NRM 1 October 2021

RICS GUIDANCE NOTE
New rules of
measurement
Order of cost estimating and cost planning for
capital building works
3rd edition UK
October 2021
i
NRM 1: ORDER OF COST

ESTIMATING AND COST
PLANNING FOR CAPITAL
BUILDING WORKS
RICS guidance note, UK
3rd edition, October 2021
Effective from 1 December 2021
Stages from the RIBA Plan of Work 2020, copyright Royal Institute of British
Architects, are reproduced with the permission of RIBA.
This document contains public sector information published by the Health

and Safety Executive and licensed under the Open Government Licence v3.0.
Published by the Royal Institution of Chartered Surveyors (RICS)
Parliament Square
London
SW1P 3AD
www.rics.org
No responsibility for loss or damage caused to any person acting or

refraining from action as a result of the material included in this
publication can be accepted by the authors or RICS.
ISBN 978 1 78321 424 2
© Royal Institution of Chartered Surveyors (RICS) October 2021. Copyright in

all or part of this publication rests with RICS. Save where and to the extent
expressly permitted within this document, no part of this work may be
reproduced or used in any form or by any means including graphic, electronic,
or mechanical, including photocopying, recording, taping or web distribution,
without the written permission of RICS or in line with the rules of an existing
licence.
Typeset using Typefi
NRM 1: ORDER OF COST ESTIMATING AND COST PLANNING FOR CAPITAL BUILDING WORKS
i
Acknowledgements
Author
David Benge (Gleeds)
Working group
Chair: Steven Thompson (RICS)
Alan Northen (Northen Surveying Services)
Andy Green (Atkins)
Dave Monswhite (Turner & Townsend)
Guy Beaumont (Turner & Townsend)
Ian Aldous (Arcadis)
Katie Lyson (WSP)
Steve Brunning (Rapid 5D)
Paul Burrows (BCIS)
Standards delivery project managers
Sarah Crouch and Simon Hall
Editors
Sam Birch, Jo FitzLeverton, Megan Reed and Jess Rogers
RICS and the NRM authors would like to acknowledge the efforts of the original steering group,
chaired by Stuart Earl: Ed Badke, David Benge, Alan Cripps, John Davidson, Andy Green, Joe
Martin, Sean Smylie and Roy Stratton.
ii
Contents
Acknowledgements.................................................................................................................. i
Introduction to NRM............................................................................................................... 1
RICS professional standards and guidance.......................................................................... 2
RICS guidance notes............................................................................................................................. 2
Introduction.............................................................................................................................. 4
ICMS: Global Consistency in Presenting Construction Life Cycle Costs and Carbon
Emissions............................................................................................................................................... 4
Glossary.................................................................................................................................... 6
1 General............................................................................................................................18
1.1 Introduction................................................................................................................................ 18
1.2 Measurement in context with the RIBA Plan of Work and OGC Gateway Process............ 18
1.3 Purpose.......................................................................................................................................20
1.4 Use ..............................................................................................................................................21
1.5 Effective date..............................................................................................................................21
2 Measurement rules for order of cost estimating.......................................................22
2.1 Introduction................................................................................................................................22
2.2 Purpose of an order of cost estimate......................................................................................23
2.3 Information requirements for order of cost estimates........................................................24
2.4 Constituents of an order of cost estimate..............................................................................27
2.5 Measurement rules for facilitating works...............................................................................28
2.6 Measurement rules for building works...................................................................................28
2.7 Elemental method......................................................................................................................29
2.8 Measurement rules for elemental method of estimating....................................................30
2.9 Unit rates and EURs used to estimate the cost of facilitating works and building
works...........................................................................................................................................39
2.10 Updating unit rates and other costs to current estimate base date...................................40
2.11 Measurement rules for main contractor’s preliminaries...................................................... 41
2.12 Measurement rules for main contractor’s overheads and profit........................................42
2.13 Measurement rules for project and design team fees..........................................................42
2.14 Measurement rules for other project costs............................................................................43
2.15 Measurement rules for risk allowances..................................................................................43
iii
2.16 Measurement rules for inflation..............................................................................................46

2.17 VAT assessment..........................................................................................................................48
2.18 Other considerations.................................................................................................................48
2.19 Reporting of order of cost estimates.......................................................................................48
3 Measurement rules for cost planning.........................................................................49
3.1 Introduction................................................................................................................................49
3.2 Purpose of cost planning..........................................................................................................49
3.3 Constituents of a cost plan.......................................................................................................52
3.4 Formal cost planning stages.....................................................................................................54
3.5 Reviewing and approving cost plans.......................................................................................55
3.6 Cost control in procurement....................................................................................................55
3.7 Building projects comprising multiple buildings....................................................................55
3.8 Information for inclusion in formal cost plans.......................................................................56
3.9 Format, structure and content of elemental cost plans.......................................................56
3.10 Measurement rules for facilitating works...............................................................................56
3.11 Measurement rules for building works...................................................................................56
3.12 Unit rates used to estimate the cost of building works........................................................58
3.13 Updating unit rates and other costs to current estimate base date...................................59
3.14 Main contractor’s preliminaries...............................................................................................59
3.15 Main contractor’s overheads and profit..................................................................................60
3.16 Project and design team fees...................................................................................................62
3.17 Other project costs....................................................................................................................65
3.18 Risk allowances...........................................................................................................................65
3.19 Inflation.......................................................................................................................................67
3.20 VAT assessment..........................................................................................................................69
3.21 Other considerations.................................................................................................................70
3.22 Reporting of elemental cost plans...........................................................................................70
4 Tabulated rules of measurement for elemental cost planning................................71
4.1 Introduction................................................................................................................................72
4.2 Use ..............................................................................................................................................72
4.3 Work not covered by the rules of measurement for elemental cost planning..................75
4.4 Method for codifying elemental cost plans............................................................................75
4.5 Method for codifying elemental cost plans for work packages...........................................76
Group element contents ......................................................................................................78
Group element 0: Facilitating works...................................................................................81
Group element 1: Substructure...........................................................................................95
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Group element 2: Superstructure......................................................................................119

Group element 3: Internal finishes....................................................................................177
Group element 4: Fittings, furnishings and equipment..................................................187
Group element 5: Services..................................................................................................200
Group element 6: Prefabricated buildings and building units.......................................283
Group element 7: Work to existing buildings...................................................................290
Group element 8: External works......................................................................................308
Group element 9: Main contractor’s preliminaries.........................................................369
Group element 10: Main contractor’s overheads and profit..........................................402
Group element 11: Project and design team fees...........................................................403
Group element 12: Other project costs............................................................................412
Group element 13: Risks.....................................................................................................416
Group element 14: Inflation...............................................................................................422
Appendix A: Commonly used functional units and functional units of
measurement.......................................................................................................................423
Appendix B: Logic and arrangement of levels 1 to 3 for elemental cost planning......425
Appendix C: Information requirements for formal cost plans......................................434
C1 Formal cost plan 1 – information requirements................................................................. 434
Appendix D: Template for elemental cost plan (condensed – based on level 1
codes)....................................................................................................................................464
Appendix E: Template for elemental cost plan (expanded – based on level 2
codes)....................................................................................................................................466
1
Introduction to NRM
New rules of measurement (NRM) is a suite of documents written to provide a standard set of
measurement rules that can be understood by anyone involved in a construction project. They
comprise rules for the measurement of the construction, repair, renewal, maintenance and
demolition of built assets.
The suite provides essential guidance to all those involved in the cost management of
construction projects.
The NRM suite comprises three volumes:
• 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.
The main reason for the new edition of NRM is the publication of:
• International Cost Management Standard (ICMS): Global Consistency in Presenting

Construction Life Cycle Costs and Carbon Emissions
• International Property Measurement Standards (IPMS)
• Cost prediction, RICS professional statement
• RIBA Plan of Work 2020 and
• RIBA Digital Plan of Work (DPoW).
2
RICS professional standards and

guidance
RICS guidance notes

Definition and scope
RICS guidance notes set out good practice for RICS members and for firms that are regulated by
RICS. An RICS guidance note is a professional or personal standard for the purposes of RICS Rules
of Conduct.
Guidance notes constitute areas of professional, behavioural competence and/or good practice.
RICS recognises that there may be exceptional circumstances in which it is appropriate for a
member to depart from these provisions – in such situations RICS may require the member to
justify their decisions and actions.
Application of these provisions in legal or disciplinary proceedings

In regulatory or disciplinary proceedings, RICS will take account of relevant guidance notes
in deciding whether a member acted professionally, appropriately and with reasonable
competence. It is also likely that during any legal proceedings a judge, adjudicator or equivalent
will take RICS guidance notes into account.
RICS recognises that there may be legislative requirements or regional, national or international
standards that take precedence over an RICS guidance note.
3
Document status defined

The following table shows the categories of RICS professional content and their definitions.
Publications status
Type of document Definition

RICS Rules of Conduct for Members and RICS These Rules set out the standards of professional
Rules of Conduct for Firms conduct and practice expected of members and
firms registered for regulation by RICS.
International standard High-level standard developed in collaboration
with other relevant bodies.
RICS professional statement (PS) Mandatory requirements for RICS members and
RICS-regulated firms.
RICS guidance note (GN) A document that provides users with
recommendations or an approach for accepted
good practice as followed by competent and
conscientious practitioners.
RICS code of practice (CoP) A document developed in collaboration with
other professional bodies and stakeholders that
will have the status of a professional statement
or guidance note.
RICS jurisdiction guide (JG) This provides relevant local market information
associated with an RICS international standard
or RICS professional statement. This will include
local legislation, associations and professional
bodies as well as any other useful information
that will help a user understand the local
requirements connected with the standard or
statement. This is not guidance or best practice
material, but rather information to support
adoption and implementation of the standard
or statement locally.
4
Introduction
NRM 1 provides a structured basis for measuring building works and presents a consistent
approach for dealing with other key cost components associated with a building project when
preparing order of cost estimates and elemental cost plans. It provides an elemental work
breakdown structure (WBS), a cost breakdown structure (CBS) and codification framework
that has been designed for use with both projects using BIM and those using traditional design
approaches. The codification framework allows for cost plans to be initiated using the traditional
elemental approach, and then for components and subcomponents (and their associatedcosts)
to be reallocated to work packages for tendering purposes. This simplifies the reconciliation of
actual costs against cost targets and facilitates management of the cost limit (i.e. the client’s project
budget).
NRM 1 is linked to the International Property Measurement Standards (IPMS) – both IPMS 1
(external) and IPMS 2 (internal), which set the rules for measuring gross external floor areas
(GEFA) and gross internal floor areas (GIFA), respectively.
NRM 1 can also be mapped to ICMS, a principles-based international standard that provides
consistency in classifying and analysing and presenting global construction cost data at a project,
regional, state, national or international level.
In addition, NRM 1 incorporates the principles of cost prediction reporting set out in the current
edition of Cost prediction, RICS professional statement. RICS members and RICS-regulated firms
must adhere to these principles when producing cost prediction reports. The Cost prediction,
RICS professional statement considers cost prediction as a system of inputs, processes, outputs
and information stages. Table 1.1 (see section 1.2) shows how the information stages specified
in the professional statement align with the formal cost estimating and cost planning stages and
various plans of work.
NRM 1 also takes account of both the RIBA Plan of Work 2020 and the RIBA DPoW. The NRM 1
estimating and formal cost planning stages have been aligned to both these frameworks, as
well as with the OGC Gateway Process, which is still used by some public sector organisations.
ICMS: Global Consistency in Presenting Construction Life Cycle

