Quantification to L3 - SoE Q’s Flashcards
What are the 3 documents in New Rules of Measurement?
NRM 1 = Order of cost estimating and cost planning for capital building works
• NRM 2 = Detailed measurement for building works
• NRM 3 = Order of cost estimating and cost planning for building maintenance works
What is ICMS?
International Cost Management Standard
International standard for benchmarking, measuring and reporting construction project costs
ICMS 3 used as a tool to decarbonise construction sector in the most cost-
effective way
Globally consistent method for carbon lifecycle reporting across construction projects
What document implements ICMS?
• RICS Cost Prediction.
• Implements ICMS for cost management professionals.
How do you measure steelwork in a cost plan?
- Length & weight in kg for type of steel divided by 1000 = t
- Measure toonage using British steel weight chart
- 10% for fixings and components
How would you price preliminaries in a detailed cost plan?
• In accordance with Section 9 of NRM
1
• Include allowances as required from
Section 9
• Use rates from previous projects and benchmark data for similar projects
What is a provisional sum?
An allowance included within the contract sum for works that may not be sufficiently designed or detailed to allow accurate determination of costs
Work the employer may or may not wish to be carried out
What is included within the guidance note IPMS ALL BUILDINGS?
This document reviews the application of IPMS1, IPMS2, IPMS3 and IMPS4 advising on how they used to be referred to as GEA, GIA and NIA.
International Property
Measurement Standards
- IPMS 1 & 2 are external and internal measurements respectively for the whole or part of a building.
- IPMS 3.1 (external) and IPMS 3.2 (internal) are external and internal measurements respectively required for exclusive occupation.
- IPMS 4.1 (incl. walls and columns) & 4.2 ( excl. walls and columns) are internal measurements required for selected areas respectively including internal walls and columns and excluding external walls and columns.
Tell me the key details in IPMS1?
IPMS1 (GEA) - The sum of the areas of each floor level of a building, measured to the outer perimeter of the external wall.
Inclusions under IPMS1 but to be included separately are items such as balconies and rooftop terraces.
Exclusions under IPMS1 are items such as lightwells and open external stairways.
What are some of the inclusions and exclusions under IPMS2?
IPMS2 (GIA) - The sum of the areas of each floor level of a building measured to the internal dominant face.
Inclusions under IPMS2 but to be included separately are items such as balconies and rooftop terraces.
Exclusions under IPMS2 are items such as open lightwells and upper level voids of an atrium.
Resi
What are some of the inclusions and exclusion under IPMS 3.1 (Exclusive Use Areas)?
Must state weather measures are IMPS 3.1 or 3.2.
IPMS 3.1 (NEA) - The floor area available on an exclusive basis to the occupier measured external to any notional boundary, external walls and demising walls. Any External Floor Areas and sheltered areas are reported separately.
Inclusions under IPMS3 are all internal walls and columns within an occupants exclusive area.
Exclusions are the shared/common facilities, voids and stair openings.
What are some of the exclusions and inclusions under IPMS 3.2 (Exclusive Occupation Internal Measurement)?
IPMS 3.2 (NIA) - The floor area available on an exclusive basis to the occupier measured external to any notional boundary, IDF and demising walls. Any External Floor Areas, Mezz and sheltered areas are reported separately.
Inclusions under IPMS3 are all internal walls and columns within an occupants exclusive area.
Exclusions are the shared/common facilities, voids and stair openings, wall thickness between External Floor Area and IDF.
What are some of the inclusions and exclusions under IPMS 4.1 ?
IPMS 4.1 () - The selected floor area in a building measured to finished surfaces and to any notional boundaries, external floor area and sheltered area including all flier areas occupied by walls and columns.
Inclusions under IPMS 4.1, but to be included separately are external floor areas, shelters areas, stairs, staircase openings and lift shafts.
Exclusions are external walls and columns.
What are some of the inclusions and exclusions under IPMS 4.2 ?
IPMS 4.2 () - The selected floor area in a building measured to finished surfaces and to any notional boundaries, external floor area and sheltered area but excluding all areas occupied by walls and columns.
Inclusions under IPMS 4.1, but to be included separately are external floor areas, shelters areas, stairs, staircase openings and lift shafts.
Exclusions are external walls and columns.
What is the difference between IPMS and Code for Measuring Practice?
IPMS is measured to the Internal
Dominant Face and includes cills.
External floor areas such as balconies and terraces are included but measured separately in IPMS.
What is IPMS used for?
• Measurement of areas, such as GEA, GIA and NIA.
What is the difference between IPMS and NRM?
IPMS is relevant for all surveying disciplines, whereas NRM is focused on measurement for commercial and
construction processes.
What would you typically include within a cost plan?
• Front Cover
• Contents
• Executive Summary including basis for pricing, any assumptions and exclusions
• Drawing Register
• Area Schedule
• Measured Works
What are the advantages of using a bill of quantities?
• All tenderers are pricing the same document
• Simplifies tender analyses
• Detailed and comprehensive
• Ideal for post contract cost control
What is a bill of quantities?
