Thumbnail - download.e-bookshelf.de€¦ · 3.1.2 Cut and shuffle 43 3.1.3 Direct billing 44 3.1.4 Item descriptions 45 3.1.5 Standard phraseology 45 3.1.6 2D paper‐based drawings

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Managing Measurement Risk in Building and

Civil Engineering


Civil Engineering

Peter Williams

This edition first published 2016copy 2016 by John Wiley amp Sons Ltd

Registered officeJohn Wiley amp Sons Ltd The Atrium Southern Gate Chichester West Sussex PO19 8SQ United Kingdom

Editorial offices9600 Garsington Road Oxford OX4 2DQ United KingdomThe Atrium Southern Gate Chichester West Sussex PO19 8SQ United Kingdom

For details of our global editorial offices for customer services and for information about how to apply for permission to reuse the copyright material in this book please see our website at wwwwileycomwiley‐blackwell

The right of the author to be identified as the author of this work has been asserted in accordance with the UK Copyright Designs and Patents Act 1988

All rights reserved No part of this publication may be reproduced stored in a retrieval system or transmitted in any form or by any means electronic mechanical photocopying recording or otherwise except as permitted by the UK Copyright Designs and Patents Act 1988 without the prior permission of the publisher

Designations used by companies to distinguish their products are often claimed as trademarks All brand names and product names used in this book are trade names service marks trademarks or registered trademarks of their respective owners The publisher is not associated with any product or vendor mentioned in this book

Limit of LiabilityDisclaimer of Warranty While the publisher and author(s) have used their best efforts in preparing this book they make no representations or warranties with respect to the accuracy or completeness of the contents of this book and specifically disclaim any implied warranties of merchantability or fitness for a particular purpose It is sold on the understanding that the publisher is not engaged in rendering professional services and neither the publisher nor the author shall be liable for damages arising herefrom If professional advice or other expert assistance is required the services of a competent professional should be sought

Library of Congress Cataloging-in-Publication Data

Williams Peter 1947 November 20ndash author Managing measurement risk in building and civil engineering Peter Williams pages cm Includes bibliographical references and index ISBN 978-1-118-56152-2 (pbk)1 Construction industryndashMaterials management 2 MeasurementndashRisk assessment 3 Civil engineeringndashMaterials I Title TH437W56 2015 6241prime8ndashdc23 2015028049

A catalogue record for this book is available from the British Library

Wiley also publishes its books in a variety of electronic formats Some content that appears in print may not be available in electronic books

Cover image reproduced with the permission of Kier Construction

Set in 95115pt Sabon by SPi Global Pondicherry India

1 2016

Contents

Preface xixAuthor Biography xxiiiAcknowledgements xxvGlossary xxviiAddendum xxxi

Part 1 MeasureMent in ConstruCtion 1

1 The Role and Purpose of Measurement 3

11 Measurement 3111 Counting bricks 4112 Definition 4113 Who measures 4

12 The end of measurement or a new beginning 5121 Anyone can measure 6122 Measurement in the lecture theatre 6

13 Howrsquos your Latin 7131 Information 7132 The Tavistock Report 8133 A new business model 9

14 Standardised measurement 10141 Non‐UK standard methods of measurement 11142 The Standard Method of Measurement of building Works 12143 Common arrangement of work sections 12144 RICS new rules of measurement 13145 Civil engineering Standard Method of Measurement 13146 Method of Measurement for Highway Works 14147 Principles of Measurement (International) 15148 bills of quantities 15

15 Measurement skill or art 16151 Uses of measurement 16152 Risk management 17153 The authorrsquos objectives 18154 Rationale 18

Notes 19References 19

vi Contents

2 Measurement and Design 21

21 Introduction 2222 Design 22

221 Design process 22222 RIbA Plan of Work 23223 Design intent 23224 Design cost control 25225 Measurement 26

23 bIM 26231 Definitions 27232 bIM benefits 27233 bIM levels 28234 bIM awareness 29235 Glossary of terms 30236 bIM systems 31

24 bIM quantities 32241 Limitations 32242 A word of caution 32243 On‐screen measurement 33244 Software issues 33245 example 34246 Using 5D bIM 35


3 Measurement Conventions 39

31 Traditional conventions 39311 Taking off quantities 40312 Cut and shuffle 43313 Direct billing 44314 Item descriptions 45315 Standard phraseology 45316 2D paper‐based drawings 45317 Figured dimensionsscaling 45318 Digitised measurement 46

32 Modern conventions 46321 Measurement software 47322 electronic communications 52323 2D or 3D CAD drawings 53324 Digital images 54325 Viewing electronic files 55326 Calibrating electronic drawings 56

33 bIM conventions 57331 bIM models 58332 bIM quantities 58333 Quantity extraction 58334 Validation of quantities 60335 Reading bIM files 60336 bIM model output 60

Note 61References 61

Contents vii

4 Approaches to Measurement 63

41 Measurement skills 6442 Uses of measurement 6443 Pareto principle 6544 Measurement documentation 6645 Formal bills of quantities 66