Costs and Carbon Emissions
ICMS: Global Consistency in Presenting Construction Life Cycle Costs and Carbon Emissions is a
principle-based international standard that sets out how to classify, define, measure, record,
analyse, present and compare construction project life cycle costs in a structured and logical
format.
It provides a high-level structure and format for classifying, defining, measuring, recording,
analysing and presenting construction and other life cycle costs, which is to be applied
worldwide. It promotes consistency and transparency across international boundaries.
ICMS is a construction and life cycle cost classification tool and therefore does not include detailed
measurement rules for building components, systems and installations. Detailed measurement
5
in connection with order of cost estimates and cost plans is to be in accordance with NRM 1, and
whole life costs (e.g. renewal, maintenance and operational costs) in accordance with NRM 3.
The NRM 1 elemental cost breakdown structure can be mapped to the ICMS high-level cost
structure. ICMS mapping can be done at Level 4 (cost sub-group level) to the NRM 1 elemental
cost breakdown structure (elemental classification) as shown in Figure 0.1. A PDF version of
Appendix A of the ICMS User Guide is available as an Excel version from the RICS website.
Figure 0.1: ICMS mapping
The hierarchy of the various documents in the suite is:
Figure 0.2: NRM hierarchy
6
Glossary
Symbols used for measurement
ft2 square foot
ha hectare
kg kilogramme
kN kilonewton
kW kilowatt
m linear metre
m2 square metre
m3 cubic metre
mm millimetre
nr number
t tonne
Abbreviations
BIM Building information modelling
Cost/ft2 of GIFA Cost per square foot of gross internal floor area
Cost/m2 of GIFA Cost per square metre of gross internal floor area
ICMS International Cost Management Standard (formerly International

Construction Measurement Standards)
IPMS International Property Measurement Standards
OGC Office of Government Commerce (although the Office no longer exists,

the acronym OGC has not been changed and remains a recognised
phrase in the UK construction industry)
RIBA Royal Institute of British Architects
RPI Retail price index
TPI Tender price index
7
Definitions
Architectural concept The architectural vision for the project, developed in RIBA Stage 2
(Concept Design), which may start as several options that are tested
against the project brief. As the initial ideas solidify, following design
reviews with the client and other stakeholders, strategic engineering
aspects are incorporated into the architectural concept before it is
concluded and becomes part of the end of Stage 2.
Base cost estimate An evolving estimate of known factors without any allowances for
risk and uncertainty, or element of inflation. The base cost estimate
is the sum of the works cost estimate, the project and design
team fees estimate, and the other development and project costs
estimate.
Base date of cost data The date at which the costs reported in the cost estimate or cost
or base date plan apply, exclusive of any adjustments for risk allowances and/or
inflation.
Bill of quantities (BQ) A list of items giving detailed identifying descriptions and quantities
of the work comprising a contract.
Building systems The constituent parts of a building, or built asset, including, but not
limited to, structural systems, mechanical and electrical systems,
facades, ceiling, floor and wall systems.
Building work(s) All components measured and incorporated in group elements 1 to

8.
Building works The sum of the cost targets for group elements 1 to 8. It excludes the
estimate facilitating works estimate, as well as those relating to main contractor’s
preliminaries, main contractor’s overheads, profit and design team
fees estimate, other development and project costs estimate and risk
allowances.
Client (or employer) The person or legal entity who pays for the works and services
provided.
Client requirements A statement or document that defines the project outcomes and sets
out what the client is seeking to achieve. It is used to develop the
business case, which examines the viable options that meet the client
requirements.
Component A measured item that forms part of a sub-element. The quantity

of one or more items will be measured and the cost estimated to
ascertain the cost target for an element or sub-element.
8
Definitions
Construction inflation An allowance included in the order of cost estimate or cost plan for
fluctuations in the basic prices of labour, plant and equipment, and
materials during the period from the date of tender return to the
mid-point of the construction period. See also tender inflation.
Construction Information used to construct the building systems on site. This

information information can be prepared by the design team or a specialist
subcontractor and must comprise prescriptive information.
See also building systems and prescriptive information.
Cost breakdown In the context of order of cost estimates and cost plans, the cost
structure (CBS) breakdown structure (CBS) represents the cost breakdown of a
building project into cost targets for elements or work packages.
The CBS, in conjunction with the work breakdown structure (WBS),
provide a codification framework order of cost estimates and cost
plans. This facilitates the easy transference of items into works
packages or contract works for the purposes of procurement, for
example.
Note: the terms ‘cost group’ and ‘cost sub-group’ are used in by ICMS,
instead of group element, element, and sub-element.
Cost checks Take place during all design stages and are concerned with
(or cost checking) comparing current estimated costs against cost targets previously
set for elements or sub-elements of the building.
Cost code A numeric code that uniquely identify projects, sub-projects, group
elements, elements, sub-elements and components.
Cost codification A numeric coding structure that may be used to uniquely identify
framework projects, sub-projects, group elements, elements, sub-elements and
components. The cost codification structure is derived from the cost
breakdown structure (CBS).
Cost control The process of planning, predicting and controlling the costs of
building(s). Takes place throughout the duration of the construction
project.
Cost exercises Exercises used to develop the cost plan and to verify that the
specification for the building systems and components meet the
available cost targets and cost limit. See also cost limit.
9
Definitions
Cost limit (or project The maximum expenditure the client is prepared to make in relation
budget) to the completed building. Includes construction costs, the cost of
professional services, certain other project costs, items required post
completion and during its operation, and risk allowances.
Cost per functional The unit rate that, when multiplied by the number of functional units,
unit (or functional gives the total building works estimate (i.e. works cost estimate minus
unit cost) main contractor’s preliminaries and main contractor’s overheads and
profit). The total recommended cost limit (i.e. the cost limit, including
inflation) can also be expressed as a cost per functional unit when
reporting costs.
Cost per m2 of gross The unit rate that, when multiplied by the GIFA, gives the total
internal floor area building works estimate (i.e. works cost estimate minus main
(cost/m2 of GIFA) contractor’s preliminaries and main contractor’s overheads and
profit). Other cost estimates that form part of an order of cost
estimate or a cost plan should also be converted to cost/m2 of GIFA
when reporting costs to the client and project team (i.e. to express
cost targets for group elements, elements and sub-elements, as
well as the cost limit). They are also used in cost analyses and
benchmarking as a means of documenting costs of previously
completed building projects.
Cost plan In the context of Cost prediction, RICS professional statement, a cost
(or elemental plan is ‘an estimate based on a specific design. A statement showing
cost plan) an apportionment of an estimate of or an agreed budget between
cost headings’. This would not necessarily be in elemental form. Cost
planning is a method of cost prediction.
Cost target The recommended total expenditure for an element. The cost target
for each element is likely to be derived from several sub-elements and
components.
Deflation Sustained decrease in the general price level of resources (ISO 15686
– 5), i.e. the opposite of inflation.
Descriptive The means by which the design team describe a building system or
information component in a manner that enables a specialist subcontractor to
design the system or component.
Design reviews Reviews of the architectural concept by the client and other project
stakeholders to obtain comments and determine whether it meets
the requirements of the project brief.
Design studies Detailed studies that develop aspects of the building, or built asset,
further during RIBA Stage 3 (Spatial Coordination).
10
Definitions
Design team Architects, engineers and technology specialists responsible for
the conceptual design aspects and developing these into drawings,
specifications and instructions required for construction of the building
or facility and associated processes. The design team is a part of the
project team.
Element A major part of a group element (e.g. the elements that comprise group
element 3: Internal finishes are 3.1: Wall finishes, 3.2: Floor finishes and
3.3: Ceiling finishes). A separate cost target can be established for each
element. Note also the use of the term ‘cost group’ or ‘cost sub-group’
in the context of ICMS.
Elemental cost plan The critical breakdown of the cost limit for the building(s) into cost
(or cost plan) targets for each element of the building(s). It provides a statement
of how the design team proposes to distribute the available budget
among the elements of the building, and a frame of reference from
which to develop the design and maintain cost control. It also
provides both a work breakdown structure (WBS) and a cost
breakdown structure (CBS), which, by codifying, can be used to
redistribute work in elements to construction work packages for
procurement purposes. Cost planning is a method of cost prediction.
Elemental method A budget-setting technique that considers the major elements of a

building and provides an order of cost estimate based on an
elemental breakdown of a building project. The elemental method
can also be used to develop an initial cost model as a prerequisite
to developing an elemental cost plan. The method involves the use
of element unit quantities (EUQ) and element unit rates (EUR). The
elemental method of estimating is a method of cost prediction.
Element unit quantity A unit of measurement that relates solely to the quantity of the
(EUQ) element or sub-element itself (e.g. the area of the external walls,
the area of windows and external doors, and the number of internal
doors).
Element unit rate The total cost of an element divided by the element unit quantity
(EUR) (EUQ). For example, the EUR for external walls is the total cost
of the external walls divided by the EUQ for external walls. EURs
include the cost of all materials, labour, plant, subcontractor’s
preliminaries, subcontractor’s design fees, and subcontractor’s
overheads and profit. EURs exclude main contractor’s preliminaries,
main contractor’s overheads and profit and other allowances, such
as project and design team fees, other development and project
costs, risk allowances and inflation. These items should be assessed
separately.
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Definitions
Enabling works Works executed ahead of the main building contract. Enabling works are
client and/or project team specified works, which might include a mixture
of facilitating works and new building works (e.g. site preparatory works,
such as major demolition, removal of contaminated materials, reptile
harm mitigation measures and soil stabilisation, together with new
sewers, new access roads, new drainage, new retaining walls and minor
new building works).
Estimate base date The date on which the cost limit (excluding inflation, i.e. the sum of
the works cost estimate, project and design team fees estimate, other
development and project costs estimate and risk allowance estimate) is
established as a basis for calculating inflation, changes or other related
variances.
Facilitating works All components measured and incorporated in group element 0. It

