Quantification and Costing of Construction Works Flashcards
What is measurement?
The transformation of drawn information into descriptions and quantities, undertaken to value, cost and price construction work
What are the different methods of measurement for a Cost Plan
1) Functional Unit
2) Floor Area
3) Elemental
4) Approximate quantities
5) Bill of quantities
What is the most commonly used standard of measurement
NRM-New Rules of Measurement
IPMS-International Property Measurement Standards
What are the benefits of having a standard method of measurement?
1) Provide structure fro information
2) Define unit of measurement for different items,e.g.m,m2,m3,t
3) Provide rules as to what is included within each item
4) Define terms used to avoid disputes
5) Allow familiarity to development so measurement becomes quicker and easier
6) Provide clear system of structuring other information
What is SMM7?
Standards Methods of Measurement, superseded by NRM2
What is NRM1
NRM1: Order of cost estimating and cost planning for capital building works
NRM1 is a best practice guidance note offering guidance on the preparation of :
1) order of cost estimates
2) elemental cost models
3) cost plans
4) cost analysis
5) benchmark analysis
6) capturing historical cost data for order of cost estimates and elemental cost plans
7) how to describe quantifying non-measurable items such as prelims, OH&,P, Fees,Risk, Inflation
How is NRM1 structured?
P1-Context and definition
P2-how to prepare an order of cost estimate
P3-how to prepare an elemental cost plan
P4-tabulated rules of measurement for preparing cost plans
What is NRM2?
NRM2: Detailed measurement of for building works
NRM2 provides a set of detailed measurement rules for preparing a BOQ rates for the purpose of obtaining a tender price;
It also deals with quantification of non-measurable work items, contractor designed works and risks
NRM2 also offers guidance on the contentm structure and format of bill of quantities.
How is NRM2 structured?
P1: Context and definitions
P2: Rules of detailed measurement of building works
P3: Tabulated rules of measurement for building works
What is in Appendix A of NRM2?
Guidance on the preparation of BOQ
What is Appendix A of NRM1
Core definitions of GIA
What is Appendix B of NRM1
Commonly used functional units and functional units of measurement
What is in Appendix C of NRM1
Core definitions of NIA
What is the RICS Code of Measurement Practice ?
A guidance note that provides precise definitions to permit accurate measurement of buildings and land, the calculation of size, and description or specification of land and buildings on a common and consistent basis. GEA, GIA,NIA,NSA
What is the GEA as defined in the Code of Measurement Practice and what does it include?
Gross External Area
1) GEA is the area of a building measured externally at each floor level
2) Includes footprint of building (perimeter wall thickness, external projections)
3) Includes internal balconies, columns, internal walls, lift rooms, horizontal floors below structural/stepped floors regardless of accessibility
4) loading bays
5) areas with less headroom than 1.5m
What does GEA as defined in the Code of Measurement Practice exclude?
1) External open-sided balconies covered ways and fire escapes
2) canopies
3) open vehicle parking areas, roof terraces and the like
4) Voids over or under structural, raked or stepped doors
What is the GIA as defined in the Code of Measurement Practice 6th and what does it include?
Gross
Internal Area
1) Areas occupied by internal walls and partitions
2) columns, piers, chimney breasts, stairwell, lift wells, vertical ducts and the like
3) Structural, raked or stepped floors are to be a level floor measured horizontally
4) Mezzanine floor areas with permanent access
5) Service accommodation, eg, halls, toilets, changing rooms
6) voids over stairwells and lift shafts on upper floors
7) loading bays
8) pavement vaults
9) garages
10) Atria and entrance halls, with clear height abovem measured at base level only.
What does GIA in Code of Measurement Practice 6th ed. exclude?
