Methods of Measurement
Quantity Surveyors (QS) use standardised Methods of Measurement (MoM) to ensure consistency and accuracy when preparing cost estimates, bills of quantities, and tender documents. These methods define how construction works are quantified, measured, and described, providing a common framework for QS professionals, contractors, and clients. Below is a list of key Methods of Measurement used in the UK, along with an overview of their purpose and application.
New Rules of Measurement (NRM)
Overview: Published by the RICS, the NRM suite provides guidance on measuring, estimating, and cost planning for construction projects. It is split into three volumes:
- NRM 1: Order of Cost Estimating and Cost Planning for Capital Building Works. Focuses on early-stage cost planning and budgeting.
- NRM 2: Detailed Measurement for Building Works. Used for preparing bills of quantities in building works, replacing the Standard Method of Measurement (SMM7).
- NRM 3: Order of Cost Estimating and Cost Planning for Building Maintenance Works. Focuses on maintenance and lifecycle costs for built assets.
Application:
- Used widely in building projects for cost estimation, tendering, and cost management.
- NRM 2 is the go-to for detailed measurement in building contracts.
2. Civil Engineering Standard Method of Measurement (CESMM4)
Overview: CESMM4 is specifically designed for civil engineering works, covering infrastructure projects such as highways, bridges, and drainage systems. Published by the ICE (Institution of Civil Engineers), it ensures uniformity and clarity in the preparation of bills of quantities for civil engineering projects.
Application:
- Ideal for large-scale infrastructure projects.
- Commonly used with NEC contracts to produce clear and detailed schedules.
3. Highway Works: Manual of Contract Documents for Highway Works (MCHW)
Overview: This method of measurement is part of the UK’s official guidance for road and highway projects. It sets out requirements for the quantification and description of works.
Application:
- Used exclusively for highway construction, repair, and maintenance projects.
- Essential for QS involved in transport infrastructure projects.
4. Standard Method of Measurement (SMM7)
Overview: Historically, SMM7 was the dominant method for measuring building works in the UK. Although largely replaced by NRM 2, it is still referenced in older projects and some traditional contracts.
Application:
- Used in legacy projects and in industries or regions where the transition to NRM 2 is incomplete.
5. Rules of Measurement for Building Services (ARM4)
Overview: The Association of Cost Engineers (ACostE) developed the ARM4 to address mechanical and electrical (M&E) works in building services. It provides specific guidance for measuring systems such as HVAC, electrical installations, and plumbing.
Application:
- Essential for QS specialising in building services.
- Often used in conjunction with NRM 2 for comprehensive building cost plans.
6. RIBA Plan of Work
Overview: While not a measurement standard itself, the RIBA Plan of Work integrates with NRM to provide a structured framework for delivering construction projects. It helps define the project lifecycle stages and links these stages with cost estimation and measurement.
Application:
- Used alongside NRM for early-stage cost planning and progress reporting.
7. BCIS Standard Form of Cost Analysis (SFCA)
Overview: The BCIS SFCA is a classification system for analysing costs in completed building projects. It provides a basis for benchmarking and cost comparison.
Application:
- Used in historical cost analysis to benchmark future projects.
- Complements NRM for cost planning and feasibility studies.
8. International Construction Measurement Standards (ICMS)
Overview: ICMS is a global framework for classifying and measuring construction costs, aimed at standardising cost reporting across countries. It focuses on cost consistency for large-scale projects or multinational clients.
Application:
- Used by QS firms working on international projects or for global clients.
- Supports cross-border benchmarking and cost analysis.
9. Rail Method of Measurement 2
The Rail Method of Measurement 2 (RMM2) is a standardised framework developed specifically for rail infrastructure projects. It provides guidelines for the consistent and accurate measurement of works associated with the design, construction, maintenance, and renewal of rail systems. The RMM ensures clarity and uniformity in preparing Bills of Quantities (BoQs), cost estimates, and tender documents for rail projects, helping stakeholders work efficiently and reduce disputes.
Overview: The Rail Method of Measurement is tailored to the unique requirements of rail projects, which involve specialised components and systems not covered comprehensively by general measurement standards like CESMM (Civil Engineering Standard Method of Measurement) or NRM (New Rules of Measurement). It aligns with industry best practices and supports rail-specific elements such as:
- Trackwork: Ballasted and slab tracks, sleepers, and switches.
- Signaling Systems: Signal boxes, control systems, and interlocking.
- Electrification: Overhead line equipment, power supply, and substations.
- Civil Works: Bridges, tunnels, embankments, and station buildings.
- Communications: Rail-specific telecoms and operational communication networks.
The RMM creates a common language and process for quantifying and describing works, ensuring that all stakeholders interpret project requirements consistently.
Application:
The RMM is applied across the lifecycle of rail projects, including:
- Cost Planning and Budgeting:
- Used in the early stages to estimate costs for rail-specific elements, ensuring budgets are realistic and comprehensive.
- Bills of Quantities (BoQs):
- Provides detailed rules for measuring rail works to prepare accurate BoQs, which are critical for procurement and tendering.
- Tendering and Procurement:
- Enables contractors to bid on standardised quantities and descriptions, facilitating fair and transparent comparisons.
- Project Delivery and Cost Management:
- Used to track, forecast, and control costs during project execution, ensuring alignment with initial estimates.
- Facilitates valuations, interim payments, and variations.
- Benchmarking and Data Analysis:
- Consistent measurement allows for meaningful comparisons of costs across multiple projects, helping to establish benchmarks and improve future cost planning.
Benefits of the Rail Method of Measurement
- Consistency: Ensures standardised descriptions and measurements for all rail-specific works.
- Clarity: Reduces ambiguity in the interpretation of work scopes and quantities.
- Cost Certainty: Improves the accuracy of cost estimates and budgeting.
- Efficient Dispute Resolution: Minimises conflicts over measurement-related issues due to clear definitions.
- Specialisation: Focuses specifically on rail infrastructure, addressing gaps left by other methods of measurement.
The Rail Method of Measurement is primarily used by quantity surveyors, cost managers, and contractors involved in rail projects. It ensures that all stakeholders, from clients to contractors, operate within a transparent, uniform framework tailored to the complexities of the rail sector.
Choosing the Right Method
The selection of a Method of Measurement depends on:
- Project Type: Building projects typically use NRM, while civil projects use CESMM4.
- Contract Type: NEC contracts often pair with CESMM4, while JCT contracts align with NRM or SMM7.
- Client Requirements: Some clients may specify a preference for a particular method or require compatibility with global frameworks like ICMS.
Summary Table of Methods
| Method | Focus Area | Common Applications |
|---|---|---|
| NRM 1, 2, 3 | Buildings (cost planning) | Detailed measurement and lifecycle costing. |
| CESMM4 | Civil engineering | Infrastructure projects. |
| MCHW | Highway works | Road and transport infrastructure. |
| SMM7 | General building works | Legacy projects. |
| ARM4 | Building services | Mechanical and electrical works. |
| ICMS | International Projects | Global cost consistency. |
| RMM | Rail infrastructure projects | Detailed measurement and lifecycle costing. |
By understanding these methods, Quantity Surveyors can deliver accurate, transparent, and consistent cost advice tailored to the needs of specific projects or clients.