451 Firm bills of quantities 67452 Approximate bills of quantities 68

46 Formal lsquoquasirsquo bills of quantities 68461 Schedule of rates 68462 Schedule of works 75

47 Formal lsquooperationalrsquo bills of quantities 7748 Informal bills of quantities 78

481 buildersrsquo quantities 79482 Uses of buildersrsquo quantities 79483 Preparation of buildersrsquo quantities 80

49 Quantities risk transfer 81410 Activity schedules 82

4101 Activity schedules generally 874102 Preparation of the lsquobasersquo quantities 874103 Advantages of activity schedules 884104 Disadvantages of activity schedules 894105 Activity schedules under the JCT SbCQ 904106 Activity schedules under the eCC 904107 Activity schedules and the contractorrsquos programme 914108 Activity schedule size and scope 93

411 Price lists 94412 Contract sum analyses 95413 Schedules of actual cost 96

4131 Daywork schedules 984132 Schedule of cost components 100


Part 2 MeasureMent risk 103

5 New Rules of Measurement NRM1 105

51 New rules New approach 10552 The status of NRM1 106

521 Professional competence 106522 Negligence 107523 Pre‐action protocol 107

53 Structure of NRM1 108531 Measurement rules 108532 Measurement rules for order of cost estimating 109533 Measurement rules for cost planning 109534 Distinguishing the rules of measurement 109535 Types of measurement rules 109

54 Design cost control Introduction 110541 Symbols abbreviations and definitions 111542 NRM1 in context 112543 Purpose of NRM1 112

viii Contents

55 Design cost control Techniques 113551 Floor area method 114552 Functional unit method 115553 elemental method 116554 Unit rates and eUR 119555 Updating unit rates and other costs to current estimate base date 121

56 Order of cost estimates 121561 Purpose of order of cost estimates 122562 Information requirements 122563 Constituents of order of cost estimates 123564 Facilitating works 124565 building works Floor area method 125566 building works Functional unit method 126567 Main contractorrsquos preliminaries 127568 Main contractorrsquos overheads and profit 127569 Projectdesign team fees 1285610 Other developmentproject costs 1295611 Risk 1295612 Inflation Paragraph 1305613 Value added tax assessment 1315614 Other considerations 1325615 Reporting of order of cost estimates 132

57 Cost planning 132571 Purpose of cost planning 133572 Constituents of a cost plan 133573 Formal cost planning stages 134574 Reviewing and approving cost plans 135575 Cost control in procurement 135576 building projects comprising multiple buildings 135577 Information requirements for formal cost plans 135578 Format structure and content of elemental cost plans 136579 Facilitating works 1385710 building works 1385711 Unit rates used to estimate the cost of building works 1395712 Updating unit rates and other costs to current estimate base date 1405713 Main contractorrsquos preliminaries 1405714 Main contractorrsquos overheads and profit 1415715 Projectdesign team fees 1435716 Other developmentproject costs 1445717 Risk allowances 1445718 Inflation 1455719 VAT assessment 1475720 Other considerations 1475721 Reporting of elemental cost plans 147

58 Part 4 Tabulated rules of measurement for elemental cost planning 148581 Introduction 149582 Use of tabulated rules of measurement for elemental cost planning 149583 Work not covered by the rules of measurement for elemental

cost planning 150584 Method of coding elemental cost plans 150

Contents ix

585 Method of coding elemental cost plans for works packages 156586 Group elements 0ndash8 158587 Group elements 9ndash14 159



61 Introduction 161611 Standard methods of measurement 161612 International appeal 162613 Rules of measurement 162614 Amendments to JCT contracts 163

62 What is NRM2 16463 Status of NRM2 165

631 Negligence 165632 Pre‐action protocol for construction and

engineering disputes 16664 NRM2 structure 16665 Part 1 general 167

651 Measurement in context with the Riba Plan of Work and OGC Gateway Process 167

652 Purpose of NRM2 168653 Use of NRM2 168654 Structure of NRM2 168655 Symbols abbreviations and definitions 168

66 Definitions 169661 bill of quantities 169662 Daywork 169663 Defined provisional sum 170664 Design team 170665 Directorrsquos adjustment 171666 employer 171667 Fixed charge 172668 Main contractor 172669 Main contract preliminaries 1726610 Overheads and profit 1736611 Prime cost sum 1746612 Provisional quantity 1756613 Provisional sum 1756614 Residual risk (or retained risk) 1766615 Subcontractor 1766616 Time‐related charge 1766617 Undefined provisional sum 1776618 Work package contractor 1776619 Work package contract preliminaries 178

67 Part 2 rules for detailed measurement of building works 178671 Introduction 178672 Purpose of bills of quantities 180673 benefits of bQ 181674 Types of bQ 181

x Contents

675 Preparation of bQ 183676 Composition of bQ 183677 Preliminaries 184678 Measurement rules for building works 187679 Non‐measurable works 1876710 Risks 1936711 Overheads and Profit 1956712 Credits 1976713 Other considerations 1986714 Information requirements for measurement 2006715 Codification of bQ 2026716 Cost managementcontrol 2026717 Analysis collection and storage of cost data 203