1) Perimeter wall thickness and external projections
2) external open sided balconies covered ways and fire escapes
3) canopies
4) voids over or under structural, raked or stepped floors
5) greenhouses, garden stores, fuel stores, and the like in residential property
What functional unit of measurement would you use for car parks
Cost/parking space
What unit of measurement would you use for measuring an office
Cost/m2 of NIA
What unit of measurement would you use for measuring schools
Cost/pupil
What unit of measurement would you use for measuring hospitals
Cost/bed space
In the Code of Measurement Practice 6th ed. what is the definition of NIA and what does it include
Net Internal Area:
- Atria with clear height above measured at base level only
- Entrance halls in tenant area, not in common space
- Notional lift lobbies and notional fire corridors
- built-in-units, cupboards, and the like occupying usable areas
- ramps, sloping area and steps within usable areas
- areas occupied by ventilation/heating grilles
- areas occupied by skirting and perimeter trunking
- areas occupied by not structural walls subdividing accommodation in sole occupancy
- pavement vaults
What is exclude from NIA as defined in the Code of Measurement Practice 6th ed?
- Common areas such as hallways, landings, balconies
- toilets, changing rooms, cleaners rooms and the lie
- lift rooms,plant rooms, tank rooms, (other than those of a trade process nature), fuel stores, and the like
- stairwells, liftwells
- internal structural walls, walls enclosing excldued areas
- columns, piers, etc
- area occupied by permanent and continuous air conditioning, heating or cooling apparatus and ducting if it renders the area unusable
- the space occupied by permanent , intermittent air conditioning, heating or cooling apparatus protruding 0.25m or more into usable area
- Area with headroom less than 1.5m
- Area rendered substantially unusable by vitue of having a dimension between opposite less rhan 0.25m
- vehicle parking areas
What is the build up to an Elemental Cost Plan recommended in NRM
- facilitating work
- Substructure
- Superstructure
- Internal Finishes
- FFE (Fittings, Furnishings, and Equipment)
- Services
- Prefabricated units
- Works to existing building
- External works
- Main Contractor prelims
- Main contractor OH
- Project Design Team Fees
- Other/development/project costs (e.g. cost to acquire land, planning fees, insurances)
- risks
- inflation
Where you can find the formal requirements needed to produce a Cost Plan at different stages
NRM1 Appendix F
What is IPMS
International Property Measurement Standards
Property Measurement Standards that supersede NRM. Building function specific
What was the first IPMS released
2014-IPMS: Office Buildings
When was the residential volume of IPMS released
2016
What is the purpose of a tender pricing document
- to enable a like for like comparison between tender submissions and cost plan
- to enable cost consultant to understand where value lies within Contract Sum (foundations, MEP, etc)
- to identify significant differences in pricing to ensure design has been interpreted correctly
- identify areas of saving that may be negotiated with tenders while in competition
- form the financial basis of Tender Report
What is BOQ
1) a document that provides a list of quantities for a project
2) put together by QS
3) quantities taken from drawings and specification in the tender documentation
4) Requires full specification of project
What is the BOQ for
1) for PQS to prepare a pre-tender cost estimate. quantities are multiplied by rates to give costs
2) to be sent out to contractors during the tender period for them to price
3) can be used as a schedule of rates to prcie variations
4) can provide the basis for valuations of interim payments
5) provide the basis for preparation of the Final Account
What is schedule of works
- simply lists work to be carried out
- quality should be defined in specification, size and location defined in the drawings
- allow for pricing of items, builders work, fixing schedules
who would produce a schedule of work
produced by designers
why would a schedule of wok be used
- used on similar projects or for alteration works
- alternative of BOQ
- sometimes form part of tender documentation/ contract documents along with BOQ, specification etc
what documents form tender documents
- a letter of invitation to tender
- form of tender
- form of contract to be used
- tender pricing document
- EIR (employer information requirements)
- design drawings, possibly BIM model
- specification
- tender return slip
what is a schedule of rates
A list of contract setting out costs for items ranging from labour, plant hire and staff (for cost reimbursement day rates), to rates for an extensive number of items (for measured term contracts)
What are advantages of using a schedule of rates
1) variations are easier to value and usually cheaper
2) client can start and stop work whenever they like
3) tendering process is easy and inexpensive, so larger pool of contractors can be invited to Tender (more competitive =cheaper)
4) fast track procurement method as project can be tendered before design if complete
5) flexible in relation to scope and contractual commitment
What are the disadvantages of using a schedule of rates
1) Client doesn’t have final price when committing works
2) additional resources required to measure works before payment made to Contractor
3) difficult for contractors to predict long term resource, may result in loss of continuity
4) no sense of urgency or risk, so best resource may be taken away from these works
What is a provisional sum
An allowance in Contract Sum for a specific element of works that is not yet defined in enough detail for tenderers to accurately price
What is a defined provisional sum
An element of work defined in enough detail for the Contractor to have made an allowance in their :
- program
- prelim pricing
- planning
What is an undefined provisional sum
An element of work not defined in sufficient detail, thus the contractor cannot be expected to make an allowance in their
- program
- prelim pricing
- planning
What is a prime cost sum?
