and describe the works.
The ability to read and interpret a standard method is essential so that the rules can be
applied to the measurement.
You should also refer to Section 3.3, Measurement rules for building works, in
NRM2 for further guidance on measurement rules.
TUTORS NOTE
Overseas students should make notes throughout this module on the way their
standard method requires work to be measured and described. Look for explanatory
guides on the items for which clear direction is not given. NRMA identifies what is
deemed included in a measure or description. This may only be implied into some
standard methods and tradition should be investigated to ensure full understanding.
Paper 2633 Page 11
Appendix: Section 11, In-situ concrete

works (NRM2)
EFFECTIVE FROM 1 JANUARY 2013
1
2
3
4
Minimum information that must be

shown on the drawings that
accompany this section of
measurement.
Relative position of all members.

The size of members.
The thickness of slabs.
The permissible loads in relation to
casting times.
1 General arrangement drawings.
In-situ concrete
Surface finishes to in-situ concrete
Formwork
Reinforcement
Designed joints in in-situ concrete
Accessories cast in to in-situ concrete
In-situ concrete sundries
In-situ concrete works
Drawings that must accompany this

section of measurement.
11
Works and materials deemed

included.
Mandatory information to be
provided.
Notes, comments and glossary

1 Work in substructures,
superstructures or external works
to be stated in headings or
descriptions.
2 Watertight work shall be so
described.
1 This applies to concrete laid on

1 Concrete volume is measured net.
ribbed metal decking as well as
2 No allowance in volume to be
other types of formwork.
made for deflection of formwork.
3 Deductions are not made for
reinforcement, steel sections, cast-in
accessories, voids 0.05m3 except
voids in troughed and coffered slabs.
4 Concrete is deemed cast into
formwork unless otherwise
described.
5 Concrete is deemed finished as
struck from basic finish formwork.
6 All top surfaces and soffits are
deemed to finish horizontal unless
otherwise stated.
7 All top surfaces are deemed finished
tamped.
Kind, quality and size of materials.

Details of tests of materials.
Details of tests of finished work.
Limitations on method, sequence,
speed or size of pouring.
5 Method of compaction.
6 Method of curing.
7 Details of watertightness.
1
2
3
4
11 IN-SITU CONCRETE WORKS
RICS NEW RULES OF MEASUREMENT | 151
1 In filling voids.
2 In trench filling.
3 In any other situation: details
stated.
1 In blinding.
2 In structures.
1 In blinding.
2 In structures.
3 In staircases.
1 Any thickness.
1 300 thick.
2 > 300 thick.
1 300 thick.
2 > 300 thick.
m3
m3
m3
1 Mass concrete
2 Horizontal work
3 Sloping work 15
4 Sloping work > 15
Level two
Level one
Unit
Item or work to be measured

Plain in-situ concrete
Reinforced in-situ concrete
Fibre reinforced in-situ concrete
Sprayed in-situ concrete
152 | RICS NEW RULES OF MEASUREMENT

1 Poured on or against earth or
unblinded hardcore.
2 Reinforced > 5%.

unblinded hardcore.
2 Reinforced > 5%.

unblinded hardcore.
Level three
1 Sloping work includes blinding, beds,

slabs, steps and staircases, kerbs,
copings.
2 Includes any attached beams, upstands,
shear heads or similar.
3 The volumes of each type of sloping
work may be aggregated or given
separately.
4 Work laid in bays shall be so
described giving average area of bays.
1 Horizontal work includes blinding,

beds, foundations, pile caps, column
bases, ground beams, slabs, coffered
and troughed slabs, landings, beams,
attached beams, beam casings, shear
heads, upstands whose height is than
three times their width, kerbs, copings.
2 The volumes of each type of
horizontal work may be aggregated or
given separately.
3 Work laid in bays shall be so
described giving average area of bays.
1 Mass concrete is any unreinforced bulk

concrete not measured elsewhere.
2 The volumes of each type of mass
concrete work may be aggregated or
given separately.
TABULATED WORK SECTIONS
8
9
10
11
12
Trowelling
Power floating
Hacking
Grinding
Any other surface treatment not left
to discretion of the contractor
Surface finishes to in-situ concrete
m2
1 To top surfaces.
2 To faces.
3 To soffits.
1 Thickness stated.
m2
7 Sprayed in-situ concrete
1 Application of surface
hardeners, sealers, dust
proofers, waterproofers,
carborundum grains or the like
shall be so described.
1 Curved.
2 Walls.
3 Beams.
4 Columns.
1 Sloping.
2 Falls.
3 Crossfalls.
1 Tops.
2 Soffits.
3 Curved.
4 Reinforced > 5%.
2 Reinforced > 5%.
Level three
1 Slabs.
1 Horizontal.
2 Sloping.
3 Vertical.
1 Work 300 wide or thick.