68 Codification of bills of quantities 203681 Work breakdown structure 203682 Cost breakdown structure 204683 bQ Structures 204684 NRM2 Part 3 Tabulated rules of measurement for

building works 205685 Coding the quantity take‐off 207686 NRM2 coding practicalities 209687 Coding the bQ 211688 Coding an elemental bQ 213689 Coding a work section bQ 2146810 Coding a work package bQ 217

69 Part 3 Tabulated rules of measurement for building works 222691 Introduction 222692 Use of tabulated rules of measurement for building works 222693 Measurement rules for building works 226

610 Tabulated work sections 2356101 Changing from SMM7 to NRM2 2366102 NRM2 and measurement 2376103 Phraseology 2386104 Preliminaries 2386105 Off‐Site Manufactured Materials Components or buildings 2446106 Demolitions 2456107 Alterations Repairs and Conservation 2456108 excavating and Filling 2466109 Ground Remediation and Soil Stabilisation 25161010 Piling 25261011 Underpinning 25361012 Diaphragm Walls and embedded Retaining Walls 25461013 In Situ Concrete Works 25461014 Structural Metalwork 25661015 PrecastComposite Concrete 26061016 Suspended Ceilings 26061017 Drainage below Ground 26061018 builderrsquos Work in Connection with Mechanical electrical

and Transportation Installations 263Notes 263References 263

Contents xi

7 Civil Engineering Standard Method of Measurement 265

71 Contract neutral 26572 National standard neutral 26673 Section 1 Definitions 26674 Section 2 General principles 270

741 Title application and extent 270742 Object of CeSMM4 271743 Objects of the bill of quantities 272

75 Section 3 Application of the work classification 273751 Item descriptions 273752 Mode of description 273753 Separate items 273754 Units of measurement 273755 Measurement rules 275756 Definition rules 275757 Coverage rules 276758 Additional description rules 276759 Applicability of rules 277

76 Section 4 Coding and numbering of items 278761 Coding 278762 Item numbers 279763 Coding of unclassified items 279764 Numbering of items with additional description 280

77 Section 5 Preparation of the bill of Quantities 281771 Measurement of completed work 281772 Sections of the bill of quantities 281773 List of principal quantities 281774 Preamble 282775 Daywork schedule 283776 Work items 284777 Grand Summary 292

78 Section 6 Completion pricing and use of the bill of Quantities 293781 Insertion of rates and prices 293782 Parts to be totalled 294783 Adjustment item 294

79 Section 7 Method‐related charges 295791 Definitions 296792 Insertion by a tenderer 296793 Itemisation 298794 Description 298795 Contractor not bound to adopt method 298796 Charges not to be measured 299797 Payment 300798 Payment when method not adopted 300

710 Work classification 3017101 lsquoIncludedrsquo and lsquoexcludedrsquo 3017102 Additional description rules 3027103 Non‐standard work 302

711 Class A General items 3027111 Contractual requirements 3037112 Specified requirements 304

xii Contents

7113 Specified requirements Temporary works 3057114 Method‐related charges 305

712 Class b Ground investigation 306713 Class C Geotechnical and other specialist processes 308

7131 Ground anchors 3087132 Diaphragm walls 3097133 Vibroflotation 310

714 Class D Demolition and site clearance 3117141 Site clearance 3127142 Trees and stumps 3127143 buildings and other structures 3127144 Pipelines 313

715 Class e earthworks 3137151 excavation 3137152 Dredging 3197153 Filling 3197154 Water 321

716 Class F In situ concrete 323717 Class G Concrete ancillaries 326

7171 Formwork 3267172 Reinforcement 3297173 Joints 3307174 Post‐tensioned prestressing 3307175 Concrete accessories 330

718 Class H Precast concrete 330719 Class I Pipework ndash pipes 332720 Class J Pipework ndash fittings and valves 338721 Class K Pipework ndash Manholes and Pipework Ancillaries 339

7211 Manholes chambers and gullies 3397212 Piped french and rubble drains 3407213 Vee ditches 3427214 Ducts and metal culverts 3427215 Crossings and reinstatement 343

722 Class L Pipework ndash supports and protection ancillaries to laying and excavation 344

723 Class M Structural metalwork 347724 Class N Miscellaneous metalwork 348725 Class O Timber 348726 Class P Piles 349727 Class Q Piling ancillaries 351728 Class R Roads and pavings 352729 Class S Rail track 354730 Class T Tunnels 356731 Class U brickwork blockwork and masonry 358732 Class V Painting 358733 Class W Waterproofing 359734 Class X Miscellaneous work 359

7341 Open cell block systems 360735 Class Y Sewer and water main renovation and ancillary works 360736 Class Z Simple building works incidental to civil engineering works 361Notes 361References 361