includes specialist works that normally need to be completed before
any building works can commence (e.g. major demolition works, soil
stabilisation works and/or temporary diversion of mains drainage).
Facilitating The sum of the cost targets for group element 0. It excludes the
works estimate building works estimate, as well as those relating to main contractor’s
preliminaries, main contractor’s overheads, profit and design team
fees estimate, other development and project costs estimate and risk
allowances.
Facilitating works The sum of the cost targets for group elements 0 to 8. It excludes
and building cost targets relating to main contractor’s preliminaries and main
works estimate contractor’s overheads, profit and design team fees estimate, other
development and project costs estimate and risk allowances.
Final project brief The initial project brief amended so that it is aligned with RIBA
Stage 2 (Concept Design) and any briefing decisions made during
RIBA Stage 2. Both the concept design and the final project brief are
information exchanges at the end of RIBA Stage 2.
Final specifications The specifications issued at RIBA Stage 4 (Technical Design).

These specifications can be descriptive or prescriptive.
Formal cost plan The elemental cost plan that is reported to the client on completion
of a specific RIBA Stage or OGC Gateway.
Formal cost The point at which the quantity surveyor/cost manager formally
plan stage submits an elemental cost plan to the client for consideration. The
formal cost plan stages are interlinked with the appropriate RIBA
Stages and OGC Gateways.
12
Definitions
Functional unit A unit of measurement used to represent the prime use of a building
or part of a building (e.g. per bed space, per house and per m2 of retail
area). It also includes all associated circulation space.
A rough budget-setting technique that consists of selecting a suitable
Functional unit
standard functional unit of use for the project and multiplying the
method
projected number of units by an appropriate cost per functional unit.
Gross external floor The total external floor area measured in accordance with IPMS 1
area (GEFA) – IPMS 1 (external) as per the applicable International Property Measurement
measurement Standards.
Gross internal
The total internal floor area measured in accordance with IPMS 2
floor area (GIFA)
(internal) as per the applicable International Property Measurement
or internal area – IPMS
Standards.
2 measurement
Group element The main headings used to describe the facets of an elemental cost
plan.
Initial project brief The brief following discussions with the client to ascertain the project
objectives, the client’s business case and, in certain circumstances, in
response to a site feasibility study.
Inflation Sustained increase in the general price level of resources (ISO 15686-
5), i.e. the opposite of deflation.
It is included as an allowance in the order of cost estimate or

cost plan for fluctuations in the basic prices of labour, plant and
equipment and materials. Refer to tender inflation and construction
inflation.
Information The formal issuing of information for review and sign-off by the client
requirements (or at key stages of the building project.
exchanges)
Main contractor (or The primary/principal contractor appointed by the client to

prime contractor) coordinate the construction/site production phase of a project,
which may involve more than one subcontractor. The term prime
contractor is often used to mean main contractor in central
civil government and the defence sector. The terms are used
synonymously, irrespective of the contract strategy used (e.g.
traditional, design and build, design and construct, design
and manage or management contracting).
Main contractor’s The main contractor’s costs associated with head office
overheads and profit administration proportioned to each building contract plus the main
contractor’s return on capital investment.
13
Definitions
Main contractor’s Items that cannot be allocated to a specific element, sub-element or
preliminaries component. (See group element 9.)
Note: main contractor’s preliminaries exclude costs associated with

subcontractor’s preliminaries, which should be included in the unit
rates applied to building works.
Manufacturing Information prepared for the manufacture of building systems and/or
information components during RIBA Stage 4 (Technical Design).
The total internal floor area available to the occupier measured in
Net internal area (NIA)
accordance with IPMS 3 as per the applicable International Property
– IPMS 3 measurement
Measurement Standards.
Normal working Normal working hours, typically 08:30 to 17:30 Monday to Friday
hours (excluding statutory holidays). Note that actual working hours may
vary and should be stated in the assumptions.
OGC Gateway Process A process that examines programmes and projects at key decision
(or other equivalent points in their life cycle. It looks ahead to provide assurance that the
Project Gateway client can progress to the next stage. Project reviews are carried out
Process) under OGC Gateway Reviews 1 to 5. The process is best practice in
UK central government, the health sector and the defence sector.
OGC Gateways (or Key decision points within the OGC Gateway Process.
other equivalent
Project Gateways)
Option cost An estimate of the cost of alternative design solutions to achieve

the project objectives, so that they can be compared and appraised.
Option costs will be incorporated into the overarching cost report.
Order of cost An estimate based on benchmark data for a similar type of project
estimate based on the client’s strategic definition or initial brief. Its purpose
is to establish affordability of a proposed development for a client.
It takes place prior to the preparation of a full set of working
drawings or bills of quantities and forms the initial build-up to the
cost planning process. Order of cost estimates are a method of cost
prediction.
Other project costs Costs that are not necessarily directly associated with the cost of
constructing the building, but form part of the total cost of the
building project to the client (e.g. land acquisition costs, fees for
letting agents, marketing costs and contributions associated with
planning permission).
Outline specification Sufficient information to enable the client to understand what is

proposed for each building system and/or component.
14
Definitions
Prescriptive Complete, instructive information used to manufacture and construct
information building systems and components, produced by the design team or
the construction team.
Price stability The boundary between inflation and deflation.
Prime cost sum A sum of money included in a unit rate to be expended on materials
(PC sum) or goods from suppliers (e.g. supply-only ceramic wall tiles at £50/
m2, supply-only door furniture at £120/door or supply-only facing
bricks at £480/1,000). It is a supply-only rate for materials or goods
where the precise quality of those materials and goods is unknown.
PC sums exclude all costs associated with fixing or installation, all
ancillary and sundry materials, and goods required for the fixing or
installation of the materials or goods, subcontractor’s design fees,
subcontractor’s preliminaries, subcontractor’s overheads and profit,
main contractor’s design fees, main contractor’s preliminaries and
main contractor’s overheads and profit.
Project A single, or a series of, construction intervention(s) with a single

purpose or common purposes to create a single asset or a series of
assets commissioned by a client, or group of clients, with a defined
start and end dates. A project may comprise several sub-projects.
Project and design Consultants’ fees for services related to pre-construction,

team fee(s) construction and post-construction, other consultants’ fees, fees
and charges for intrusive site investigations, specialist support
consultants’ fees and main contractor’s fees for the provision of pre-
construction services. See group element 11 for an indicative list of
project and design team fees.
Project and design The total estimated cost of all project and design team fees at the
team fees estimate estimate base date (i.e. excluding tender inflation and construction
inflation).
Project brief A record used to identify and agree where aspects of the design do
derogations not need to comply with the project brief.
Project information Information, including models, documents, specifications, schedules

and spreadsheets, issued between parties during each RIBA Stage
and in formal information exchanges at the end of each RIBA Stage.
Project outcomes The client’s desired outcomes for the project.
Project programme The overall period for briefing, design, manufacturing, construction
and post-completion activities on a building project.
15
Definitions
Project strategies Strategies to support the design process, which generally developed in
parallel with RIBA Stages 2 (Concept Design) and 3 (Spatial Coordination)
– in outline and in detail, respectively. Typically include:
∫ conservation strategy
∫ cost strategy
∫ fire safety strategy
∫ health and safety strategy
∫ inclusive design strategy
∫ maintenance and operation strategy
∫ planning strategy
∫ plan for use strategy
∫ procurement strategy and
∫ sustainability strategy.
Project team Client/employer, project manager, quantity surveyor/cost manager,

design team and all other consultants responsible for the delivery of
the building project on time, on cost and to the required performance
criteria (design and quality). The project team includes the main
contractor one has been engaged by the client to provide pre-
construction services.
Quality aspirations The objectives that set out the quality aspects of a project. Could be
defined by reference to a set of inherent characteristics of an object
that fulfils requirements (EN ISO 9000-9001-9002).
Residual risk (or The risks retained by the client. Could also be defined by reference to
retained risk) the effect of uncertainty on objectives (ISO 31000). An uncertain event
or condition that, should it occur, will have an impact on project
objectives or business goals.
Responsibility matrix A matrix determining who is responsible for the different tasks to be
undertaken at each RIBA Stage.
RIBA Plan of Work Refers to RIBA Plan of Work, a framework setting out the stages of a
building project. It consists of eight Stages. The RIBA Plan of Work
specifies the tasks to be undertaken by the project team at each Stage.
RIBA Stage The Stage the project is at. The RIBA Plan of Work consists of eight Stages
identified by the numbers 0 to 7. Tendering and the awarding of works
contracts are treated as a variable task, as they depend on the selected
procurement route and can occur at any time between Stages.
16
Definitions
Risk A probability or threat of liability, loss or any other negative occurrence

that is caused by external vulnerabilities, errors, or oversights and that
may be avoided by pre-emptive action.
Risk allowance A quantitative allowance set aside as a precaution against risks

and future requirements to allow for uncertainty of outcome. See
residual risk.
Risk register A schedule of identified risks.