2 Work > 300 wide or thick.
m
m3
1 In structures.
1 300 thick.
2 > 300 thick.
6 Sundry in-situ concrete work
Level two
Level one
Unit
5 Vertical work
1 The method of application and finish

to be stated in the description.
1 Includes work such as backsills,

machine and plant bases and the like.
1 Vertical work includes columns,

attached columns, column casings,
walls, retaining walls, filling to hollow
walls, parapets or upstand beams
where height is greater than three
times the width.
2 The volumes of each type of vertical
work may be aggregated or given
separately.
1 Regular: shape stated.

2 Irregular shaped, dimensioned
description or diagram.
m2
and soffits of isolated beams

and soffits of attached beams
of upstand beams
of isolated columns, nr stated
of attached columns
17
18
19
20
21
Sides
Sides
Sides
Sides
Sides
1 For concrete 300 thick.

2 For concrete 300 to 450 thick.
3 For concrete > 450 thick.
m2
15 Soffits of horizontal work

16 Soffits of troughed or waffled
horizontal work, details described
1 500 high: width stated.

2 > 500 high.
m
m2
13 Sides of foundations and bases

14 Edges of horizontal work
Level one
1 Plain formwork.
2 Special finish formwork.
Unit
Formwork
1 Propping 3m high.
2 Propping over 3m but not
exceeding 4.5m high.
3 And thereafter in 1.5m stages.
Level two
Level three
1 Shape is deemed regular unless

described as otherwise.
2 Irregular shape is any shape other than
square or rectangular.
3 Includes concrete casings to steel
beams and columns.
1 Includes suspended slabs and stair

landings.
2 Through propping to be described if
not left to discretion of contractor.
1 Plain finish shall be left to discretion of

the contractor.
2 Special finishes shall be described.
3 Curved work shall be described stating
the radii.
4 Permanent formwork or formwork left
in shall be so described.
5 Void formers shall be so described.
6 No deductions shall be made for voids
5.00m2
7 All kickers except to walls shall be
deemed included.
8 Top formwork is measured for sloping
surfaces that are > 15 or where
otherwise specifically required.
9 All square, raking and curved cutting
deemed included.
10 All holes, boxings, recesses, rebates,
chamfers, nibs, channels and the like
are deemed included.
Unit
1 15.
2 > 15.
m2
nr
28 Sloping top surfaces
29 Steps in top surfaces

30 Steps in soffits
31 Complex shapes
32 Wall kickers
1 Plain.
2 Suspended.
1 Dimensioned description or
diagram.
1 500 high: width stated.

2 > 500 high.
1 Propping 3m high.
2 Propping over 3m but not
exceeding 4.5m high.
3 And thereafter in 1.5m stages.
1 Vertical: width stated.

2 Undercut: width stated.
27 Staircase risers and the like
1 Maximum width stated.
26 Staircase strings and the like
1 Length is measured along centre line

and is deemed to include both sides.
1 This includes work to soffits of slabs,

ramps, steps, staircases and the like.
1 Sloping one way.

2 Sloping two ways.
m2
24 Wall ends, soffits and steps in walls
25 Soffits of sloping work
nr
23 Extra over
1 Excludes ends and soffits of walls

created by the formation of an
opening. These are deemed included in
the item for forming the opening.
1 Work to single sides shall be so

described.
1 500 wide, width stated.

2 > 500 wide.
Level three
m
m2
1 Rate of batter to be stated.
Level two
1 All additional labour and material

needed to form the opening is
deemed included.
1 Vertical.
2 Battered one face.
3 Battered both faces.
Level one
1 Openings for doors or the like: 1 5.00m2.

thickness of wall stated.
2 5.00m2 to 10.00m2.
3 > 10.00m2.
22 Faces of walls and other vertical work m
1 Dimensioned description.
2 Nominal size stated.
3 Method of tensioning stated.
1 Weight per m2 stated.