Contents xiii

8 Method of Measurement for Highway Works 363

81 Manual of Contract Documents for Highway Works 363811 Volume 0 Model contract document for major works

and implementation requirements 364812 Volume 1 Specification for Highway Works 365813 Volume 2 Notes for guidance on the specification for highway works 365814 Volume 3 Highway Construction Details 365815 Volume 4 bills of quantities for highway works 366816 Volume 5 Contract documents for specialist activities 367817 Volume 6 Departmental standards and advice

notes on contract documentation and site supervision 36782 Design manual for roads and bridges 36883 Highways england procurement 368

831 Frameworks 369832 early Contractor Involvement (eCI) 369833 Design and build (Dampb) 369834 Individual (discrete) contracts 370835 Managing Agent Contractor (MAC) 370836 Private finance 370

84 Measurement implications of procurement choices 370841 Activity schedules 371842 bills of quantities (bQ) 372

85 Contractual arrangements 37286 Specification for Highway Works 375

861 Introduction 375862 Structure of SHW 376863 Numbered appendices 376864 Contractual issues 377

87 Method of Measurement for Highway Works 378871 MMHW structure and contents 378872 Preparation of bQ 379873 Definitions 382874 General principles 382875 Preambles to bill of quantities 383876 Chapter IV Units and method of measurement 387877 Series 388878 Groups 388879 Features 3888710 Item coverage 3898711 Written short item coverage 3908712 Units of measurement 3908713 Measurement rules 3908714 Relationship with contract 391

88 Item descriptions 391881 Groups and features 391882 Root narratives 392883 Item coverage 394

89 Contractor design 396891 Contractor design involvement 396892 The Single european Act 397893 barriers to trade 397

xiv Contents

894 Proprietary products 398895 SHW Clause 106 398896 Avoiding barriers to trade 399897 Contractor design elements 399898 Forms of construction 399899 Technical approval of the design 4008910 Contractual implications of contractor design 400

810 Measurement and billing of contractor‐designed elements 4018101 Designated outline 4018102 Proprietary manufactured structures 4038103 Structures where there is a choice of designs 4048104 Proprietary manufactured structural elements 406

811 Measurement of highway works 409812 Series 100 Preliminaries 409

8121 Itemisation of preliminaries 4108122 Pricing and interim payment 4118123 Special preliminaries 411

813 Series 600 earthworks 4128131 Classification of materials 4128132 Principles of measurement 4138133 earthworks outline 4148134 earthworks boundaries 4158135 Structures 4178136 earthworks within designated outlines 4178137 Dealing with water 4198138 Capping layer 4198139 Surcharge 41981310 extra over 42081311 Hard material 42181312 Soft spots 42781313 Deposition and compaction of fill 42881314 Imported fill 42881315 Disposal 429

814 Series 500 Drainage and service ducts 4298141 Principles of measurement 4308142 earthworks outline 4318143 Types of pavement 4318144 Tabulated billing 4318145 Drainage and service ducts 4338146 Drainage and service ducts in structures 4338147 Filter drains 4348148 Measurement of drains sewers piped culverts etc 4348149 Adjustment items 43581410 Chambers and gullies 43781411 Headwalls and outfall works 43781412 Soft spots 43881413 extra over 43881414 Dealing with water 43981415 Hard material 439

815 Series 1600 Piling and embedded retaining walls 4418151 Piling plant 441

Contents xv

8152 Cast‐in‐place piles 4428153 embedded retaining walls 442

816 Series 1700 Structural concrete 4438161 In situ concrete 4438162 Formwork 443

817 Series 2700 Accommodation works works for statutory undertakers provisional sums and prime cost items 4458171 Accommodation works 4458172 Works for statutory undertakers 4458173 Provisional sums etc 446

818 Other works 4468181 building work 4468182 Other civil engineering work 447


9 Principles of Measurement (International) 449

91 Introduction 449911 A word of warning 450912 POM(I) and computerised measurement 450913 Structure 452

92 Section GP General Principles 452921 GP1 Principles of measurement 452922 GP2 bills of quantities 453923 GP3 Measurement 454924 GP4 Items to be fully inclusive 454925 GP5 Description of items 454926 GP6 Work to be executed by a specialist nominated by the employer 455927 GP7 Goods materials or services to be provided by

a merchant or tradesman nominated by the employer 456928 GP8 work to be executed by a government or public authority 456929 GP9 Dayworks 4569210 GP10 Contingencies 457

93 Section A General requirements 457931 A1 Conditions of contract 458932 A2 Specification 458933 A3 Restrictions 458934 A4 Contractorrsquos administrative arrangements 458935 A5 Constructional plant 459936 A6 employerrsquos facilities 460937 A7 Contractorrsquos facilities 460938 A8 Temporary works 461939 A9 Sundry items 462