(or risk log)
Risk value An estimate of the cost of an individual risk.
Site area (SA) The total area of the site within the site title boundaries (or the total
area within the site title boundaries defined by the client as the site
for the building), measured on a horizontal plane.
Site information Specific project information in the form of surveys or reports relating
to the site/context for a project, including site surveys.
Spatial requirements A schedule of rooms and/or spaces that will achieve the client
requirements.
Spatially coordinated Design in which the client’s spatial requirements and spaces required
for any building systems and/or components – such as structural
and building services engineering aspects, including grids, risers and
plant rooms – have been determined and fixed to allow RIBA Stage 4
(Technical Design) to progress without further iteration.
Strategic engineering Engineering information that is crucial to the development of the

architectural concept, including plant room and/or riser information,
or required to develop the cost plan for the consideration of project
risks and risk allowances.
Subcontractor A contractor who undertakes specific work within the building

project. They are known as specialist-, works-, trade-, work package-
and labour-only subcontractors.
Subcontractor’s Preliminaries that relate specifically to building works to be carried out

preliminaries by a subcontractor. Costs associated with subcontractor’s preliminaries
should be included in the unit rates applied to sub-elements and
individual components.
17
Definitions
Sub-element A part of an element. As with elements, a separate cost target can

be established for each sub-element (e.g. the sub-elements that
comprise element 2.1 Frame are: 2.1.1 Steel frames; 2.1.2 Space
frames/decks; 2.1.3 Concrete casings for steel frames; 2.1.4 Concrete
frames; 2.1.5 Timber frames; and 2.1.6 Specialist frames).
Note the use of the term ‘cost sub-group’ in the context of ICMS.
Taxes and levies Mandatory costs taxed or levied in connection with any phase of
the project by national government, municipalities or government
agencies, whether paid by the client, the contractor or the operator.
Temporary works Non-permanent work or activity that is necessary for the completion
of permanent construction work.
Tender inflation An allowance included in the order of cost estimate or cost plan for
fluctuations in the basic prices of labour, plant and equipment, and
materials during the period from the estimate base date to the date
of tender return. See also construction inflation.
Total development The cost limit (including inflation, i.e. the total of the works cost
cost estimate, the project and design team fees estimate, other development
and project costs estimates, tender inflation and construction inflation)
for the building project.
Unit rate(s) The monetary rate applied to an element, sub-element or

component per unit of measurement (e.g. cost per m, cost per m2
and cost per m3). The term also includes costs/m2 of GIFA and cost
per functional unit (or functional unit cost).
Works cost estimate The combined total estimated cost of the building works estimate,
main contractor’s preliminaries, and main contractor’s overheads
and profit, prepared using prices current at the time the estimate
is prepared (or updated). The works cost estimate contains no
allowance for project and design team fees, other development
and project costs, risk allowances, tender inflation or construction
inflation.
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1 General
1.1 Introduction
This section places order of cost estimating and cost planning in context with the RIBA Plan of
Work and the OGC Gateway Process.
1.2 Measurement in context with the RIBA Plan of Work and

OGC Gateway Process
The RIBA Plan of Work is a UK construction industry recognised framework that organises the
process of managing and designing building projects and administering building contracts into
several key Stages. The RIBA Plan of Work organises the designing, constructing, maintaining,
operating and use of buildings and built assets into eight Stages. However, the Plan is procurement
neutral, as it recognises that the appointment of contractors can occur before or during any of the
design Stages.
In addition to the RIBA Plan of Work, the RIBA has introduced a Digital Plan of Work (DPoW) for use
with projects where building information modelling (BIM) processes are to be used. All DPoW
Stages correspond with the RIBA Plan of Work Stages, as highlighted in Table 1.1.
An alternative to the RIBA Plan of Work is the OGC Gateway Process, which some UK government
departments and other public sector organisations have adopted as best practice for managing
and designing building projects. The process examines programmes and projects at key decision
points in their life cycle. It looks ahead to provide assurance that the client can progress to
the next stage. Project reviews are carried out under OGC Gateway Reviews 1 to 5. Typically, a
project will undergo three reviews before commitment to invest, and two more looking at service
implementation and confirmation of the operational benefits. Both the RIBA Plan of Work and OGC
Gateway Process are recognised frameworks for managing and designing building projects in the
UK.
Cost estimates and cost plans will need to be prepared by the quantity surveyor/cost manager
at various Stages of the RIBA Plan of Work or at various Gateways in the OGC Gateway Process,
whichever management process is applicable. To address this requirement, RICS has developed
a series of formal cost estimating and elemental cost planning stages, shown in Table 1.1 in the
context of the RIBA Stages, the RIBA DPoW and the OGC Gateways and information stages.
Although Table 1.1 only considers certain well-known design and management processes,
any other processes (i.e. in-house or country-specific) can be easily aligned with the RICS
formal cost estimating and cost planning stages, and the RICS information stages.
19
RIBA project Stages RICS formal cost RICS OGC Gateways

Plan of Work 2020 Digital Plan estimating and cost information
of Work planning stages stages (RICS
(DPoW) Cost prediction
PS)
0 Strategic Strategy Rough order of cost Level 1 Estimate 1 Business
Definition estimate Justification
1 Preparation Brief Order of cost estimate(s) Level 2 Estimate 2 Delivery

and Briefing (option costs) Strategy
3A Design Brief
Elemental cost estimate
and Concept
Approval1
2 Concept Definition Formal cost plan 1 Level 3 Estimate
Design
3 Spatial Formal cost plan 22 Level 4 Estimate 3B Detailed
Coordination Design
4 Technical Design Formal cost plan 32 Level 5 Estimate Approval1
Design 3C Investment
Contractor Contractor Pre-tender estimate3 Level 5 Decision1
Engagement Engagement Estimate(s)
Pricing documents3 (for
obtaining tender prices)
Post-tender estimate4
5 Manufacturing Build and
and Commission
Construction
6 Handover Handover Formal cost plan 4 5 Level 6 Estimate 4 Readiness
and (renew/maintain) for Service
Closeout
(measured in accordance
7 Use Operation with NRM 3) 5 Operations
Review and
Benefits
Realisation
End of Life
Table 1.1: Relationship between RICS formal cost estimating and cost planning stages
and the RIBA Stages, DPoW Stages, OGC Gateways and RICS information stages
20
Notes on Table 1.1:
1 A prerequisite of OGC Gateway Review 3C (Investment Decision) is that the design brief,
concept design and detailed design have been approved and signed off by the client. To
compare the OGC Gateway Process with the RIBA Stages, these two decision points are
referred to as OGC Gateway 3A (Design Brief and Concept Approval) and OGC Gateway
3B (Detailed Design Approval), with OGC Gateway 3C representing the final OGC Gateway
Review 3 (Investment Decision).
2 The requirement to prepare formal cost plans 2 and 3 depends on the RIBA Stage at which
tenders are sought. For example, if tenders are sought after the completion of Stage 3
(Spatial Coordination), it is unlikely that formal cost plan 3 will be required.
3 Pre-tender estimates and pricing documents are prepared at the commencement of

contractor engagement, which can occur after Stage 2 (Concept Design), Stage 3 (Spatial
Coordination), or Stage 4 (Technical Design), i.e. following completion of the Stage after which
tenders are sought.
4 Post-tender estimates are prepared during contractor engagement and included in the
report on tenders.
5 Cost plans addressing the life cycle renewal and maintenance costs of built assets can also
be prepared in conjunction with cost plans dealing with capital costs (i.e. formal cost plans
1, 2 and 3). Both cost plans can then be used to inform the whole life costs of a built asset
at each Stage, thereby enabling informed decisions to be made by clients during design
development.
1.3 Purpose
NRM 1 provides guidance on the quantification of building works for preparing cost estimates
and cost plans. Direction on how to quantify other items that form part of the cost of a building
project, but which are not reflected in the measurable building work items (i.e. preliminaries,
overheads and profit, project and design team fees, risk allowances, inflation, and other
development and project costs) is also provided.
NRM 1 is the cornerstone of good cost management for construction projects, enabling more
effective and accurate cost advice to be given to clients and other project team members, as
well as facilitating better cost control. It provides a standard set of measurement rules that are
understandable by all those involved in a construction project, including the client, thereby
aiding communication between the project team, the design team and the client.
NRM 1 provides rules of measurement for the preparation of order of cost estimates and
elemental cost plans. Direction on how to describe and deal with costs and allowances that form
part of the cost of a building, but which are not reflected in the measurable building work items,
is also provided.
21
Although written primarily for the preparation of order of cost estimates and cost plans, NRM
1 will be invaluable when preparing approximate estimates. In addition, NRM 1 can be used as
a basis for capturing historical cost data in the form required for order of cost estimates and
elemental cost plans, thereby completing the cost management cycle.
NRM 1 does not explain estimating methods, cost planning techniques, procurement methods
or contract strategies; advice on these can be obtained in other RICS publications and other
external publications.
Where an order of cost report or a cost plan report has been prepared in accordance with NRM
1, this should be stated in the report.
1.4 Use
NRM 1 deals with measurement for the preparation of:
• order of cost estimates, including ‘rough’ order of cost estimates

• elemental cost models
• cost plans
• cost analyses and
• benchmark analyses.
Users of this document are advised to adopt metric units as the standard system of
measurement. Where the client requires reference to imperial units, these may be provided as
supplementary information (e.g. in parentheses).
Although BS 8888:2020 Technical product documentation and specification recommends the

inclusion of a comma rather than a point as a decimal marker, and a space instead of a comma
as a thousands separator, the traditional UK convention has been adopted in these rules (i.e. a
point as a decimal marker and a comma as a thousands separator). Users should take care to
ensure that this does not conflict with client requirements.
1.5 Effective date

This document is effective from 1 December 2021.
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2 Measurement rules for order

of cost estimating
2.1 Introduction
This section describes the purpose and content of an order of cost estimate, situates order of
cost estimates in the context of the RIBA Plan of Work and OGC Gateway Process, and sets out
the rules of measurement for the preparation of order of cost estimates using the following
estimating methods:
• floor area method

• functional unit method (e.g. per bed space, per house type or per m2 of retail area) and
• elemental method (i.e. individual elements).
The content and application of unit rates (i.e. cost/m2 of GIFA, functional unit rates and element
unit rates (EURs)) to measured quantities, in order to generate the base cost of the building
works, are also described, together with the methods of dealing with cost allowances for:
• main contractor’s preliminaries

• main contractor’s overheads and profit
• project and design team fees
• other project costs
• risk allowances
• inflation and
• VAT.
In addition, the basic information requirements (supplied by the client and other project team
members) needed by the quantity surveyor/cost manager to complete order of cost estimates
are outlined. The essential content of the quantity surveyor’s/cost manager’s order of cost
estimate report to the client is also described.
The rules of measurement for the element unit quantities (EUQs) used for the elemental method
of estimating can also be used as a basis for measuring EUQs for the cost analysis of building
projects.
23
2.2 Purpose of an order of cost estimate