Based on detailed design and specification, whereby the client provides the contractor quantities for them to price.
What are the disadvantages of using a bill of quantities?
• Potential for errors when measuring the project
• Risk sits with employer
What are the two types of
BoO?
• Firm BoQ
• Approximate BoQ
When would you use an approximate BoQ?
• Best suited to a
remeasurement form of
contract
Fixed price - where onus is on contractor to verify quantities
What are dayworks?
Work recorded on a daywork sheet together with the labour, material and plant resources used to carry out the work
How are loss & expense claims valued?
• Using bill rates
• Using star rates
• Using dayworks
• Schedule 2 Quotation
What is meant by heads of claim?
This is how loss and expense is valued:
* Prolongation
* Disruption
* Interest Charges
* Loss of Profit
* Loss of Bonus
* Increased Site Overheads
* Increase in Cost of Materials
What are the different methods of measurement for cost estimating?
- Floor area method
- Functional unit method
- Elemental method
What are the differences between NRM1 and NRM2?
NRM 1 is for quantification of building works for the purposes of preparing estimates and cost plans. Also for quantifying other elements e.g. prelims, OHP, design team fees, risk allowances, inflation.
NRM2 guidance for detailed measurement and description of building works for the purpose of tendering. Address BOQ production by setting out detail required, non-measurable and contractor design and risks.
How does a cost plan differ between Stage 1 and Stage 4?
A) RIBA 1: Order of Cost estimate
B) RIBA 2: Formal Cost Plan 1
- Initial cost plan based on elemental take off of drawings.
- identify risk allowances and potential probs sums.
- show concept design aligns with budget.
C) RIBA 3: Formal Cost Plan 2
- cost based on greater detail
- Cost increase offset against risk allowance.
- identify risk allowances and potential probs sums.
- show spatial coordination aligns with budget.
D) RIBA 4) Formal Cost Plan 3
- Cost defined by detail and procurement strategy
- Pre-Tender Estimate
- identify risk allowances and potential probs sums.
- show Technical design aligns with budget.
What are the different cost plan stages and what are the relevant levels of estimate in accordance with RICS Cost Predication?
- Formal cost plan 1 - RIBA 2 (Concept) - Level 3
- Formal cost plan 2 (Spatial Coordination) - RIBA 3 - Level 4
- Formal cost plan 3 (Technical Design) - RIBA 4 - Level 5
What is NRM2 used for?
Formal cost plan / PTE & BOQ
What are the three breakdown structures for a BOQ?
- Elemental - NRM1 elemental cost plan
- Work section -
- Work package - divided into client or contractor work packages. Can be based on trades or package containing multiple trades
What is the NRM2 breakdown?
- General
- Detailed measurement of building works
- Rules of measurement for building works
Work sections - Prelims, demo, piling masonry etc.
App A Guidance on the preparation of BOQ
App B Template for prelims pricing schedule (condensed)
App C Template for prelims pricing schedule (expanded)
App D Template for pricing summary for elemental BoQ (condensed)
App E Template for pricing summary for elemental BoQ (expanded)
App F Templates for prov sums, risks and credits
App G Example of work package breakdown structure
Name some preliminary cost items?
- Management and staff
- Site establishment
- Temp services
- Security
- Safety and Environmental protection
- Control and Protection
- Plant
- Cleaning
Why did you choose NRM1 breakdown for the pricing documents?
NRM 1 provides a template for a breakdown of preliminaries which would allow for comparison of preliminary cost.
How do you obtain quotes from the supply chain?
I would produce a list of items which are specific to the measured works item and send this along with drawing & specifications to the relevant sun-contractor to price.
How do you undertake a valuation?
- Desk top review of contractor application.
- Visit site with Contractors QS to assess the value of the works carried out and any material on site.
- Agree the gross value with the Contractors QS.
- Deduct retention and less previous payments.
- Issue recommendations to EA/CA & Contractors QS.
Why would you carry out a desk top check prior to attending site?
So that you could asses the value of the works complete against the contractors QS’s assessment.
How does NRM differ from the RICS code of Measuring Practice & IPMS?
NRM is guidance for measuring and quantifying construction elements.
Code of measuring practice & IPMS are standards for measuring areas such as GIA, NIA and GEA.
What is an area of limited use?
Certain markets there are area that are incapable of legal or effective occupation due to legislation I.e lack of light or height restrictions.
Limited use areas should be stated separately.
What is the Internal Dominant Face?
The inside surface area comprising more than 50% of the lowest 2.75m measured vertically from the structural surface, or to the ceiling if lower, for each wall section. IDF is the finished surface.
What is the difference between IPMS and Code for Measuring Practice?
IPMS is measured to the Internal
Dominant Face.
There are also a series of items included under IPMS that are measured under separate items, such as balconies and terraces.
What is an External Floor Area under IPMS?
Balcony
What is a notional boundary?
A non physical line that forms a boundary typically agreed as part of measurement or defined by legal documents.