94 Section b Site work 463941 b1ndashb3 Site investigation 463942 b4 Site preparation 464943 b5 Demolitions and alterations 465944 b6 Shoring 465945 b7 Underpinning 466946 b8 earthworks generally 467

xvi Contents

947 b9 excavation 468948 b10 Dredging 470949 b13ndashb18 Piling 4729410 b19 Drainage 4759411 b20ndashb22 external works 4759412 b23 Railway work 4759413 b24ndashb26 Tunnelling 476

95 Section C Concrete work 47796 Section D Masonry 47997 Section e Metalwork 48098 Section F Woodwork 48099 Section G Thermal and moisture protection 481910 Section H Doors and windows 481911 Section J Finishes 481912 Section K Accessories 482913 Section L equipment 482914 Section M Furnishings 482915 Section N Special construction 482916 Section P Conveying systems 483917 Section Q Mechanical engineering installations 483918 Section R electrical engineering installations 483Notes 483References 484

Part 3 MeasureMent risk in ContraCt Control 485

10 Contract Control Strategies 487

101 Financial control 4871011 The role of measurement 4881012 Measurement risk 488

102 Measuring the quantities of work done 4891021 Admeasurement and remeasurement 4891022 Lump sum contracts 4901023 Measure and value contracts 4911024 Cost reimbursement contracts 492

103 Provisional quantities and provisional sums 493104 Measuring variations to the contract 494105 Preparing the contractorrsquos costndashvalue reconciliation 495106 Physical measurement 495

1061 Conducting a site measure 4971062 Site measurement of specialist work 497


11 Measurement Claims 499

111 Claims 4991111 Definition of lsquoclaimsrsquo 5001112 Classification of claims 5001113 Measurement claims 501

112 extra work 5021121 Are quantities included in the contract 5021122 Lump sum versus measure and value contracts 503

Contents xvii

113 Departures from the method of measurement 5041131 Priority of documents 5041132 Non‐compliant item descriptions 504

114 errors in bills of quantities 5051141 JCT 2011 5051142 engineering and Construction Contract 5071143 Infrastructure Conditions of Contract 5081144 FIDIC 509

115 Procurement issues 510Note 510References 510

12 Final Accounts 511

121 Purpose 511122 Forms of contract 512

1221 JCT 2011 SbCQ 5121222 engineering and Construction Contract 5121223 ICC Measurement Version 5121224 FIDIC 1999 5121225 Final account statements 5121226 Final certificate 513

123 Lump sum contracts 5131231 The contract bills 5131232 The contract sum 5141233 Changes in quantities 5141234 Variations 5151235 Daywork 5151236 Provisional sums 5151237 Provisional quantities 515

124 Measure and value contracts 517125 Daywork accounts 518126 lsquoFinal accountsrsquo under the eCC 519

1261 eCC Options A and b 5191262 eCC Options C and D 5191263 eCC Option e 5191264 eCC Short Contract 5191265 Defined Cost 5201266 SCC or SSCC 5201267 The fee 5211268 Compensation events 521

Part 4 MeasureMent Case studies 525


131 Project details 527132 Accommodation 527133 Gross internal floor area 529134 Calculating GIFA 529135 Special design features 529136 GIFA measurement rules 531137 Roof 531138 Works cost estimate 534

xviii Contents


141 excavation in unstable water‐bearing ground 5351411 SMM7 rules 5351412 NRM2 rules 5361413 NRM2 measurement issues 5371414 Possible approaches to NRM2 5371415 Site dewatering 5381416 earthwork support 5381417 Worked example 538

142 NRM2 Directorrsquos adjustment 539


151 Canal aqueduct 5431511 Construction method 543

152 Ground anchors 5431521 Commencing surface 5431522 Measurement 545


161 Measurement and billing of proprietary manufactured structures 5491611 billing of items 5491612 Measurement 5491613 Tender stage 549

162 Measurement and billing of structures where there is a choice of designs 5511621 billing of items 5511622 Measurement 5531623 Tender stage 553

163 Measurement of proprietary manufactured structural elements 5541631 billing of items 5541632 Measurement 5551633 Tender stage 556


171 Underpinning 5571711 Measurement rules 5571712 Itemisation 5571713 Rule b74 5581714 Working space 5601715 Dimensions 5601716 billing 5611717 Footnote 563

18 Buildersrsquo Quantities 565

181 Lift pit 5651811 Take‐off list 5651812 Preparing the quantities 5671813 Quantities comparison 5691814 Software 570

Index 573

Preface

After a long challenging and fascinating career ndash extremely varied often high pressure and certainly never dull ndash I have decided to put down on paper my views on a subject that has been central to almost everything I have done in the construction industry

Whilst working for various contractors and subcontractors running a contracting business lecturing both in higher education and at a professional level and undertaking various sorts of consultancy work measurement has always played an important role in my life It has perme-ated everything I have done in quantity surveying estimating financial management contract administration and legal matters in my career in building and civil engineering