Order of cost estimates are produced as an intrinsic part of RIBA Stages 0 and 1, or OGC
Gateways 1 and 2. The requirements of RIBA Stages 0 and 1, as described in the RIBA Plan of
Work, are described 5in more detail here.
2.2.1 RIBA Stage 0: Strategic Definition

Outcome: The best means of achieving the client requirements.
The primary goal of Stage 0 is strategic – to ratify that a construction project, or otherwise, is the
best means of achieving the client requirements. Stage 0 focuses on making the right strategic
decisions and capturing them in a business case and developing the strategic brief before the
initial project brief is developed. The Stage involves considering the pros and cons, project risks
and project budget for a range of options and, where necessary, carrying out site surveys and
corresponding planning appraisals, before undertaking a comparative analysis, recommending
and ratifying the best option for delivering the client requirements.
Stage 0 may require a review of several sites or alternative options, such as extension,
refurbishment or new build. By asking the right questions, the consultants, in collaboration with
the client, can properly define the scope for a project and the preparation and briefing process
can begin.
OGC Gateway 1 is comparable to RIBA Stage 0.
Task: The quantity surveyor/cost manager is to prepare a rough order of cost estimate of one
or more option, which captures a very high-level calculation of the construction costs to meet
the client requirements including high-level spatial requirements, taking into consideration
any project risks. The estimated construction cost will be stated in terms of estimated cost per
square metre of gross internal floor area (cost/m2 of GIFA) or by reference to the estimated cost
of a functional type (e.g. school place, bed space, etc.) (cost per functional unit), taking account of
feedback from previous similar construction projects.
The estimated construction costs will be used to inform the initial project budget, which forms
part of the business case, with the addition of professional fees and land acquisition costs.
2.2.2 RIBA Stage 1: Preparation and Briefing

Outcome: Initial project brief approved by the client and confirmed that it can be accommodated on
the site.
The client requirements for the project are considered in more detail, in connection with a
specific site or sites.
The initial project brief will contain guidance on the project outcomes, sustainability outcomes
and quality aspirations. These will influence how the client, design and construction teams are
assembled to form the project team as part of the procurement strategy, defining each party’s
roles and responsibilities within the responsibility matrix as well as the methods of information
exchange. It may also dictate the core milestones in the project programme.
Stage 1 is about developing the information that the design team will need to commence the
design process at RIBA Stage 2 (Concept Design).
24
The preparation of the initial project brief is the most important task undertaken during Stage 1.
The time required to prepare it will depend on the complexity of the project.
The importance of properly establishing the project team cannot be underestimated, given the
increasing use of technology that enables remote communication and project development
using BIM. For Stage 2 to commence in earnest, it is essential that the project team is properly
assembled.
OGC Gateway 2 is comparable to RIBA Stage 1.
Tasks: The quantity surveyor/cost manager is to:
1 Prepare order of cost estimates to test the feasibility of achieving the emerging project brief
including quality aspirations and project strategies when carrying out feasibility studies (also
referred to as option studies), taking into consideration any project risks associated with each
option.
2 Break down the cost of elements to highlight any areas that might cause significant cost-
related project risks (e.g. foundation type) and consider the risk profile of potential market
changes and effects of inflation. Refer to section 2.7.
3 Agree the cost limit.
The purpose of an order of cost estimate is to establish whether the proposed building project is
affordable and, if so, to establish a realistic cost limit for the building project. The cost limit is the
maximum expenditure that the client is prepared to make in relation to the completed project
(i.e. authorised budget), which will be managed by the project team.
2.3 Information requirements for order of cost estimates

To enable preparation of an order of cost estimate, the following information is required:
From client:
• Location of the site and the availability of the site for commencement of the building project.
• A statement of building use.
• Spatial requirements – a statement of floor area (or number of functional units) and schedule
of accommodation – in conjunction with the architect.
• Requirements for refurbishment (if the project comprises rehabilitation of an existing
building) – in conjunction with the architect. Details of the new use and any outstanding
maintenance or repairs necessary to give the building fabric the required life expectancy are
required.
• Quality aspirations – in conjunction with the architect.
• Sustainability aspirations – in conjunction with the architect.
• Fit-out requirements – in conjunction with the architect.
• Details of any enabling works, decanting or other specific requirements.
• Indicative programme, including key dates (e.g. planning application and occupation dates).
25
• Details of any restraints – imposed by the client, planning authorities, conservation areas or
statutory undertakers, for example – in conjunction with the architect (e.g. work in a secure
area, limitations on building position, work in a conservation area, work to a historic or listed
building, external appearance and number of storeys).
• Site information – in conjunction with the architect (e.g. sloping site, likelihood of
contaminated ground, demolition of existing buildings, adequacy and condition of existing
mains services).
• Fire safety requirements – in conjunction with the architect.
• Health and safety site information (e.g. asbestos) – in conjunction with the architect.
• Budget/cash flow constraints.
• Initial views (if any) on construction procurement options and contract strategies.
• Target life span (e.g. 10-year, 25-year or 60-year).
• An indication of the proposed storey heights of the building – in conjunction with the
architect.
• The introduction of raised access floors for IT cabling or deep suspended ceiling voids for
mechanical and electrical service installations could significantly increase storey height, thus
increasing estimated costs. Where such a requirement is known, it is recommended this is
stated.
• Requirements in respect of mechanical and electrical service installations – in conjunction
with the architect (and mechanical and electrical services engineer if appointed).
• Requirements in respect of:
– treatment of project and design team fees
– approach to other development and project costs
– treatment of inflation and
– treatment of VAT.
• Other considerations (e.g. approach to dealing with capital allowances, land remediation and
grants).
From architect:
• Design study sketches or drawings for each alternative design/development option, to a

suitable scale, comprising:
– floor plans (for each different floor plate configuration/shape and use)
– roof plan(s)
– elevations and
– sections.
• Schedule of GEFA, GIFA and NIA, i.e. (in the case of NIA) usable area for shops, supermarkets
and offices, on a floor-by-floor basis and site area.
• Minimum storey heights.
• Schedule of accommodation – in conjunction with the client.
26
• Number of car parking spaces and whether above ground or below ground.
• Indicative specification and design intent for building option(s).
• Indicative environmental/sustainability strategy – in conjunction with the mechanical and
electrical services engineer.
• Advice on likely site constraints.
• Advice on likely planning constraints.
• Definition of ‘fit-out’ works.
• Initial risk register.
From mechanical and electrical services engineer (if appointed):
• Specification of indicative services and design intent for building option(s).

• Indicative environmental/sustainability strategy – in conjunction with the architect.
• Advice on availability and/or adequacy of utility service connections to the site.
From structural engineer (if appointed):
• Advice on probable ground conditions.

• Specification of indicative services and design intent for building option(s).
The accuracy of an order of cost estimate will depend on the quality of the information supplied
to the quantity surveyor/cost manager. The more information provided, the more reliable the
outcome will be. Where little or no information is provided, the quantity surveyor/cost manager
will need to qualify the order of cost estimate accordingly.
27
2.4 Constituents of an order of cost estimate

The key constituents of an order of cost estimate are shown in Table 2.1.
# Constituent Cross reference

1 Facilitating works estimate See section 2.5
2 Building works estimate See section 2.6
3 Main contractor’s preliminaries estimate See section 2.11
4 Subtotal = 1 + 2 + 3
5 Main contractor’s overheads and profit estimate See section 2.12
6 Works cost estimate = 4 + 5
7 Project and design team fees estimate = 7a + 7b + 7c, where: See section 2.13
• 7a = consultant’s fees
• 7b = main contractor’s pre-construction fee estimate (if
applicable) and
• 7c = main contractor’s design fees estimate (if applicable.
8 Subtotal = 6 + 7
9 Other project costs estimate See section 2.14
10 Base cost estimate = 8 + 9
11 Risk allowances estimate = 11a + 11b + 11c + 11d, where: See section 2.15
• 11a = design development risks estimate

• 11b = construction risks estimate
• 11c = employer change risks estimate and
• 11d = employer other risks estimate.
12 Cost limit (excluding inflation) = 10 + 11
13 Tender inflation estimate See section 2.16
14 Cost limit (excluding construction inflation) = 12 + 13
15 Construction inflation estimate See section 2.16
16 Cost limit (including inflation) = 14 + 15
17 VAT assessment See section 2.17
Table 2.1: Key constituents of an order of cost estimate
The base cost estimate (item 10 in Table 2.1) is the total of the facilitating works estimate (item
1), building works estimate (item 2), main contractor’s preliminaries estimate (item 3), main
contractor’s overheads and profit estimate (item 5), project and design team fees estimate (item
7), and the other development and project costs estimate (item 9). The base cost estimate is to
contain no allowances for risk or inflation.
Allowances for risk and inflation should be calculated separately and added to the base cost
estimate to determine the cost limit for the building project.
Reference should also be made to the classification of high-level costs as contained in ICMS.
28
2.5 Measurement rules for facilitating works

‘Facilitating works’ is a term used to describe specialist works that normally need to be
completed before any building works can commence (e.g. demolition works, works involving the
removal of hazardous and deleterious materials, and soil stabilisation). The terms ‘facilitating
works’ and ‘enabling works’ cannot be confused. Enabling works is a term commonly used to
define a package of works, which often includes facilitating works, temporary works and new
permanent works (e.g. a combination of major demolition works, intrusive site investigations, a
new access road and the provision of mains services by statutory undertakings).
Quantities for facilitating works should be based on either the site area, the area affected (in m2),
cubic metres (m3), linear metres (m), time (weeks), enumerated (nr) or itemised (item) as deemed
appropriate. Where the quantity is based on the site area, this is the total area of the site within the
site title boundaries (or the total area within the site title boundaries defined by the client as the site
for the building or buildings), less the footprint of any existing buildings, measured on a horizontal
plane.
2.6 Measurement rules for building works

Quantities for building works should be determined by measuring the total GIFA of the
building(s) (using the floor area method) or by projecting the number of functional units (using
the functional unit method). In certain circumstances, a combination of both floor area methods
and functional unit methods may need to be employed.
Where the external works are to be measured separately, the site area is to be measured. The
site area is the total area of the site within the site title boundaries (or the total area within the
site title boundaries defined by the client as the site for the building or buildings), excluding the
footprint of the new building(s), measured on a horizontal plane.
2.6.1 Floor area method