Under IPMS notional boundaries that differ from external floor area, sheltered area or external walls must be identified.
What is a sheltered area?
A covered area - canopy or oversail
What is a demising wall?
An adjoining wall between occupiers - measures to centre line of wall.
On the hotel suites project you say that you carried out a valuation once you received the contractors application, is this always the case?
- This was a MW contract so I valued the works as at the IVD which was also when I received the application.
If a Contractor submitted an application after the IVD what would you do?
- D&B - IVD is when they submit their application.
- MW - I would still carry out my valuation online with the IVD.
Talk me through the valuation process?
- Check application for errors.
- Visit site to inspect the works.
- Gross value of works carried out.
- Adjustments - instructions, materials onsite
- Deduct retention.
- Deduct previous payments.
- Provide assessment to contractor.
- Recommendations.
On the hotel suites project for THG how did vou advise on interim valuations?
- I advised on the gross value of works at regular intervals.
What are the components of an interim valuation?
- Works
- Prelims
- Materials on site
- Materials off-site
- Instructions
- Design fees
- LoE
How would you value materials off-site?
- Check if listed and vested.
- Check if insured for full value in the event if specified perils.
- Check they are stored and labelled.
- Value at agreed sum.
What would you do if materials off-site we’re not listed?
- Consult the EA.
- Check for vesting cert and follow usual procedure.
What is vesting and what are listed items?
- Listed items - materials or goods list attached to ER’s which become clients property upon inclusion in interim val.
- Agreement that materials or goods are owned by a party upon payment.
Does a minor works contract allow for materials offsite?
No provision in the contract.
How would you value materials on site?
- Check they are on programme.
- Check they are stored safely.
- Pay material and delivery aspect of cost not installation.
What is retention of title?
- Ownership of goods do not pass until seller is paid by the buyer.
How is loss and expense dealt with in interim valuations?
- Included at agreed value with no retention deducted.
How would you value prelims if the contractor was behind on programme?
- Reapportion time related prelims based on delay = (contract period x time related prelims) / delay
What is payment on account?
- A sum paid for when no instruction has been made but is expected when the value had not been agreed.
What is a contra charge?
- A sum of money deducted by the employer where they believe the work is defective or there is an error.
How did you advise the Client on valuing variations on the hotel suites refurbishment project for THG?
I advised them of the different methods for valuing variations under the contract.
- Agree prior to instruction or;
- Fair and reasonable rates and prices
What criteria did vou use/what did vou consider to ensure that the variation vou were looking at was a valid variation?
- Section 3 - alterations, addition or omission to the works or order they are carried out.
What would you do if the Contractor disagreed with your valuation of a variation?
- Aim to negotiate an agreement on the value by providing my assessment and the details.
what are the dispute resolution processes under JCT?
- Negotiation
- Mediation
- Adjudication
- Arbitration or litigation
Are there any mechanisms under D&B for requesting contractor estimates?
- Schedule 2 supplemental provision “contractor estimates”
On the hotel suites project, why did vou only provide a budget cost for the variation?
- For the ceiling render finish change, I provided my valuation of the change so that the client could instruct the change, I then successfully negotiated with the Contractor.
On the car park project, you advised the client on NRM1., what other
did vou consider and why did vou nor recommend use these?
Considered NRM2 but this wouldn’t have been relevant due to the lack of design information and the time of tender
Why did you advise that NRM1 would make tender analysis easier?
It would provide some uniformity amongst the returns to allow for easier comparison.
What other pricing documents are you aware of?
- BOQ, CSA, SoA, SoR, activity schedule
What methods of measuring are you aware of?
- Functional unit
- GIA
- Elemental
What are some preliminary cost items?
- Site establishment
- Site accommodation
- Temp power and water
- Access & plant
- Security
- Cleaning
- Insurances
- O&M’s
What are some examples of fixed & time related prelims ?
Fixed
1. Site set up
2. IT set up
3. O&M’s
4. Cleaning
Time related
1. Site accom
2. Site services
3. Access hire
What are the valuation rules?
- Similar in character, condition and quantity - contract rates
- Similar in character but different quantities- adjusted contract rates
- No similarities - fair rates and prices
- Schedule 2 estimate
- Day works
How would you value day works?
- Check vouchers have been signed by EA.
- Assess rates against “definition of prime cost of day works”
- Apply % additions.
- If work is specialist then use RICS appropriate prime cost.
- Make sure vouchers are provided within 7 days of works.
What RICS standards are available for costing?
Cost prediction
NRM
What is the RICS cost prediction standard?
Guidance on the prediction of construction costs
What are the requirements under the cost prediction standard?
- Base on brief and info provided.
- Provide sources of cost data.
- Assumptions and exclusions
- Change in costs
- Agree method of reporting.
- State level of accuracy
What are the estimate levels under the cost prediction standard?
1 = 10%
2 = 10-30%
3 = 30-50%
4 = 50-70%
5 = 70-90%
6 = varies
Is IPMS mandatory?
RICS advises that it is used, where it isn’t the It needs to be stated.