Whilst I donrsquot claim to be an expert in the subject I have nonetheless always been an avid student of measurement both theoretically and practically I have owned and read many of the great standard textbooks on the subject and I hold both the writers and the books them-selves in the very highest regard Some of them were instrumental in my own education and some have been invaluable during my working career

I have never been a professional quantity surveyor (PQS) as such ndash I wanted to be but at the time that I qualified contractorsrsquo quantity surveyors were excluded from membership of the RICS ndash the lsquohomersquo of the PQS in the City of Westminster London (I sat the examinations of the Institute of Quantity Surveyors)

No I have always been a lsquocontractorrsquos manrsquo at heart ndash happy to be ploughing through the mud setting out with level and theodolite doing physical measures on cold and windswept sites or lsquoarguing the tossrsquo with main contractors who donrsquot want to listen ndash and I was proud to be a fully qualified member of the sadly missed IQS long since absorbed by the RICS

Nevertheless I have been involved in PQS‐type work both as a consultant to contracting firms in loss adjusting for the insurance business and in undergraduate postgraduate and practitioner training and education

And so it is from this background that this book has been written Despite what some people may think it is not just quantity surveyors who can measure ndash many engineers are involved in the measurement side of the industry and increasingly specialist subcontractors with no QS background find themselves preparing quantities as part of the bidding process It is hoped therefore that this book will appeal to a broad lsquochurchrsquo of lsquomeasurement practi-tionersrsquo of whatever persuasion

Whilst it is fervently hoped that this book will follow the traditions of the great measure-ment books it is structured and written completely differently The main theme of the book is lsquoriskrsquo and so the chapters dealing with the various methods of measurement in particular

xx Preface

focus on lsquorisk issuesrsquo that emanate from the measurement process or impact on it in some way Such risk issues may relate to questions of interpretation of standard methods of measurement or may refer to risks arising from the relationship between measurement rules and standard forms of contract or procurement methods

Inevitably over the last 25 years computer technology has impacted the subject of con-struction measurement and this is an important theme in this book However do not fear The book has not been written by a computer boffin or rocket scientist It has been written by a practitioner for practitioners (and would‐be practitioners) using everyday language Where lsquotechnicalrsquo words are unavoidable these are explained in a simple and understandable fashion (with apologies in advance to the lsquocomputer buffsrsquo)

The UK construction industry is privileged to have been served by several outstanding quantity surveyors over the years some of whom have achieved iconic status The likes of lsquoJimrsquo Nisbet lsquoTedrsquo Skoyles and Douglas Ferry et al are part of quantity surveying history but no more so than equally iconic personalities such as AJ Willis and Ivor Seeley who have contributed signifi-cantly in the area of construction measurement both through their professional work and through their publications ndash particularly textbooks

Measurement remains the core skill of the profession and there will be few quantity sur-veyors anywhere who have not owned or studied a copy of lsquoWillisrsquo or lsquoSeeleyrsquo These books have played an immensely important role in helping aspiring quantity surveyors to master both the lsquotools and techniquesrsquo and the lsquoartrsquo of measurement

The means by which an architectural or engineering design may be modelled financially is provided by measurement this provides the framework within which such designs may be controlled and realised within defined cost parameters to the satisfaction of the client Measurement has a particular skill base but it is elevated to an lsquoartrsquo because the quantity surveyor is frequently called upon to interpret incomplete designs in order to determine the precise quantitative and qualitative intentions of the designer so that contractors may be fully informed when compiling their tenders

The true art of measurement is undoubtedly the province of the lsquoprofessionalrsquo quantity surveyor and a great deal of experience is required to fully master the subject By definition therefore most construction professionals and many quantity surveyors indeed cannot be con-sidered competent in measurement They may be able to measure up to a point but faced with a drawing chest full of AO drawings and a multiplicity of standard details and schedules most would be daunted by the prospect of lsquotaking offrsquo the quantities for a project of any size Many wouldnrsquot have the first idea where to begin

This is still the case despite the huge advancements that have been made in IT‐based meas-urement but it does not mean that measurement is a lsquoclosed bookrsquo or an inaccessible skill that might never be acquired Nor does it mean that everyone involved in the construction process needs to be able to measure to the standard of a PQS Not everyone who uses measurement needs to prepare quantities for the production of formal bills of quantities in the normally accepted PQS sense

It is hoped therefore that this book will help those construction professionals subcontrac-tors and the like who use measurement in their work or deal with the output from the meas-urement process to understand not only the lsquoins and outsrsquo of measuring construction work but also the relationship that measurement has with contracts procurement claims and post‐contract control in construction Measurement is part of a lsquobig picturersquo that extends well beyond the process of taking off quantities

The views expressed in this book are mine and mine only but I apologise only for any errors there may be Some may disagree with my line of thinking which is fair enough but the inten-tion has been to write a practical constructively critical and thought‐provoking book about construction measurement approached from a risk perspective The observations made and the risk issues raised are also personal but are in no way meant to be authoritative

