Quantification & Costing

Question 1

What, in your opinion, would constitute a difference in nature to say, installation of a ceiling rose?

Answer 1

Not installing a ceiling rose
An increase in size of the ceiling rose
An increase in the complexity of design or materials being used to create the ceiling rose

Question 2

What impact would this have on the prelims/programme?

Answer 2

Prelims and programme were both reduced, however, as composite decking requires on site manufacturing and more support/propping there were more labour costs involved, however the savings made due to the complexity of precast were still achievable.

Question 3

What is the reasoning behind doing the CAT-A fit out first, then structural works? Would structural works not potentially cause damage to the fit out?

Answer 3

The timeframe between phase 1 and phase 2 would be 5-10 years.

Question 4

Talk me through NRM and differences between 1,2 and 3.

Answer 4

“NRM_1 Order of cost estimating and cost planning
NRM_2 Detailed measurement for building works
NRM_3_Building Maintenance Works”

Question 5

What is IPMS?

Answer 5

International property measurement standards. Introduced to standardise property measurement across the world. Research has found that measurements have been up to 24% different.

Question 6

Can you tell me what the difference between NRM 1 and 2 are and how this differs from the RICS Code of Measurement.

Answer 6

RICS code of measurement practice is now obsolete but described the different areas used in property.
NRM is measurement rules for construction and lifecycle costing work.

Question 7

If I was a developer and told you that I had a site in the middle of London which I wanted to build a residential block on what would you advise me in relation to cost.

Answer 7

I would say this depends on site considerations, the method of construction, the procurement and the design, however most residential projects in London range between £2500 to £3500/M2 GIFA.

Question 8

GIFA v GEA v NIA

Answer 8

“GEA - Gross external area (IPMS 1)
GIA - Gross internal area (IPMS 2)
NIA - Net internal area (IPMS 3)

Replaced by IPMS from January 2018, RICS professionals are expected to adopt the Property Measurement Professional Statement in place of the Code for offices and Residential unless local laws, or a client require an alternative. Professional Statements for other property classes including industrial and retail will be added over time as the IPMS is expanded.”

Question 9

How do you quantify internal partitions? Cost Plan. Does this differ from contractor.

Answer 9

Section 2.7 of NRM1. details including thickness to be stated. Measured in m2 on the centre line. No deduction made for openings.

Question 10

Talk me through how you would measure concrete foundations.

Answer 10

For piles the pile mat would need to be measured in m2. A cost for the piling plant and moving the piling rig would need to be factored in and measured by nr. The pile details would need to include diameter (mm) and depth of piles (m) and measured in nr. The disposal of excavated material would need to be cost and measures in m3. Cutting off tops of the pile would need to be measured by nr.

Question 11

How do you measure steel. What is the current cost?

Answer 11

Under NRM1 steel needs to be measured in tonnage. The fire protection detail needs to be in the description. The tonnage for each steel member can be found on the structural engineers schedule.

Question 12

What is the difference between IPMS and code of measurement practice?

Answer 12

IPMS defines GEA, GIA and NIA as IPMS 1, IPMS 2, IPMS3. It is used worldwide not just the UK, and there are slight measurement differences, most notably internal dominant face.

Question 13

What are the ways of valuing change?

Answer 13

”- Similar nature – use pricing schedule
- Contractors quotes
- Dayworks
- First principle
- Schedule 2 quote”

Question 14

What is the internal dominant face?

Answer 14

The inside finished surface comprising 50% or more of the surface area for each vertical section forming an internal perimeter.

Question 15

What is a schedule 2 quotation?

Answer 15

The procedure in Schedule 2 aims to regulate the prices of quotations submitted by the contractor. The contractor’s quotation must cross reference, where relevant, to the rates and prices in the contract bills. Therefore, the contractor cannot simply disregard its tender rates and offer inflated prices when quoting for variations.

Question 16

Do you know the valuation rules for changes in the JCT contract?

Answer 16

This differs between contracts. In JCT DB the pricing document will need to be used, if not then a fair and reasonable rate. If this is not applicable, dayworks would need to be used.

Question 17

What is the rule for variations under the adjusted bill rates under JCT?

Answer 17

If the conditions under which the work is carried out or the quantities of work are changed by the variation, the valuation of that variation is based on bill rates with a ‘fair’ allowance made for the difference in conditions and/or quantity.For e.g. if substructure work is due to be done in summer but is then in winter, the cost may be different because of weather related issues and shorter days etc.

Question 18

What is the rule for variations under fair rates and prices under JCT?

Answer 18

Where the variation relates to work for which there is no bill item, the work should be measured and valued at ‘fair rates and prices’. Usually the parties agree to use actual cost as the basis for establishing a ‘fair rate’. In these cases the employer or its quantity surveyor may ask the contractor to provide copies of invoices and details of labour time and cost for doing the work. Once the cost is established a reasonable percentage is usually added to provide an allowance for contractor’s overheads and profit.

Question 19

What is the rule for variations under dayworks in JCT?

Answer 19

“If variations cannot be properly measured they can be valued on a ‘daywork’ basis.
These can be valued as:
Option 1 - Percentage addition (prime cost to which a % is added for OHP)
Option 2 - All inclusive rates (quoted at tender and incorporated in the contract documents. Include allowance for OHP)”

Question 20

What are the benefits of having a standard method of measurement?

