Methods of Measurement in Quantity Surveying

Quantity surveying, an important aspect of the construction industry, plays a key role in ensuring construction projects are completed within budget and specifications. Quantity surveying is even more important in the UK, where building standards are high. This article examines the various measurement methods used in quantity surveying and shows how these techniques can contribute to the effective management of construction costs.

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What is Measurement in Quantity Surveying?

Measurement in quantity surveying refers to the process of calculating and detailing the quantities of various construction materials, components, and work required in a construction project. This includes everything from concrete, steel, and bricks to painting, plumbing, and finishing works.

Accurate measurement ensures:

• Fair contract pricing

• Transparent billing and cost estimation

• Effective budgeting and procurement planning

• Reduced risk of disputes between contractor and client

Importance of Measurement in Quantity Surveying

Using standardised methods ensures that:

• Everyone speaks the same language, clients, contractors, consultants

• There’s no ambiguity in pricing or quantities

• Valuations, tendering, and billing are consistent

Without a unified standard, measurements could vary across projects, leading to misinterpretation and legal complications.

Methods of Measurement in Quantity Surveying

The role of a quantity surveyor is deeply tied to how construction work is measured, described, and costed. Over the years, different countries and professional bodies have developed standardised methods of measurement to make cost estimating, tendering, and billing consistent and transparent.

Below is a detailed look at the top methods of measurement used worldwide, along with their relevance and application.

1. SMM7 – Standard Method of Measurement

Published by: Royal Institution of Chartered Surveyors (RICS), UK
Use case: Building projects in the UK and former Commonwealth countries

Overview:
SMM7 was once the most widely adopted method of measurement for building works in the UK. Though now largely replaced by NRM (New Rules of Measurement), it’s still used in many legacy projects and academic training. It outlines rules for describing and measuring construction work in a standardised way.

Structure:
SMM7 divides work into sections (e.g. substructure, superstructure, finishes), and defines how each component should be measured and presented in a BOQ.

Benefits:

• Easy to follow for traditional construction work

• Reduces scope misinterpretation

• Offers uniformity in BOQ presentation

When to use it:
When working on older UK-based contracts or refurbishments that still refer to SMM7 specifications.

2. NRM – New Rules of Measurement

Published by: RICS (UK)
Versions:

• NRM1 – Cost planning for capital building projects

• NRM2 – Detailed measurement for BOQs

• NRM3 – Costing of maintenance and refurbishment works

Overview:
NRM is designed as a modern successor to SMM7. It supports lifecycle costing, early-stage cost planning, and detailed tender pricing. It’s better aligned with BIM-based workflows and digital construction tools.

Highlights:

• NRM1 helps during feasibility and cost estimation stages.

• NRM2 focuses on precise BOQ preparation for tendering.

• NRM3 is ideal for maintaining operational buildings.

Why it matters:
NRM allows QSs to offer value-based solutions to clients, especially where decisions about materials, construction methods, and maintenance affect overall costs.

Ideal For:

• RICS-accredited professionals

• Public and private sector building projects

• Firms focused on cost management across the project lifecycle

3. CESMM4 – Civil Engineering Standard Method of Measurement

Published by: Institution of Civil Engineers (ICE), UK
Use case: Civil engineering projects like roads, bridges, pipelines, earthworks

Overview:
Unlike building measurement methods, CESMM4 is tailored to large-scale infrastructure works, where the nature of construction is often open-ended, heavy-duty, and carried out in varying site conditions.

Key Features:

• Items are broken down into logical work sections

• Includes extensive rules for earthworks, pipework, roadworks, and concrete structures

• Often used in conjunction with FIDIC and NEC contracts

Benefits:

• Simplifies complex civil engineering works

• Reduces pricing ambiguity

• Encourages a more detailed understanding of work scope

Ideal for:
QSs working in infrastructure development, highways, rail, energy, and marine works.

4. POMI – Principles of Measurement International

Published by: Chartered Institute of Building (CIOB)
Use case: International and cross-border construction projects

Overview:
POMI offers a flexible and generalised measurement method suitable for projects that involve multiple nationalities or where no single national standard applies.

Why it’s useful:
Unlike the rigid structures of NRM or CESMM, POMI is more adaptable. It is often adopted in Middle Eastern projects where the project teams comprise professionals from the UK, India, Philippines, Egypt, and other countries.

Features:

• Divides construction works into trades

• Provides consistent measurement rules without overcomplicating

• Avoids excessive technicality, making it easier for global teams

Where it’s commonly used:

• UAE, Qatar, Saudi Arabia

• Multinational construction firms

• Projects tendered by international consultants

5. IS 1200 – Indian Standard Method of Measurement

Published by: Bureau of Indian Standards (BIS)
Use case: Projects executed in India or funded by Indian organisations

Overview:
IS 1200 is the official method of measurement in India. It is a comprehensive set of documents divided into multiple parts (currently over 27), each covering a specific area of work ,like concrete, earthwork, steel reinforcement, etc.

Structure Example:

• Part 1: Earthwork

• Part 2: Concrete

• Part 5: Formwork

• Part 15: Painting

• And more…

Why it’s important:
Most Indian tenders and public sector contracts strictly adhere to IS 1200. It ensures uniformity and legality in contract documentation and billing.

Benefits:

• Nationally standardised for all project stakeholders

• Widely accepted in CPWD, PWD, NHAI, and railway projects

• Accepted by banks and legal authorities during dispute resolution

Tip:
As a QS in India, mastering IS 1200 is non-negotiable; it’s the standard against which you’re measured.

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Types of Measurement in Quantity Surveying

There are generally three types of measurements done in QS:

A Bill of Quantities (BOQ) is a structured document that lists all construction items and their respective quantities, measured using one of the above standards.

BOQ Includes:

• Description of work

• Quantity

• Unit of measurement

• Rate per unit

• Total cost

Why BOQ matters:

• Acts as a pricing document during tendering

• Enables contractor to plan manpower, materials, and machinery

• Forms the basis for payment and project control

Tools & Software Used in Measurement

Modern QS professionals use advanced tools to enhance accuracy:

• AutoCAD – For area and length calculations

• Revit/BIM tools – For 3D measurement and clash detection

• CostX – Digital take-off and BOQ preparation

• Bluebeam – PDF markup and measurement

• Excel – For quantity sheets and BOQ formatting

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Measurement in Pre- and Post-Contract Phases

Pre-Contract Phase:

• Quantity take-offs from drawings

• Cost planning and tender preparation

• Preparing BOQs as per agreed standards

Post-Contract Phase:

• Interim valuations and contractor payments

• Variation orders and change management

• Final account preparation

Challenges in Measurement

Despite standardisation, QS professionals face some challenges:

• Design ambiguities: Poorly detailed drawings lead to quantity errors

• Scope changes: Mid-project design modifications affect cost

• Unit inconsistencies: Different standards use different units and formats

• Lack of digitisation: Manual methods still common in small projects

Best Practices in Measurement

• Always use the correct standard method based on project type and location

• Maintain consistency in units and format

• Cross-check with multiple drawings and specifications

• Use technology tools for better accuracy

• Collaborate closely with designers and contractors for updates

Conclusion

The methods of measurement in quantity surveying are fundamental to the financial and operational success of a construction project. They ensure transparency, accuracy, and consistency from estimation to execution. Whether you’re working on a residential tower, highway, or industrial facility, choosing the right method, be it NRM, CESMM, IS 1200, or SMM- can make or break your cost control efforts.

As the construction world moves toward automation and international collaboration, understanding and applying the correct method of measurement will remain a key skill for any successful quantity surveyor.