An allowance for the supply of work or materials by Contractor nominated by the client. This allowance is exclusive any OH&P; prelims are added. This can result in the Contract Sum increasing/decreasing
How are payments for PC sums agreed?
Payments are agreed based on quotes/invoices provided by the Main Contractor. Any additional reasonable percentages for OH&P; prelims are added. This can result in the Contract Sum increasing/decreasing.
What are target costs?
- Relating to Cost Reimbursable Contracts
- target cost set, allowing contractor to share cost savings but also bear cost of overruns
What are the benefits of target costing?
- encourages good collaboration
- encourages good cost control
What are the disadvantages of target costing
- Client mus have sufficient knowledge to understand what the likely outcome of costs may be
- Client must be good at negotiating target cost
What contracts have provisions for target costing
NEC3 ECC-Option C Target Contract with Activity Schedule
NEC3 ECC Option D Target Contract with Bill of Quantities
What is loss and expense
Contracts generally give provisions for the Contractor to claim loss and expense resulting from works being materially affected by relevant matter for which the client is responsible for
What are relevant matters
- Found in Contracts such as JCT
- Refers to matter that the client is responsible for
- the matter materially affects progress of work on site
Give 5 example of relevant matters
1) failure to contractor possession of site
2) discrepancies in Contract Documents
3) Delays in receiving instructions
4) . failure to supply goods/materials
5) . Disruptions of works caused by the Client
What can a Contractor claim for through the loss and expense provision
Money for:
1) disruption of works (result in greater cost)
2) prolongation (delay of work)
Loss and expense doesn’t necessarily grant an Extension of Time
What is a consequential loss, and is it covered through a loss and expense claim
- No, loss and expense only cover direct losses
- consequential losses such as loss production (efficiencies, stopping & amp; starting is inefficient) are not directly related so are generally not covered
What are preliminaries
The cost of administrating a project and providing general plant, site staff, facilities, site based services and other items not included in any package.
Name some items you may find in the preliminaries in the Tender Documents
- A general summary
- Method Statement
- Pre-construction information
- Planning conditions
- Party wall conditions/ agreements
- requirements for insurances/ bond/warranties
- dates for partial possession
- BIM requirements
- waste management plan
- Site preliminaries
What item would form the site prelims
- staff
- welfare provisions
- staff offices
- plant
- site waste clearance
- electricity
- water
- furniture
- ICT
- Protection
- Transport
What is meant by day works in construction
A contractor is paid for specific works on the basis of the cost labour+materials + plant+ OH&P
When would day works be used
In a variation /prime cost/PSUM when work cannot be priced the regular way, for example:
- when an unforeseen obstruction is comparable
- when works are instructed that have no comparable rates in BoQ
How the day works priced in NEC3
Option A-percentage addition on top of prime cost
Option C-all inclusive rates quoted at tender
What is the purpose of an interim valuation
to provide advice to the certified for the issue of interim certificates and payment notices
who will be certified of an interim valuation
Contractor dependent, one of the following:
- Contract Administrator
- Employer’s Agent
- PM
- Employer
What is the role of a QS with interim valuations
- to assess value of work complete, not cost incurred by contractor
- to value the whole project, NOT value work done since last valuation
- QS must value work carried out that is assumed to be properly executed. CA/PM/EA’s role to inform QS if deductions need to be made/ there are defects, etc.
what is the RICS guidance note on interim valuations
RICS Professional Guidance-Interim Valuations and Payment 2015
How may the employer’s view of valuing works differ from the Contractor’s
-Employer-value of the total contract, minus costs to bring the contract completion (including costs to bring in another Contractor to complete works if necessary)
-Contractor-valuing completed works is calculated using a BOQ, receiving payment on work completed + add ons.