The total GIFA of the building or buildings is measured and multiplied by an appropriate cost/m2
of GIFA. The equation for calculating the total estimated cost of building works is:
c=axb
where:
• a = GIFA
• b = cost/m2 of GIFA for building works
• c = building works estimate
Where measurement is for more than one building, the measurement for each building is to be
shown separately.
Where a single building comprises more than one user function (e.g. residential, retail and
offices), the GIFA of each function is to be calculated and quantified separately. The sum total of
the GIFA for each separate function is to be equal to the GIFA for the whole building. To establish
the GIFA of each separate building function, the centre line of the party wall is used to delineate
the functions.
29
2.6.2 Functional unit method

Functional units are a unit of measurement used to represent the prime use of a building or
part of a building. It is essential that the functional unit is clearly identified when measurements
are expressed in this way. A list of commonly used functional units and functional units of
measurement for buildings is provided in Appendix A.
A suitable functional unit for the building is to be selected. The total number of functional
units is determined and multiplied by an appropriate cost per functional unit. The equation for
calculating the total estimated cost of building works is:
c=axb
where:
• a = number of functional units

• b = cost per functional unit
• c = building works estimate
Where measurement for the functional unit is to be expressed as retail area, the retail area
of the shop is to be measured in accordance with the ‘Special Use Definition: Shops’ in RICS
Property measurement (2nd edition), RICS professional statement.
2.7 Elemental method

The elemental method is an alternative approach for calculating the building works estimate.
The elemental method considers the major elements of a building and provides an order of
cost estimate based on an elemental breakdown of the building project. Ordinarily, the group
elements and elements used in the elemental method are the same as those used in the
elemental cost planning process (see Parts 3 and 4 of these rules). However, the choice and
number of elements used to break down the cost of building works will be dependent on the
information available. See Appendix B for a detailed list of all the group elements and elements
used for elemental cost planning. The method of measuring and the unit of measurement for
each of the elements is set out in Table 2.2.
If suitable information is available, the EUQ for an element is measured in accordance with
the rules, and priced with a suitable EUR to ascertain the cost target for an element. Where
insufficient information is available for an element, the EUQ for the element is based on the
GIFA. The equation for calculating the cost target for an element is therefore:
c=axb
where:
• a = EUQ
• b = EUR
• c = cost target (for element)
The building works estimate is ascertained by adding together the cost target for each element.
The equation for calculating the building works estimate using the elemental method is:
b = ∑ (a1 + a2 + a3 + a 4 + a5 + a6 + a7 + a8 + a9)
30
where:
• a1, a2, a3, etc. = cost target for each element

• b = building works estimate
Where a building project comprises more than one building, the measurement for each building
is to be shown separately.
The elemental method can also be used to generate an initial cost model (or an outline elemental
cost plan) at the commencement of RIBA Stage 2 or OGC Gateway 3A, whichever is applicable.
This elemental breakdown provides a frame of reference from which formal cost plan 1 can be
developed (see Part 3 of these rules). The initial EUQs and EURs will eventually be superseded
by more detailed measurement of elements, sub-elements, components and unit rates once
suitable design information has been prepared and the elemental cost plan evolves.
The measurement rules for the elemental method of estimating in Table 2.2 can also be used as
a basis for measuring EUQs for cost analyses and benchmark analyses of building projects. The
content of each group and element is defined in Part 4.
2.8 Measurement rules for elemental method of estimating

Table 2.2 comprises the rules of measurement for EUQs, which can be used to develop an order
of cost estimate using the elemental method of estimating. The table comprises the rules of
measurement for building works (i.e. for group elements 0 to 8).
The definition of each group element and element used in the elemental method of cost
estimating are the same as those defined for elemental cost plans in Part 4.
If suitable information is available, EUQs are measured for a group element or element in
accordance with the rules and priced with suitable EURs to ascertain the cost target for an
element. Where insufficient information is available for an element, the EUQ for that element is
to be the GIFA.
The measurement rules for the elemental method of estimating in Table 2.2 can also be used as a
basis for measuring EUQs to perform cost analyses and benchmark analyses of tendered building
projects.
31
Group Element Unit Measurement rules Notes

element
0 Facilitating 0.1 Toxic/ m2 The area measured is the site area Costs to be shown
works hazardous/ (i.e. the total area of the site). separately for each
contaminated type of toxic/hazardous
material material to be removed.
treatment
0.2 Major 1 The area measured is the GIFA of Costs to be shown
demolition works the building(s) demolished. separately for each
building demolished.
2 The area measured is measured
in accordance with the rules of
measurement for ascertaining GIFA.
0.3 Temporary The area measured is the area of wall Costs to be shown
support for to be supported. separately for each
adjacent structure to be
structures supported.
0.4 Specialist The area measured is the site area Costs to be shown
groundworks (i.e. the total area of the site). separately for each
0.5 Temporary element.
diversion works
0.6 Extraordinary
site investigation
works
1 Sub- 1.1 Substructure m2 1 The area measured is the area
structure of the lowest floor measured to
the internal face of the external
perimeter walls.
2 The area of the lowest floor

should be measured in accordance
with the rules of measurement for
ascertaining the GIFA.
3 Area of basements to be shown

separately.
4 The area of basements shall

be measured in accordance with
the rules of measurement for
32

element
2 Super- 2.1 Frame m2 1 The area measured is the area of Buildings with open
structure the floors related to the frame. ground floors, etc.
exclude the area of the
2 The area of the frame shall be
open ground floor (i.e.
measured in accordance with
for a completely framed
building this would
equate to the GIFA).
2.2 Upper floors 1 The area measured is the total area Where balconies are
of upper floors. included, the sum of
the upper floors and
2 The area of the upper floors
lowest floor will
should be measured in accordance
exceed the GIFA.
with the rules of measurement for
3 Sloping surfaces such as galleries,

tiered terraces, etc. should be
measured flat on plan.
4 Areas for balconies, galleries, tiered

terraces, service floors, walkways,
internal bridges, external links and
roofs to internal buildings shall be
shown separately.
2.3 Roof m2 The area measured is the area of the
roof on plan measured to the inside
face of the external walls.
2.4 Stairs and nr 1 Enumerate, giving total number
ramps of storey flights, i.e. the number of
staircases or ramps multiplied by the
number of floors served (excluding
the lowest floor served
in each case).
2 The total vertical rise of each

staircase or ramp is to be stated,
measured from top of structural
floor level to top of structural
floor level.
33

element
2 Super- 2.5 External walls m2 The area measured is the area of 1 It is unlikely that the
structure the external wall, measured on the thickness of external
internal perimeter (i.e. the internal wall construction will be
face) of the external wall, less the known at RIBA Stages 0
area of windows. and 1 or OGC Gateways 1
and 2.
2 Costs to be shown
separately for each type
of external wall system.
3 Sub-element includes
costs in connection with
forming openings for
windows and external
doors.
2.6 Windows and The area measured is the area Costs in connection with
external doors of windows and external doors forming openings for
measured over frames. windows and external
doors to be included in
sub-element 2.5.
2.7 Internal walls The area measured is the area Costs to be shown
and partitions of internal walls and partitions – separately for each
measured on the centre line. type of internal wall or
partition.
2.8 Internal doors nr Enumerate, giving total number Irrespective of door type.
of internal doors.
3 Internal 3.1 Wall finishes m2 The area measured is the total area
finishes of wall finishes (i.e. the area of wall to
which finishes are applied).
3.2 Floor finishes The area measured is the total area
of floor finishes (i.e. the area of floor
to which finishes are applied).
3.3 Ceiling finishes The area measured is the total area
of ceiling finishes (i.e. the area of
ceiling to which finishes are applied).
4 Fittings, 4.1 Fittings, m2 1 The area measured is the GIFA.
furnishings furnishings
and and equipment
equipment
measurement for ascertaining
the GIFA.
34

element
5 Services 5.1 Sanitary nr 1 Enumerate, giving total number
installations of appliances.
2 The total number of appliances

enumerated is the total number
of items of:
a domestic sanitary appliances
b specialist sanitary appliances
c bathroom pods
d toilet pods
e shower room pods.

5.2 Services 1 Enumerate, giving total number
equipment of items.
2 The total number of items

enumerated is the total number
of items of:
a commercial catering equipment
b sinks supplied as an integral

part of catering equipment
c food storage equipment
d specialist equipment.
5.3 Disposal 1 Enumerate, giving total number 1 Do not separately
installations of aboveground waste installations enumerate ancillary
to sanitary appliances and service fittings/items. Costs of
equipment, and entry chutes to ancillary fittings/items
refuse disposal installations. to be included in unit cost
for item.
2 The total number of items
enumerated is the total number 2 Costs and
of items listed below: measurements to be
shown separately for:
a waste points for sanitary
appliances a drainage for
sanitary appliances
b waste points for service
equipment b drainage for services
equipment (e.g. sinks)
c waste points for laboratory
and industrial liquid waste
35

element
5 Services 5.3 Disposal nr d entry points for rubbish chutes c drainage for
installations laboratory and
e entry points for chemical and
(continued) industrial liquid
industrial waste appliances.
waste
d refuse disposal
installations
e chemical and
industrial refuse
disposal installations.
5.4 Water 1 Enumerate, giving total number Costs to be shown
installations of draw-off points. separately for each:
2 The total number of draw-off a mains supply draw-

points enumerated is the total off point
number of items of:
b cold water
a mains supply draw-off points draw-off point
b cold water draw-off points c hot water

draw-off point
c hot water draw-off points
d steam and
d steam and condensate
condensate
draw-off points.
draw-off point.
5.5 Heat source kW State total number of kilowatts. 1 Costs to be shown
separately for each heat
source.
2 State number and type

of each heat source.
3 Rating in kilowatts
to be stated for each heat
source.
5.6 Space m2 1 The area measured is the area Costs to be separately
heating and air serviced by the system. shown for each type
conditioning of system.
2 The area serviced is measured
systems
5.7 Ventilation measurement for ascertaining
systems the GIFA.
5.8 Electrical
3 Where more than one system is
installations
employed, the area measured for
5.9 Fuel each system is the area serviced
installations by the system.
36

element
5 Services 5.10 Lift and nr Enumerate, giving total number of Costs to be shown
conveyor lift and conveyor installations. separately for each type
installations of lift and/or conveyor
installation:
a lifts (passenger,
goods, firefighting,
etc.); also state
number of levels
served
b enclosed hoists;
also state number
of levels served
c escalators; also
state number of
levels served (nr),
rise (m) and length
of travel (m)
d moving pavements;
also state length of
travel (m)
e powered stairlifts
f conveyors (passenger
or goods); also state
length of travel (m)
g dock levellers and

