Quantification and Costing

Question 1

1). What is GEA?

Answer 1

– Gross External Area

– This is the area of the building measured externally to outside face of the external wall at each floor level.

Question 2

1a). What would be included in GEA?

Answer 2

– Thickness of external Wall 
 – Plant Rooms 
 – Lift Shaft and stair Core Voids at each level
 – Atria (Measured at base level only) 
 – Internal Walls and Columns 
 – Adjoining out buildings

Question 3

2). What is IPMS 2 / GIA?

Answer 3

– Gros Internal Area
– The area of the building measured to the perimeter of the inside of the external wall, and includes loading bays.
– Includes balconies (but should be stated separately)
– This excludes open sided balconies, fire escapes, canopies, external walls, large voids.

Question 4

3). What is IPMS 3 / NIA?

Answer 4

– Net Internal Area
– This is the area of usable / lettable space measured to the internal face of the perimeter of the external wall at each level.
– Includes balconies (but should be stated separately
– Excludes external voids, internal structural walls & columns, spaces with headroom less that 1.5m, circulation space in common area, permanent lift lobbies, toilets, cleaners cupboards, plant rooms.

Question 5

4). Where are all these defined?

Answer 5

CoMP (Code of Measurement Practice) and IPMS (International Property Measurement Standards)
– IPMS 1 : Exterior / GEA (Also includes balconies, but stated separately)
– IPMS 2 : Interior / GIA (Also includes balconies, but stated separately)
– IPMS 3 : Occupancy / NIA (But includes internal walls and columns within an occupant’s exclusive area, balconies must allows be stated)

Question 6

5). What is the purpose of the International Property Measurement Standard?

Answer 6

– Provides precise definitions to permit the accurate and consistent measurement of buildings
– IPMS will bring greater confidence and consistency in the global property market and allows greater transparency.
– Offers a globally recognised standard for measurement.

Question 7

6). What are the main elements of an Elemental estimate?

Answer 7

0. Demolition & Enabling
1. Sub–Structure
2. Super Structure
3. Finishes
4. FF&E
5. Services
6. External Works

Question 8

7). What do you measure in accordance with, when cost planning?

Answer 8

NRM1 (New Rules of Measurement 1)

Question 9

8). What do you measure in accordance with, when creating a BoQ?

Answer 9

NRM2 (New Rules of Measurement 2)

Question 10

9). What does NRM do?

Answer 10

– Provides an elemental approach which identifies the unit to which the works are measured and the requirements for measuring the works.

Question 11

10). How would you carry out measurement for a BoQ?

Answer 11

– I would follow the guidance set out in NRM2 – Following this guidance I would start by doing a take off of the available design information, working through elementally.
– Once I had completed the take off I would carry out a working up of the quantities into a BoQ.
– The key to a good BoQ is to as clear as possible with the notes and assumptions at the time of the measurement.
– This will leave a trail of information for reviewing the BoQ.

Question 12

11). How would you measure RC Insitu concrete?

Answer 12

– Depends on the element (column, structural wall, upper floor, pile caps etc.)
– But would if it was a column I would start by measuring the dimensions of the column, Width, Height, Length.
– This would then allow me to calculate the cubic meters of concrete required.
– The dimensions would also allow me to calculate the square meters of formwork required.
– Then using the structural information I would be able to calculate the reinforcement required using tonnage per cubic meter.

Question 13

12). How would you carry out a measurement for a Cost Plan?

Answer 13

– I would follow the guidance in the NRM 1.
– Following this guidance I would measure the available design information in an elemental format.
– Depending on the available information this would either be as items, quantities, or provisional allowances.

Question 14

13). What is a provisional sum?

Answer 14

– An allowance for a specific element of the works that is not yet defined in enough detail for accurate measurement / pricing.
– These can be defined and undefined.

Question 15

14). What are defined and undefined provisional sums?

Answer 15

–Defined provisional sums are considered to have been accounted for within the contractor’s price and programme.
– In effect the contractor is taking the risk that their estimate will be sufficient.
– Undefined provisional sums are not accounted for in the contractor’s price and programme.
– This means that the client is taking the risk for the works and the contractor may be entitled to an extension of time and additional payments.

Question 16

15). What are prime costs, how are they different to provisional sums?

Answer 16

– Prime cost sums are allowances for services, work or materials provided by a contractor / supplier nominated by the client.
– Prime cost sums might include items that have already been purchased by the client. – They are the cost of the works added to which are the main contractor’s OH&P mark up.
– Include items such as equipment, or a specific installation by a company with a strong existing relationship with a client organisation

Question 17

16). What value engineering steps have you taken on project you have worked on?

Answer 17

– On vine street during the initial phase of stage 3, carried out a value engineering exercise on the MEPH provision.
– Looking at the MVHR provision for the student rooms, these had been over specified in the previous stage.
– It was clear that by altering the units to multi–room units the costs could be reduced while providing the same provision of air change requirement.

Question 18

17). How do you measure concrete on a building?

Answer 18

– Three main forms: Pre–Cast, Insitu RC, and Post Tension
– Precast slabs (m2), columns (nr.), beams, (nr.)
– Insitu RC slabs, columns and beams (Volume (m3), Formwork (m2), Reinforcement (t)
– Post Tension slabs, columns and beams (Volume (m3), Formwork (m2), Reinforcement (t), plus E/O for tightening strands.

Question 19

18). How do you measure steel on a building?

Answer 19

– Measure the length of the beams and columns, then using steel weights tables calculate the overall tonnage.
– Cost measure £ per ton, generally between £2,500 and £3,500 a ton for design, fabrication, delivery and installation.

Question 20

19). How did you quantify and cost variations / changes on Archway Tower project?

Answer 20

– Design information would be produced (drawings / specs).
– I would measure these accordingly (NRM2)
– Depending on the nature of the variation I would use the following methods for pricing:
– Tender Pricing documents if of a similar nature and under similar conditions – Tender Pricing documents adjusted if of a similar nature and under different conditions (adjust prelims etc.)
– Agree a fair and reasonable rate with the contractor for works which are not of a similar nature or similar conditions.
– If cannot agree on a fair and reasonable rate with the contractor use historic data and previous tender returns / quotes to agree a rate.

Question 21

20). How do you measure and quantify a unitised cladding system?

Answer 21

– Depending on the level of design I would allow for a cost / m2 rate depending on the finish, insulation, frame and fire stopping requirements. – I would deduct doors from the area and price these separately at a cost per item.

Question 22

21). How would you quantify and price a stick cladding system?

Answer 22

– This would be similar to the unitised cladding system, although I would separate out the elements for finish, insulation, frame and fire stopping requirements.
– I would deduct doors from the area and price these separately at a cost per item.