This is of particular importance when reaching the end of the project, as the Employer’s method of valuing works protects themselves from costs incurred if the Contractor doesn’t finish the project/doesn’t fix major defects (retention may not be enough to cover the costs)
How would a QS value work that has been executed
site visit -visual inspection and /or measurement
What are the implications of under valuing work
Financial/cash flow problems for the Contractor
What are the implications of over valuing work
Risk for client as they are paying for works that have not been completed. If Contractor goes insolvent and client has overpaid, client loses out.
What constitutes a change under JCT DBC
- Employers sets Employer’ requirements
- Lump sum contract
- Contractor holds risk for having quantified scope correctly
- ERs have no quantities
- Only info PQS has in the Contract Sum Analysis, which they must ensure provides appropriate pricing detail to aid valuing change
- Change is a change ERs in quality/quantity/design
- Change can also be further obligations/restrictions imposed by the Employer, or alteration/omission/addition of obligations/restrictions such as access.
How is changed valued in JCT DBC
- The employer and Contractor will agree a value for variation
- Information will be exchanged. Rates from CSA will be used if possible, though often there will not be enough information. Quotes can be requested, a reasonable price must be agreed
- if an agreement is not reached, a valuation of the variation s made in line with Valuation Rules. It is not specified who carried out this valuation, most likely will be EA
What constitutes a change under JCT SBC
- Contract Sum calculated with a fully priced BOQ
- Employer holds risk for accuracy of quantities and errors
- Any errors are corrected as a variation
- any change to design/quantities/quality is a variation
- change can also be further obligations/restrictions imposed by the Employer, or alterations/commission/addition of obligations/restrictions such as site access
- benefit of having a BoQ for employer is they have vast array of information from which they can rates to value change
How is changed valued in JCT SBC
- The employer and Contractor will agree a value for the variation
- Information will be exchanges (quotes,measures), rates in BoQ used when possible
- If an agreement is not reached, a valuation of the variation is made in line with Valuation Rules. It is not specified who carries out this valuation, most likely will be EA
What constitutes change in JCT Intermediate Building Contract?
Same as JCT SBC
What are the purposes of certificates
1) To record an event, e.g. Practical Completion, Certificate of Making Good, Final Certificate
2) as a financial statement e,g. Interim Certificate, Payment Notice, payless Notices
What legislation influences the way interim valuations and payments are made
- HGCRA 1996
- Local democracy, Economic Development and Construction Act 2009
what does the HGCRA 1996 say about interim valuations and payments
1) Contract in excess of 45 days in duration must have interim/ staged payment mechanisms in place
2) Contracts must have mechanisms in place to determine the amount due, as well as date for final payment
3) Effective notice must be given before date for final payment if money to be withheld
What happens if the Contract two parties have entered into does not sufficiently define interim valuation and payment mechanisms
The payment mechanisms contained in The scheme for Construction Contracts (England and Wales) regulations 1998 (Amendment) (England) 2011 (the scheme) came into effect.