scissor lifts; also
state total rise (m)
and designed load
(kN)
h cranes, unenclosed
cranes and
unenclosed hoists;
also state total rise
(m) and designed
load (kN)
i car lifts; also state

number of levels
served
37

element
5 Services 5.10 Lift and nr Enumerate, giving total number of j car stacking systems;
conveyor lift and conveyor installations. also state capacity
installations
k car/lorry turntables
(continued)
and the like
l document handling
systems
m other lift and

conveyor
installations.
5.11 Fire and m2 1 The area measured is the area Costs to be separately
lightning serviced by the system. shown for each type
protection of system.
2 The area serviced is measured
5.12 in accordance with the rules of
Communication, measurement for ascertaining
security and the GIFA.
control systems
3 Where more than one system is
5.13 Specialist employed, the area measured for
installations each system is the area serviced by
the system. Areas to be measured
using the rules of measurement
for ascertaining the GIFA.
5.14 Builder’s 1 The area measured is the GIFA.
work in
connection with
services
the GIFA.
6 Pre- 6.1 Prefabricated m2 1 The area measured is the GIFA Costs to be separately
fabricated buildings and of the complete buildings or shown for each:
buildings building units prefabricated room units.
a complete
and building
2 The area measured is measured prefabricated
units
in accordance with the rules of building
the GIFA. b type of prefabricated
room unit (stating
number of units).
38

element
7 Work to 7.1 Minor m2 1 The area measured is the GIFA of Costs to be shown
existing demolition and the building(s) demolished or altered. separately for each
buildings alteration works building demolished or
7.2 Repairs to altered.
existing services measurement for ascertaining GIFA.
7.3 Damp-proof m2 1 The area measured is the GIFA Costs to be shown
courses/fungus of the room(s) treated. separately for each
and beetle building demolished or
2 The area of the rooms treated
eradication altered.
is measured in accordance with
7.4 Facade The area measured is the area of
retention facade to be retained.
7.5 Cleaning The area measured is the surface Costs to be shown
existing surfaces area of the surface to be cleaned. No separately for each type
deduction for voids. of surface.
7.6 Renovation The area measured is the area to Costs to be shown
works be renovated. separately for each type
of surface renovated.
8 External 8.1 Site m2 The area measured is the site area, Costs to be shown
works preparation works less the footprint of the building separately for each
8.2 Roads, paths, (or buildings) measured on the element.
pavings and horizontal plane.
surfacings
8.3 Soft
landscapes,
planting and
irrigation systems
8.4 Fencing,
railings and walls
8.5 External
fixtures
8.6 External
drainage
8.7 External
services
8.8 Minor building 1 The area measured is the GIFA
works and of the building(s).
ancillary buildings
the GIFA.
39

element
9 Main % The cost of main contractor’s
contractor’s preliminaries as a percentage
pre- of the total cost of facilitating
liminaries works and building works.
10 Main % The cost of main contractor’s
contractor’s overheads and profit as a percentage
overheads of the total cost of facilitating works,
and profits building works and main contractor’s
preliminaries.
Table 2.2: Rules of measurement for elemental method of estimating

2.9 Unit rates and EURs used to estimate the cost of facilitating
works and building works
The unit rates used should be current at the time the order of cost estimate is produced, i.e. they
should exclude any allowances for future inflation or deflation (refer to section 2.16).
Unit rates applied to measured quantities should be applicable to the method of measurement
used (i.e. rates based on cost/m2 of GIFA to be used for measured quantities determined using
the floor area method, a cost per functional unit for measured quantities calculated using the
functional unit method and appropriate EURs where measured quantities are derived using the
elemental method).
Both unit rates (i.e. cost/m2 of GIFA or cost per functional unit) and EURs used to estimate the total
cost of building works should include the cost of all materials, labour and plant that are specifically
required to construct the building or element. Unit rates and EURs should include allowances
for any subcontractors’ or suppliers’ design fees, subcontractors’ preliminaries and subcontractors’
overheads and profit. Unit rates and EURs should exclude allowances for main contractor’s
preliminaries; main contractor’s overheads and profit; and other allowances, such as project and
design team fees, other development and project costs, risk allowances and inflation. These items
should be assessed separately and added to the estimated cost of facilitating works and building
works.
The cost/m2 of GIFA, the cost per functional unit and the EURs can be interpolated from cost
analyses or benchmark analyses of previous buildings of a similar type. Unit rates ascertained
from cost analyses or benchmark analyses of previous buildings should, if necessary, be
adjusted to reflect changes in specification level between the previous building and the
proposed building. Time and regional variations in costs should also be considered.
When using unit rates from cost analyses and benchmark analyses, it is recommended that such
rates are adjusted to reflect prices current at the time the order of cost estimate is prepared (i.e.
adjusted to remove allowance for construction inflation). Consider the following scenario:
A cost analysis is to be prepared on a building project, where:

• Tender return date: 7 December 2021
• Original contract sum (i.e. the agreed tender price): £30,600,900
• Possession of the site (and commencement date of the contract period): 11 February 2022
40
• Contract period (i.e. construction period): 30 months

• Date for completion: 6 August 2024
• Tender price index (TPI) to be stated in cost analysis: December 2021 (or 4th quarter 2021)
Based on the preceding scenario, the original contract sum (and rates and prices within) will
include an allowance by the main contractor for construction inflation (i.e. an allowance to cover
the risks of inflation during the period from the tender return date to the date for completion).
If no adjustment for construction inflation is made to the original contract sum (and the rates
and prices within) in the cost analysis, and the TPI is given as the tender return date, there is a
significant risk that a quantity surveyor/cost manager will over-allow for construction inflation
when developing an order of cost estimate. Therefore, it is recommended that all construction
inflation is omitted from cost analysis and benchmark analysis data.
It is further recommended that cost analyses and benchmark analyses be based on the agreed
tender price (i.e. the original contract sum), not on the final contract sum (i.e. the agreed final
account sum). The two main reasons for this are:
• The cost analyses or benchmark analyses will not be available until after the final account
sum has been agreed, which could be three or four years after an analysis is undertaken at
the tender stage.
• It is much more difficult to analyse both the original contract sum and variation account than
to analyse the original contract sum alone.
2.10 Updating unit rates and other costs to current estimate base
date
An estimate base date is required in order to calculate an order of cost estimate. It is essential,
therefore, that the unit rates used from cost analyses and benchmark analyses are updated
to bring them into line with the estimate base date established for the order of cost estimate.
To update a unit rate from cost analysis or benchmark analysis data to the current estimate base
date, the unit rate is increased by the amount of inflation occurring during the period from the base
date of cost data to the current estimate base date. The equation for calculating the updated unit
rate is therefore:
Ra2 = Ra1 + (Ra1 x p)
where:
• Ra1 = unit rate at base date of cost data

• Ra2 = unit rate at current estimate base date
• p = percentage addition for inflation
The percentage addition for inflation (p) can be computed using published indices (i.e. TPIs,
building cost indices or RPIs). Alternatively, the percentage addition can be derived from in-
house sources of indices. Using published indices, the equation for calculating the percentage
addition for inflation is:
p = ((index 2 – index 1) ÷ index 1) x 100
41
where:
• index 1 = index at base date of cost data

• index 2 = index at current estimate base date
Care should be taken not to update previous rates that were based on percentage additions (e.g.
main contractor’s preliminaries, main contractor’s overheads and profit, and project and design
team fees). Such items will be systematically updated when the percentage addition is applied to
the updated unit rates (and other rates).
2.11 Measurement rules for main contractor’s preliminaries

Main contractor’s preliminaries should be added as a percentage to the total cost of building
works (i.e. to the building works estimate). The percentage addition to be applied for main
contractor’s preliminaries can be derived from a properly considered assessment of cost
analyses of previous building projects and the construction programme. The percentage can be
ascertained by calculating the main contractor’s preliminaries as a percentage of the total cost
of all elements forming the building works. Benchmark data from previously completed building
projects can also be used to assess the level of main contractor’s preliminaries to be applied to a
new building project.
The estimated cost of main contractor’s preliminaries is to be calculated by applying the selected
percentage addition for main contractor’s preliminaries to the cost of the building works.
The equation for calculating the total estimated cost of main contractor’s preliminaries is:
c=axp
where:
• a = building works estimate

• p = percentage for main contractor’s preliminaries
• c = main contractor’s preliminaries estimate
The main contractor’s preliminaries estimate is added to the building works estimate.
If known at this early stage, costs relating to known site constraints, special construction
methods, sequencing of works or other non-standard requirements should be assessed and
identified separately.
Allowance for subcontractors’ preliminaries, design fees, risk allowances and overheads and
profit should be incorporated in the cost/m2 of GIFA, cost per functional unit or EURs used to
calculate the building works estimate.
A list of typical items found within main contractor’s preliminaries is provided in Part 4 (group
element 9: Main contractor’s preliminaries). This list is not definitive or exhaustive but is simply a
guide.
42
2.12 Measurement rules for main contractor’s overheads and

profit
Main contractor’s overheads and profit should be based on a percentage addition. The estimated
cost of any main contractor’s overheads and profit is to be calculated by applying the selected
percentage addition for overheads and profit to the combined total cost of the building works
estimate and the main contractor’s preliminaries estimate. The equation for calculating the total
estimated cost of main contractor’s overheads and profit is:
c = (a + b) x p
where:

• b = main contractor’s preliminaries estimate
• p = percentage for main contractor’s overheads and profits
• c = main contractor’s overheads and profit estimate
The percentage addition to be applied for main contractor’s overheads and profit is to be derived
from a properly considered assessment of main contractor’s overheads and profit for previous
building projects.
The main contractor’s overheads and profit estimate is added to the combined total of the
building works estimate and the main contractor’s preliminaries estimate. This gives the works
cost estimate. The equation for calculating the works cost estimate is:
d=a+b+c
where:

• d = works cost estimate
A typical list of items to be found within main contractor’s overheads and profit, is provided in
Part 4 (group element 10: Main contractor’s overheads and profit). This list is not meant to be
definitive or exhaustive but is simply a guide.
2.13 Measurement rules for project and design team fees