Preface xxi

Measurement has moved into a new and exciting era of on‐screen quantification and BIM models but this has changed nothing in terms of the basic principles underlying measurement ndash thoroughness attention to detail good organisation making your work auditable and above all understanding the way building and engineering projects are designed and built You must know the technology to be able to measure

It is hoped that this book will help to give you the confidence to both lsquomeasurersquo and under-stand measurement risk issues and to do so in the best traditions of the likes of Willis and Seeley to whom the industry owes a great debt of gratitude for their vision and expertise in the field of construction measurement

Peter WilliamsChester

November 2014

Author Biography

Peter Williams began his studies in construction in the mid‐1960s at the Liverpool College of Building gaining a Higher National Diploma in Building for which he was awarded the top honour of the Chartered Institute of Building ndash the Silver Medal His studies continued with a Master of Science Degree in Construction Management and Economics at the University of Aston in Birmingham During this period Peter also became a fully qualified Member of both the CIOB and the Institute of Quantity Surveyors by examination and thence became a Member of the RICS

Peterrsquos working career began as an assistant quantity surveyor and he then worked as a site engineer on a number of large building and civil engineering contracts Several years as a build-ing estimator and then civil engineering estimator followed and he then became a Senior Lecturer at Liverpool Polytechnic During the 1980s and 90s Peter was responsible for running a civil engineering and building contracting company and this period was followed by his appointment as a Principal Lecturer and then Director of Quantity Surveying at Liverpool John Moores University Later Peter became Head of Construction Management Development which involved the authorship of a distance learning MSc in Construction Health and Safety Management and tutoring on the Post‐graduate Certificate in Construction Law As well as lecturing on a wide range of construction management and quantity surveying subjects Peter was responsible for the development and validation of the LJMU MSc in Construction Project Management

Following retirement from the University Peter has been engaged as a Consultant and Lecturer and has worked with a variety of contractors subcontractors and client organisations in the fields of quantity surveying construction law health and safety management delay anal-ysis and claims

Peterrsquos writing career has included co‐authorship of the best‐selling Construction Planning Programming and Control (with B Cooke) and Financial Management in Construction Contracting (with A Ross) both published by Wiley‐Blackwell His present interests are as a writer researcher lecturer and consultant with particular interests in contracts and finance delay analysis and health and safety management

Cooking food and wine are among Peterrsquos leisure interests He is a keen DIY‐er and enjoys sport especially football He follows his local football team Chester FC and his boyhood club Wolverhampton Wanderers

I have been privileged to have had the help and support of a number of people whilst writing this book some of whom I have never met Some have been very generous in supplying me with various resources and everyone mentioned below has freely given the most valuable commod-ity of all ndash their time

My sincere thanks therefore go to everyone I have been in contact with both in the United Kingdom and overseas all of who have taken the time and trouble to help me

Andrew Bellerby Managing Director Tekla UKNicola Bingham Ramboll UK LtdTony Bolding iSky Software Ltd (QSPro)Joanna Chomeniuk North West Construction HubTim Cook Causeway (CATO)Greg Cooper X‐LAM Engineering Manager BampK StructuresJohn Granville Executive Director New Zealand Institute of Quantity SurveyorsPatrick Hanlon Director BQH Quantity Surveyors New ZealandMartin Hodson‐Walker Commercial Manager Roger Bullivant LimitedMichael Kirwan BSS ndash Building Software Services (Buildsoft Cubit)Hugh Mackie WT Partnership Brisbane AustraliaDavid Miller Director Rand AssociatesPhil Vickers Commercial Director Kier Construction

I am particularly grateful to Madeleine Metcalfe and Harriet Konishi at Wiley‐Blackwell who have believed in me from the outset and who have been immensely supportive and patient during this project

I would also like to thank an anonymous group of people ndash the Wiley‐Blackwell book pro-posal reviewers ndash who all unknowingly contributed to the eventual outcome with their incisive comments constructive criticism and professional guidance

And last but not least my gratitude goes to Paul Hodgkinson who worked on many of the line drawings and to Jaqueline for being a good listener and for providing the moral support good food and wine just when needed

Acknowledgements

3D BIM The use of parametric design models and space programming tools to enable 3D visualisation walk‐throughs clash detection and coordination item scheduling etc

4D BIM Sometimes referred to as 3D BIM plus time1 4D BIM is where 3D objects and assemblies are linked with the project programme and phasing strategy and where resources can be quantified and scheduled

5D BIM 5D BIM may be considered as 4D BIM plus cost1 where the BIM design is linked to the cost planning bill production and estimating functions of the construction process

Activity schedule A list of unquantified construction activities usually prepared by the con-tractor often but not necessarily linked to the contractorrsquos programme

Admeasurement The act of ascertaining and apportioning in order to establish the difference between a final quantity and an original quantity of work whether more or less

Anding‐on Where a set of dimensions for one item is copied to another item description that has the same quantity

Bill compiler The person responsible for assembling a completed bill of quantities ready to issue with other tender documents