What is Contract Sum
The amount or consideration that the employer agrees to pay the contractor for carrying out the construction work
Why does the Contract Sum rarely, if ever, a fixed amount
Due to adjustments for : 1-Variations -PSUM adjustments - Prime cost adjustments -Addition/Removal of scope -Loss and expense incurred by Contractor -Fluctuations such as labour cost, material costs (if contracts includes such provisions)
Name some contract that are not lump sum
- JCT Standard Building Contract w/approximate quantities
- NEC3 ECC Option E (Cost Reimbursement Contract)
- Any contract that allows for remeasurement
What are the roles in JCT DB2011 for interim payments
- Employer-payer
- Contractor-payee
- Employer’s Agent-Certified
- QS-Valuer/validator
What is the EA role named in JCT SBC
Contract Administrator
What is the payment timeline for JCT SBC
-7 days=contractor’s interim application for payment
Valuation Period:
0 days=due date for valuation
(CA prepares certificate. LDEDC requirement must be latest 5 days after due date.If contractor failed to issue interim application, CA must ensure QS values work within this time)
+5 days= interim certificate issued by CA
+9 days=last date to issue Pay Less Notice (5 days before final date for payment)
+14 days= Final date for Payment
How many days is the total payment cycle, from the issue of the Contractor’s interim application to the Final Date for Payment
21 calendar days
What happens if the Contractor does not issue his interim application on time
in JCT DB2016, the due date moves to 7 days after the interim application is received;
in JCT SBC 2016, the interim certificate/payment notice must be issued 5 days after the due date set in the Contract regardless
After practical completion, when are interim applications submitted in JCT DB
on the due date, every two months
when is the last due date in a JCT DB Contract
On the expiry of the defect rectification period, or when the Cert of Making Good defects is issued
What happens if the CA fails to issue an interim certificate on or before the date stipulated in the Contract
Either:
- Interim application made by the Contractor will become the payment notice
- if no interim application was made, the Contractor may at any time issue a payment notice after +5 days from the Due Date
What is the purpose of a Pay Less Notice
This is how the Employer notifies the Contractor that he or she intends to pay less than the sun on the payment notice, and how this sum was calculated.
Can the Employer pay the Contractor less than an amount stated on an Interim Payment Certificate/Notice
Yes the employer can issue a pay less notice to the Contractor so long as it is 5 days before the Final date for Payment
can a pay less notice be issued before an interim certificate
no
how long is the interim payment period
14 calendar days from due date
What happens if the Employer fails to pay the Contractor
- Simple interest in charged in top of payment due at the interest rate for payment until payment is made
- Acceptance of payment of interest does not waiver his/her right to receive proper timely payment, suspend performance or terminate his/her employment
what are the two methods of payment in JCT DB 2011
- Alternative A: staged payments; stages are set in CPs and priced on a cumulative basis as each stage is completed using the Contract rates
- Alternative B; periodic payments. Contractor submits application on dates set out in CPs
What is the procedure for JCT DB 2011 alternative B?
Periodic payments with the same procedure as in JCT SBC2011. rates taken from CSA rather than BQ
What is the QS role in JCT DB Contracts
The QS has no role, however it is common practice of QS to advise/ validate interim valuations
What is the difference in the payment cycle for JCT DB in comparison to JCT SBC
- 14 days calendar days instead of 21 days
- no date for Contractor’s interim application to be submitted by, as the contract does not recognize role of a QS so no need to have time for a QS to value works
- Interim application can be submitted on or before the Due Date
what is the recommended amendment to the JCT DB Contract with regards to interim payments
For the Contractor to submit their interim application X amount of days prior to the due date. This allows time for QS to advise on the validity of the application.