Answer 20

“1) Provides structure for information
2) Defines units of measurement for different items (m, m2, m3, t)
3) Provides rules as to what is included within each item
4) Defines terms used to avoid disputes
5) Allows familiarity to development so measurement becomes quicker and easier
6) Provides clear system of structuring other project information”

Question 21

What are the different methods of measurement for a Cost Estimate?

Answer 21

1) Functional Unit
2) Floor Area
3) Elemental
4) Approximate Quantities
5) Bill of Quantities”

Question 22

What is a Prime Cost Sum?

Answer 22

The term ‘prime cost sum’ (PC sum) is an allowance for the supply of labour, plant and materials to be provided by a contractor or supplier that will be nominated by the client. The allowance is exclusive of any profit mark up or attendance (such as material handling, scaffolding and rubbish clearance etc) by the main contractor.

Question 22

What is the Contractor deemed to have allowed for within a prime cost sum?

Answer 22

A prime cost is exclusive of profit or attendance by the contractor.

Question 23

How are prime costs adjusted?

Answer 23

They are finalised based on invoices of the supplied items, plus an amount for overheads and profit for the main contractor.

Question 24

How would you advise preliminaries are cost on a CSA?

Answer 24

I would suggest that these are projected using NRM1 or NRM2 depending on the procurement of the project.

Question 25

What are the preliminaries?

Answer 25

These are part of the tender and contract documents which provide a methodology of the project and how it will be built. The costs of this will form part of the project cost however will not be part of the actual construction. The NBS provide a guideline of a preliminary document which describes the work in whole.

Question 26

What is effective floor area?

Answer 26

This is the measurement of flats (but not houses) for council tax purposes. Is similar to IPMS 3C.

Question 27

What does the NRM1 provide guidance for?

Answer 27

”- OCE
- Cost Planning
- Includes:
- Facilitating works
- Building works
- Main contractor prelims
- Main contractor OHP
- Project/ design team fees
- Other development costs
- Risk (4 types)
- Cost limit
- Inflation”

Question 28

What checks can you do to ensure BIM quants are correct?

Answer 28

”- Compare 2D GIA measures with ceiling and floor finishes
- Check if elements stop at interfaces, eg. columns at slabs
- Have objects replaced elements that impact on quantity checks. Eg. Complete lift core as an object.”

Question 29

How did you form the provisional sum on cellzome for the facade?

Answer 29

If the design for the facade did not develop by the time the package went out to tender then this package would be tendered as a provisional sum. However, my estimate was not tendered as a provisional sum as there was a more detailed design by the time the package was tendered. This provisional sum would be defined as there was information on the nature, the fixing to the building and quantities.

Question 30

What does fair and reasonable mean under the JCT?

Answer 30

This means that an agreement must be made with the contractor and EA. The cost must be built up how it is in the pricing document – for example multiple quotes from subcontractors or through first principles.

Question 31

What is the steel rate?

Answer 31

Around £4,500 per tonne

Question 32

What risks are insurable under JCT all risks?

Answer 32

Contractors All Risk Insurance covers the work that you are currently doing on a building site, and can pay for the cost of repairing or redoing anything that is damaged or destroyed, including the cost of the labour, the materials and the tools.

Question 33

What is a way of assessing climate change risk in the property sector?

Answer 33

Institute of environmental management and assessment (IEMA) Principle series: climate change adaption and EIA.

Question 34

What is the NRM3?

Answer 34

“Order of cost estimating and cost planning for building maintenance works.
NRM3 provides a structured basis for measurement of building maintenance works, encompassing the annualised maintenance and life cycle major repairs and replacements of constructed assets and building components – which are carried out post-construction procurement and throughout the in-use phases of the constructed assets, or built environment.”

Question 35

What are the different types of data collection for BIM models?

Answer 35

”- Measured building survey (MBS) (approach is very useful low cost approach to providing as-built information of existing structures.)
- 3D reflectorless wireframe surveys (Using total station equipment to survey the significant features of a building to produce 3D reflectorless wireframes. This is often combined with measured building surveys for complex areas of existing structures which cannot be completed using MBS.)
- Laser scanning (This process involves the use of laser scanners supplemented by a total station control traverse. Scan targets should be co-ordinated to produce a point cloud database of the structure.)
- New-build building information models”

Question 36

Why were the New Rules of Measurement introduced?

Answer 36

• The previous Standard Methods of Measurement (SMM7) was purely designed for the production of bills of quantities for tender purposes.
• This resulted in a lack of guidance and uniformity around preparing cost estimates and cost plans using SMM7.
• The NRM was introduced to provide a common and consistent basis for the production of order of cost estimates and cost plans to give Employers more confidence around their inclusions.

Question 37

What is the structure of NRM 1?

Answer 37

The key sections of NRM 1 are:
- Part 1: General introduction explaining the pupose of the document and how it should be used.
- Part 2: Measurement rules for th production of order of cost estimates
- Part 3: Measurement rules for the production of elemental cost plans
- Part 4: Tabulated rules of measurement for elemental cost planning
- Appendices: With references to the definitions for GIA, functional units, NIA, elemental breakdowns, templates and general information required for cost plan production.

Question 38

For 16 st martins what could you do to ensure vfm if there are some items you can predict might come up as a change?