Bill of quantities A list of item descriptions and firm or approximate quantities based on a standard method of measurement

BIM model A 3D assembly of components of the same family that carry technical geometric measurement and other data

BIM An acronym used to describe the tools processes and technologies that facilitate the digital representation of the physical and functional characteristics of a building or struc-ture thereby creating a shared knowledge resource of information that can be used for reliable decision making throughout its life cycle

Builderrsquos quantities A list of quantities lacking the precision of measurement and description normally associated with a professional quantity surveyor measuring to a standard method of measurement

CESMM Civil Engineering Standard Method of MeasurementCommercial opportunity A strategy often employed by contractors at tender stage where a

risk allowance is calculated on the basis of potential future gains should the contract be awarded that enables a lower initial tender bid to be made Capitalising on buying gains for materials and subcontractors profiting from errors in the tender documentation and tactical pricing of rates are some of the techniques employed

Contract sum analysis A breakdown of a contract sum usually in design and build used for post‐contract administration

Glossary

xxviii Glossary

Cost‐value reconciliation The process of matching cost and revenue at a common date by measuring the true value of work carried out

DBFO Design-Build-Finance-Operate procurement used for major projects where a consor-tium delivers a capital project (eg a tunnel or bridge) and operates the facility for a concession period (eg 25 years) in order to recover the initial investment

Daywork A method of measuring and valuing work on the basis of the resources expended rather than in relation to the quantities of work done

Design cost control The process of establishing a budget deciding how to spend the money in order to satisfy the clientrsquos functional and aesthetic requirements and reconciling the cost limit with tenders received

Design intent Intended ambiguity in a completed design which leaves the final design deci-sions to those undertaking the construction work

Dim sheet A specially ruled sheet of paper used to ensure that measured dimensions are recorded in the correct order and fashion needed to ensure clarity accuracy and a visible audit trail

Direct billing A method of quantification where the dimensions waste calculations item descriptions quantities and pricing columns are provided on the same page

Dotting‐on A way of adding an additional number to a lsquotimes‐ingrsquo calculation where a meas-ured item possesses the same dimensions as an item previously measured

Earthworks balance Calculation of the volumes of excavation filling and disposal to ensure that the required quantity of material is available for construction and any surplus is disposed of Levels may be realigned to ensure the optimum use of materials arising from the site and the minimisation of imported materials from off‐site

Extra over The additional burden required to complete an item of work over and above that of a base item where the two items of work have some dissimilar characteristics but are essen-tially of much the same nature

Final account The process of calculating the amount due or final payment owing on a contract

Final account statement A statement of the amount owing at the conclusion of a contract calculated according to express terms of that contract

Lump sum A type of contract based on a contract sum which can only be adjusted if there are express terms in the contract to do so

Mass-haul diagram A diagram or computer model that identifies the quantities of excavation and fill arising on a site together with the movement of those materials required to achieve the optimum earthworks balance and the minimum requirement for imported material or off-site disposal

Measure and value A type of contract where the quantities (if any) are estimated and the dif-ference between the original quantities and the final quantities determines the contract sum and whether any change is needed in the rates and prices to reflect the consequences of a change in quantities lsquoRemeasurementrsquo is used as a synonym but is not strictly correct

Measurement The action or an act of measuring or calculating a length quantity value etcMeasurement claim A contractual common law quantum meruit or ex gratia claim submit-

ted by contractors or subcontractors where there has been an error in a quantity an error in an item description a discrepancy between a pricing document (eg BQ and schedule of rates) and any other contract document(s) such as drawings or specifications a departure from the rules of a method of measurement or an omission or alleged omission to measure something required by a method of measurement

MMHW The Method of Measurement for Highway Works which is part of Volume 4 (Bills of Quantities for Highway Works) of the Manual of Contract Documents for Highway Works

NRM1 New rules of measurement for order of cost estimating and cost planning for capital building works

NRM2 New rules of measurement for detailed measurement for building works


Civil Engineering


Civil Engineering

Peter Williams















1 2016

Contents










vi Contents












Contents vii


















viii Contents






Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary






















Civil Engineering

Peter Williams















1 2016

Contents










vi Contents












Contents vii


















viii Contents






Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary



































1 2016

Contents










vi Contents












Contents vii


















viii Contents






Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Contents










vi Contents












Contents vii


















viii Contents






Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















vi Contents












Contents vii


















viii Contents






Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Contents vii


















viii Contents






Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















viii Contents






Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Contents ix












x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















x Contents







Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Contents xi











xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















xii Contents













Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Contents xiii












xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















xiv Contents








Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Contents xv












xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















xvi Contents













Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Contents xvii













xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















xviii Contents















Index 573

Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Preface









xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















xx Preface










Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Preface xxi




November 2014

Author Biography












Acknowledgements















Glossary

xxviii Glossary





















Author Biography












Acknowledgements















Glossary

xxviii Glossary



























Acknowledgements















Glossary

xxviii Glossary



































Glossary

xxviii Glossary





















xxviii Glossary



