In a JCT DB Contract- If Employer’s Agent failed to issue an interim certificate, so the contractor raised a payment notice +4 days after the date for interim payment, how long will the total payment cycle have been
18 days
In a JCT DB Contract- If Employer’s Agent failed to issue an interim certificate, so the contractor raised a payment notice +4 days after the date for interim payment, how long will the total payment cycle have been
18 days
What is a firm BOQ
A firm BOQ is a document prepared by the QS that provides Specific measured quantities of the items of work identified by the drawings and specifications
What is an approximate BOQ
- Used on projects where is it not possible to prepare a firm BOQ
- Some Contracts allow for re measurement on approximate quantities
Why may is not possible to prepare a firm BOQ
if the design is relatively complete but the quantities are not yet known (perhaps underground works where scope cannot be fully understood until digging begins)
What is a priced activity schedule
- a list of activities which the Contractor expects to carry out in completing their obligations under the contract
- Activity schedule is priced, then the employer pays Contractor for each activity once complete
What contracts use activity schedules
NEC Option A and Option C
What are stage and milestone payments
Stage payments (sometimes called milestone) is where payments are due when pre-agreed ‘stages’ or ‘milestones’ are met, as opposed to time
What is a Contract Sum Analysis
- It’s an elemental breakdown of the Contract Sum
- Normally based on elemental framework defined in NRM1
What are cost reimbursable contracts
Allow for payment of all incurred costs, often with a predetermined ceiling
When would you use a cost reimbursement contract
- when uncertainties of performance will not permit a fixed price to be estimated with sufficient accuracy
- therefore it would otherwise be difficult to ensure a fair and reasonable price.
what would you consider when carrying out a valuation
- work executed
- variations/changes
- PSUM expenditures
- materials on/off site
- loss and expense
- retention
- fluctuations
- Retention
- amount previously paid
Where can you find a full description of items included in the prelims
NRM2: detailed measurement for capital building works
Preliminaries are of four kinds: cost related, time related, single payment or a combination of the two. Give an example of a prelims item that is a combination of the two
Scaffolding: set up is fixed cost, renting it over a period is time related.
what is an instruction
Orders given to the contractor by the CA
what may an instruction consist of
- additions, omissions, alterations, modifications and or/ substitutions to the design, quality, quantity of work
- provision of information
- changes in timing, sequence or method of working
- expenditure of PSUMs/PC sums
- Actions in relation to work funds
How are instructions issued
most standard contract conditions stipulate they must be issued in writing, but some conditions detail provision for oral instructions.
what happens if a CA gives an oral instruction but does not confirm it in writing
In JCT SBC, the contractor must confirm it within 7 calendar days. The instruction then takes effect after a further 7 calendar days.
how do you value omissions from the Contract Sum
Either ignore the instruction and value 0% against that item in the CSA
Or value 100% against that item and count the omission figure in the instruction
what are the fours categories of instructions
- itmes pre-agreed in content, price and time
- items agreed in price but not effect on contract (e.g.time)
- items instructed but not agreed on price; to be evaluated in terms of the contract
- items identified by contractor as variations/changes but not instructed at time of valuation
can the QS pay against non-instructed items
No
Contract Sum can only be adjusted via a formal instruction by the Contract Administrator
if daywork sheets for a variation are annotated ‘for record only’, can the QS make his own assessment as to how much labour was used on signed variation
No, irrespective of the annotation, if the daywrok sheets have been signed and dated properly by the authorized persons they constitute an accurate record of the resource used.
what are common restrictions on valuing materials and goods on site
- must be delivered to site or adjacent to works
- must be reasonably, properly and not prematurely bought
- must be adequately protected against weather
can you value goods off site
- most jct contract conditions provide materials and good off site to be included in interim payments
- conditions of payment set out in contract conditions relating to materials off-site must be fulfilled
what are listed items
materials, goods and/or items pre-fabricated for inclusion in the works
listed by the Employer and list supplied to the Contractor and annexed to the pricing document
are payments for loss and expense subject to retention
no
can you include loss and expense within an interim payment
Yes, however the basis of the loss and expense muct be established before any monies are included
can the contractor suspend work if the employer fails to pay all sums due
yes, LEDEC ACT2009 gives contractor right to suspend work subject to giving the required notice period
what happens if costs incurred to the contractor through suspending work
these must be paid for by the employer and included in an interim payment
what is a ‘director’s adjustment’?
