1 Introduction to measurement

© University College of Estate Management 2016 P10462 V1-0

Contents
1 Aims 3

2 Learning outcomes 4

3 Introduction 5

4 Taking off quantities 6

4.1 Group 6
4.2 Trade by trade 7
4.3 Scottish system 8
4.4 Traditional dimension paper 9
4.5 Brackets 10
4.6 Waste calculations 11

5 The use of a standard method of measurement 13

6 Tutor’s note 14

7 Appendix: Section 11, ’In-situ concrete works’ (NRM2) 15

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 Aims

1 Aims
This paper aims to introduce you to the concept of measurement
and its relationship with the construction process and contract
documentation.

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2 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.

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 Introduction

3 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.

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4 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.

4.1 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
Upper floors
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
Drainage − above ground
− below ground
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.

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 Taking offquantities

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.

4.2 Trade by trade

This consists of taking offbills 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 offseparately 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-offmeasuring 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-offconcentrates 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 offin 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 taking-offpaper, some north of England offices use specially
ruled paper. There are several different forms of ruling in use. See Example 1.

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4.3 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 offdescribed earlier.

The modern Scottish bill generally presents items on A4 size paper in

the following form:

1 2 3 4 5 6

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.

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 Taking off quantities

4.4 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.

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

on to dimension paper.

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 Example 1

10.00 A cubic measurement A cubic item multiplied

8.00 10.00m long 10/5/ 10.00 by 5 for one area and
2.00 8.00m wide 8.00 10 for furthur
2.00m high 2.00 identical areas

Dimensions are always

entered length, width
height or depth
‘Dotted on’ is a term
10.00 A square measurenent used to ass more
8.00 10.00m long items of the same
8.00m wide size. A dot is used
in the timesing column

10.00 A lineal measurement A cubic

10.00m long measurement
.5/ 10.00 multiplied by 7
2 8.00
2.00
6 An enumerated item -
6 number of the item
Care should be taken
A line is always drawn to ensure that fractions
to distinguish the end are written clearly and
of a set of dimensions cannot be confused
with 2 times 3 times.

5/ 10.00 A superficial item 2 / 10.00 A cubic measurement

8.00 multiplied by 5 3 8.00 multiplied by two
2.00 thirds

4.5 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.

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 Taking off quantities

Writers over the last few decades have given differing advice upon
the use of this bracket. The considered opinion of UCEM 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.

4.6 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.

4.6.1 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.

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 Example 2 Typical dimension sheet
Excavate
Oversite

length width Notes:

Work out preliminary
8.400 15.300 dimentions first.
These are normally to
2.600 4.500
three decimal places.
11.000 19.800
(Waste calculations.)
0.345 0.345

11.345 20.145

Site preparation, Align descriptions

11.35 removal of topsoil and dimensions. The
20.15 average 150mm thick format and content
of the description
&
is governed by the
standard method of
Retaining excavated
measurement (see
material on
Section 5 on the use
site, topsoil, in
of a standard method
temporary spoil heap
of measurement). The
average 100m from
ampesand is used
excavation
to save writing the
× 0.15 = m³ 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.

1.45 Ddt Removal of Ddt stands for deduct.

2.30 topsoil as before It is normal practice
& to measure overall
0.72 Ddt Retaining topsoil and deduct unwanted
1.35 in temporary heaps areas to arrive at the
net area.
× 0.15 = m³

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 The use of a standard method of measurement

5 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.

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6 Tutor’s 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. NRM2 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.

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 Appendix: Section 11, ’In-situ concrete works’ (NRM2)

7 Appendix: Section 11, ’In-situ concrete works’

(NRM2)
Please see appendix

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