2 Fabric reference stated
3 Minimum laps stated.
nr
m2
36 Pre/Post-tensioned members
37 Mesh
nr
35 Accessories not at the discretion of

the contractor
Level one
Unit
33 Mild steel bars

34 High yield steel bars
Reinforcement
Straight.
Bent.
Curved.
Links.

1 Bent.
2 Strips in one width, width
stated.
1 Composite construction
described.
1 Chairs or stools.
2 Connectors.
1
2
3
4
Level two
1 Sleeves, tendons, fittings and

grouting described.
1 Bars exceeding 12m long:

length stated.
2 Deformed.
3 Bending restrictions
Level three
1 Laps, tying wires, all cutting, bending,

spacers, stools, chairs and other
supports deemed included.
2 Voids 1.00m2 in area not deducted.
3 Bent fabric is deemed to include fabric
that is wrapped around steel
members.
1 Post-tensioning is measured by the

number of tendons in identical
members.
1 Forming hooks, tying wire, spacers,

cutting, and bending is deemed
included.
2 Chairs and connectors are deemed
included unless not at discretion of
contractor.
41 Type or proprietary reference stated
Accessories cast into in-situ concrete
m2
----m
----nr
2 total depth stated.
1 If linear or superficial quantities

are used the description must
include any appropriate spacing
dimensions.
1 Horizontal.
2 Vertical.
3 Curved, radius stated.
Level three
1 Cast-in accessories include anchor

bolts, anchor boxes, fixing bolts,
dowels, column guards, isolated glass
blocks and any other ancillary item
that is specified to be cast in as the
concrete work proceeds.
2 Cast-in accessories exclude
reinforcement, tying wire, distance
blocks, spacers, chairs, structural steel
members, hollow blocks, filler blocks,
void formers, permanent formwork,
joints, all components around which
concrete is cast but which are not
fixed in position by the contractor.
1 Kind, quality of materials and size or

manufacturers reference shall be
stated.
1 Plain joints are those that do not

require formwork.
2 Formed joints are deemed to include
formwork.
3 All preparation, cleaners, primers and
sealers are deemed included.
4 All angles, ends, intersections are
deemed included whether they are
formed, welded or purpose made.
Level two
38 Plain
39 Formed
40 Cut
Level one
1 Joints located at the discretion of the

contractor are not measured.
2 Details of primers, cleaners, fillers,
waterstops, backing strips,
reinforcement, ties, sealants, the
method of application, preparation and
the like shall be stated in the
description.
Unit
Designed joints in in-situ concrete
nr
nr
43 Filling mortices or holes
44 Filling chases
Unit
42 Grouting
In-situ concrete sundries
Level one
1 Stanchion bases.
2 Grillages.
Level two
Level three
1 Formwork or other temporary means

of support to exposed edges and the
like is deemed included.

Introduction To Measurement

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Introduction To Measurement

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The College of Estate Management 2013

Paper 2633 Page 2

understand the concept of measurement;

understand the need for a standard method of measurement;

recognise why the current conventions are used;

Paper 2633 Page 3

Measurement is a means to an end, not an end in itself. It is simply a tool

Measurement cannot be studied in isolation, since an understanding is required

Measurement is essentially a practical rather than an academic subject, since

Paper 2633 Page 4

2 Taking off quantities

all work up to damp-proof course level

measured over the top of windows and doors

including glazing and decoration to windows, adjustment

including their finishes and any balustrading

construction and covering, rainwater goods

measured over all openings

internal and external, including ironmongery, glazing and

walls, floors and ceilings measured gross

sanitary ware and associated installation

hot and cold water services

builders work in connection with services

It is normal for different surveyors to measure different work sections; therefore

Paper 2633 Page 5

2.2 Trade by trade

It completely eliminates the abstracting process.

Ceilings & Beams

Render and set in patent plaster as described on concrete soffits

Paper 2633 Page 6

2.3 Scottish system

Column 1 is used for item referencing

2.4 Traditional dimension paper

Paper 2633 Page 7

Example 1 shows cubic, square, lineal and enumerated items recorded on to

Dimensions are always

A line is always drawn to

Paper 2633 Page 8

2.6 Waste calculations

Paper 2633 Page 9

EXAMPLE 2 Typical dimension sheet

Ddt stands for

Paper 2633 Page 10

3 The use of a standard method of measurement

Paper 2633 Page 11

Appendix: Section 11, In-situ concrete

EFFECTIVE FROM 1 JANUARY 2013

Minimum information that must be

Relative position of all members.

1 General arrangement drawings.

In-situ concrete works

Drawings that must accompany this

Works and materials deemed

Notes, comments and glossary

1 This applies to concrete laid on

Kind, quality and size of materials.

11 IN-SITU CONCRETE WORKS

RICS NEW RULES OF MEASUREMENT | 151

Item or work to be measured

152 | RICS NEW RULES OF MEASUREMENT

1 Poured on or against earth or

1 Poured on or against earth or

1 Sloping work includes blinding, beds,

1 Horizontal work includes blinding,