a reduction or addition to the contractor’s tender price
what is an advanced payment
- Optional Clause which makes provision for employer to make an advance payment to Contractor
- Amount and date for payment must be in CPs with times/amounts if repayments from Contractor to Employer
how may an Employer protect themselves from losing out after issuing an advance payment
take out an advance payment bond
does the CA have to certify payment if he/she feels not been properly executed
No, value of work not properly executed deducted from interim payment
what is defined provisional sum
a sum is provided for work that is not completely designed, however nature of the work is known, how/where is it to be fixed, quantities that indicate a scope are known
what is an undefined provisional sum
a sum provided for work that is not completely designed, and the information required for a defined provisional sum is also not provided (quantities, natue of work, location, limitations)
what is a prime cost sum
sum of money included in a unit rate to be expended on materials or good, e.g tiles at £36/m2
PC sums exclude costs associated with fixing, installation, ancillary and sundry materials, subcontractor design fees, MC prelims and Oh&P
when would you use a PC sum
when precise quality of materials or goods are unknown, nominated by the Client
what is an order of cost estimate
The determination of possible cost of a building early in design stage in relation to the employer’s fundamental requirement-
happens prior to working drawings, etc
what is a base cost estimate
- an evolving estimate of known factors without any allowances for risk and uncertainty, or element or inflation
- works cost estimate+project/design team fees estimate+other development/project costs estimate
what is an elemental cost plan
the critical breakdown of the cost limit for the buildings into cost targets for each element of the buildings
what are the components that would make up pile foundations in a cost estimate as stated in NRM1
- pile mat
- piling plant
- moving pile rig into position
- piles (type, diameter,depth)
- extra for casings (material, permanent/temp,depth)
- disposal for excavated material
- extra for breaking through obstructions
- cutting off tops of piles and preparing piling heads/caps
what are included and excluded from pile measurements as per NRM1
Include: piles, caissons, mats and platforms, rigs, disposal, caps, ground beams, disposal of excavated material, surface water
-exclude: piles and caissons forming retaining wall, dewatering, soil stabilisation
what units are used the following:
-Pad
-Strip
Excavation of Soil
Pad=Nr
Strop=m
Excavation=m3
How are curved foundations to be identified in a cost plan?
Identified separately
How would you measure solar/rain screening as stated in NRM1
- Vertical screening=m2
- Horizontal screening=m
what would you exclude from a rain screen measure
external shutters, integral to blinds to windows, canopies, and the like, providing protection to windows and doors (included in windows and external doors)
what are the components that may make up an external wall measures in a cost plan as stated in NRM1
- external wall
- EO(extra over) for plinths/cornice/ornamental bands
- EO for quoin
- EO for openings (windows/doors)with size details
- EO PVC panels on curtain walling
- EO vents
- EO safety barriers, handrails or combined balusters
- Finishes to external walls
when measuring external walls, are the sizes of the window/external door openings deducted from the area measure
No
-External walls measured in total with number of openings included as EO
what are included in the external element of a cost plan
Parapets, chimneys, copings, capping, columns and beams in unframed structure, curtain walling, masonry concrete walls
what are excluded in the external wall element of a cost plan
structural beams and columns, structural concrete walls/core walls, roof structures, windows and doors, walls and railing to external walkways, scaffolding
what’s the difference between the code of measurement practice 6th edition, nrm and ipms
- RICS Code of Measurement Practice=Rules for measuring area excl. office and residential (and industrial and retail now?)
- NRM=Rules for measuring building works. Includes appendix for areas, taken from code of measurement pratice
- IPMS=Rules for measuring areas, has seprate guidance for residential, office, retail and industrial
what’s the difference between NIA in Code of Measurement Prectice 6th ed and IPMS3 Office
- IPMS includes columns and measures walls separating different tenants to centre line
- CoMP excludes above
what’s the difference between GIA in Code of Measurement Prectice 6th ed and IPMS2 Office
IPMS2 includes balconies, covered galleries and accessible rooftop terraces but states them separately
CoMP excludes above
what’s the difference between an invitation to tender and instructions to tenderers
- Invitation to Tender=All tender documents sent out to tenderers may be called ITT this pack will include a letter of ITT
- Instructions to Tenderers=within the ITT, there will also be a documents called ‘instructions to tenderes’ which spells out what the tenderers next steps must be.