Project and design team fees are those fees that are associated with the design team and other
specialist consultants required for the building project. Project and design team fees may also
include main contractor’s pre-construction fees. A typical list of project and design team fees,
including items to be found within main contractor’s pre-construction fees, is provided in Part
4 (group element 11: Project and design team fees). This list is not meant to be definitive or
exhaustive but is simply a guide.
Project and design team fees should be included in order of cost estimates unless specifically
excluded at the request of the client.
43
It is recommended that a single allowance be made for project and design team fees.
For order of cost estimates, it is recommended that project and design team fees be based on a
percentage addition. Project and design team fees should be calculated by applying the selected
percentage addition for project and design team fees to the works cost estimate. The equation
for calculating project and design team fees is:
c=axp
where:
• a = works cost estimate

• p = percentage for project and design team fees
• c = project and design team fees estimate
The project and design team fees estimate is added to the works cost estimate.
2.14 Measurement rules for other project costs

Other project costs are for costs that are not necessarily directly associated with the works
costs or project and design team fees, but form part of the total cost of the building project to
the client, for example insurances, planning fees, fees in connection with party wall awards,
decanting and relocation costs, marketing costs and contributions associated with planning
permissions (such as Section 106 and Section 278 Agreements in the UK). Examples of other
project costs are provided in Part 4 (group element 12: Other project costs). These examples do
not provide a definitive or exhaustive list of items but are simply a guide.
Other project costs should be included in order of cost estimates unless specifically excluded
at the request of the client. Other project costs should be added as a lump sum allowance.
The nature of other project costs and the extent of the lump sum allowance to be included
in the order of cost estimate should be ascertained in conjunction with the client.
The total estimated cost of other project costs is added to the combined total of the works cost
estimate and the project and design team fees estimate.
The combined total of the works cost estimate, the project and design team fees estimate,
and the other project costs estimate is the base cost estimate (i.e. the risk-free estimate).
2.15 Measurement rules for risk allowances

All building projects involve risks: some obvious, some less so. The proper management of risks
saves time and money. Risks can occur at any point in a building project and it is essential they
are identified, assessed, monitored and controlled.
Risk exposure (i.e. the potential effect of risks) changes as the building project progresses,
meaning continually managing risks is essential. As the design evolves, more of the project
requirements are defined and a risk response can be decided. For example:
44
• Risk avoidance: risks have such serious consequences for the project outcome they are
totally unacceptable. Risk avoidance measures might include a review of the project brief and
a reappraisal of the project, perhaps leading to an alternative development mix, alternative
design solution or project cancellation.
• Risk reduction: the level of risk is unacceptable. Typical action to reduce risk can take the
form of:
– redesign: combined with improved value engineering
– more detailed design or further site investigation: to improve the information on which
cost estimates and programmes are based
– different materials or engineering services: to avoid new technology, unproven systems
or long delivery items
– different methods of construction: to avoid inherently risky construction techniques
– changing the project execution plan: to package the work content differently or carry out
enabling works or
– changing the contract strategy: to allocate risk between the project participants in a different
way.
• Risk transfer: accepting the risk would not give the client best value for money. The object of
transferring risk is to pass the responsibility to another party able to better control the risk.
Whenever risk is transferred there is usually a premium to be paid (i.e. the receiving party’s
valuation of the cost of the risk). To be worthwhile, risk transfer should give better overall
value for money to the client (the total cost of the risk to the client is reduced by more than
the cost of the risk premium). Risk transfer measures include taking out insurance cover
where appropriate.
• Risk sharing: risk is not entirely transferred, and the client retains some element of risk.
• Risk retention: risks retained by the client that are not necessarily controllable. This
remaining risk is called the residual risk exposure.
Considering the limited information about the building project and site conditions, the risk
allowance at RIBA Stages 0 and 1, and the OGC Gateways 1 and 2, can be a significant percentage
of the total estimated cost; whereas, after completion (when all accounts are settled) the
requirement for a risk allowance will be zero. Proper risk identification, assessment, monitoring
and control are therefore a prerequisite of realistic cost estimates and of minimising the
consequential costs arising from the client’s residual risk exposure.
It is recommended that risk allowances are not a standard percentage, but a properly considered
assessment of the risk, considering the completeness of the design and other uncertainties such
as the amount of site investigation done.
It is recommended that separate allowances be made for each of the following:
• Design development risks: an allowance for use during the design process to provide for the
risks associated with design development, changes in estimating data, third party risks (e.g.
planning requirements, legal agreements, covenants, environmental issues and pressure
groups), statutory requirements, procurement methodology and delays in tendering.
• Construction risks: an allowance for use during the construction process to provide for the
risks associated with site conditions (e.g. access restrictions/limitations, existing buildings,
45
boundaries, and existing occupants and users), ground conditions, existing services and
delays by statutory undertakers.
• Employer change risks: an allowance for use during both the design process and the
construction process to provide for the risks of client driven changes (e.g. changes in scope of
works or brief, changes in quality and changes in time).
• Employer other risks: an allowance for other client risks (e.g. early handover, postponement,
acceleration, availability of funds, liquidated damages or premiums on other contracts due
to late provision of accommodation, unconventional tender action and special contract
arrangements).
Lists of typical risks for each category of risk are in Part 4 (group element 13: Risks). These lists
are not meant to be definitive or exhaustive but are simply a guide.
Risk allowances should be included in the order of cost estimates. Even at the RIBA Stages 0 and
1, and the OGC Gateways 1 and 2, it is recommended that the size of the initial risk allowance is
based on the results of a formal risk analysis. If the risk characteristics are not acceptable to the
client, it is advisable that the risk allowance is not determined until management action has been
taken to review the client’s risk exposure and to identify suitable risk responses that will reduce
this exposure to an acceptable level. It is recommended that a revised risk analysis is undertaken
to determine the most likely out-turn cost and the risk allowance.
Throughout the RIBA Stages 0 and 1, and the OGC Gateways 1 and 2, of a building project, it is
advisable that effort is concentrated upon the main sources of risk. It may be beneficial, even
at this stage of the project, to prepare a project specific risk register incorporating the major
risks identified and a risk management strategy. It is recommended that risks are not excluded
without due consideration. Take care not to allow the natural optimism that surrounds the early
stages of a building project to influence the judgements made.
The risks that can influence the cost of a project change as the building project progresses
through the subsequent RIBA Stages. It is recommended risk registers and risk estimates are
reassessed at regular intervals throughout the various formal stages of cost planning that follow
once the cost limit has been authorised by the client.
For order of cost estimates, risk allowances for design development risks, construction risks
and client’s risks based on the application of percentage additions should be calculated by
multiplying the base cost estimate by the selected percentage additions. The equations for
calculating the risk allowances for design development risk, construction risk and client’s risk are:
• for design development risks: R1 = a x p1

• for construction risks: R2 = a x p2
• for employer change risks: R3 = a x p3
• for employer other risks: R4 = a x p4
The equation for calculating the total risk allowance estimate is therefore:
RA = R1 + R2 + R3 + R4
where:
• a = base cost estimate

• p1 = percentage risk allowance for design development risks
46
• p2 = percentage risk allowance for construction risks

• p3 = percentage risk allowance for employer change risks
• p4 = percentage risk allowance for employer other risks
• R1 = risk allowance estimate for design development risks (i.e. total estimated cost of risk
allowance for design development risks)
• R2 = risk allowance estimate for construction risks (i.e. total estimated cost of risk allowance
for construction risks)
• R3 = risk allowance estimate for employer change risks (i.e. total estimated cost of risk
allowance for employer change risks)
• R4 = risk allowance estimate for employer other risks (i.e. total estimated cost of risk
allowance for employer other risks)
• RA = risk allowances estimate
The risk allowance estimate is added to the base cost estimate. This gives the proposed cost limit
(excluding inflation). The equation for calculating the cost limit (excluding inflation) is:
CL = a + b
where:

• b = risk allowances estimate
• CL = cost limit (excluding inflation)
2.16 Measurement rules for inflation

An order of cost estimate is to be prepared using rates and prices current at the time the
estimate is prepared. However, it is also necessary to consider possible future effects of inflation
on these rates and prices over a period of time (i.e. from the estimate base date to construction
completion). The rules divide inflation over a period of time into two categories:
• Tender inflation: the period from the estimate base date to the date of tender return.
• Construction inflation: the period from the date of tender return to the mid-point of the
construction period.
For order of cost estimates, a simple approach can be used to ascertain the amounts of tender
inflation and construction inflation to be included.
The amount of tender inflation is ascertained by applying a single percentage rate for tender
inflation to the cost limit (excluding inflation). The addition of tender inflation gives the projected
cost limit (excluding construction inflation) for the building project. The equation for calculating
the amount of tender inflation is:
t = CL x p
where:

• p = percentage for tender inflation
47
• t = tender inflation estimate

The percentage for tender inflation (p) can be computed using published indices (i.e. TPIs, building
cost indices or RPIs). Alternatively, the percentage addition can be derived from in-house sources
of indices.
The tender inflation estimate is added to the cost limit (excluding inflation). This gives the
proposed cost limit (excluding construction inflation). The equation for calculating the cost limit
(excluding construction inflation) is:
CL2 = CL1 + t
where:
• CL1 = cost limit (excluding inflation)

• CL2 = cost limit (excluding construction inflation)
The amount of construction inflation is ascertained by applying a single percentage rate
for construction inflation to the cost limit (excluding construction inflation). The addition of
construction inflation gives the projected cost limit (including inflation) for the building project. The
equation for calculating the amount of construction inflation is:
c = CL x p
where:
• CL = cost limit (excluding construction inflation)

• p = percentage for construction inflation
• c = construction inflation estimate
The percentage for construction inflation (p) can be computed using published indices (i.e. TPI,
building cost indices or RPI). Alternatively, the percentage addition can be derived from in-house
sources of indices.
The construction inflation estimate is added to the cost limit (excluding inflation). This gives the
proposed cost limit (including inflation). The equation for calculating the cost limit (including
inflation) is:
CL2 = CL1 + c
where:

• CL2 = cost limit (including inflation)
Care should be taken to ensure that rates derived from cost analyses or benchmark analyses
and used to calculate an order of cost estimate have been adjusted to reflect current prices
at the time the order of cost estimate is prepared (i.e. adjusted to remove allowance for
construction inflation).
It is recommended that potential cost increases caused by tendering conditions and the effects
of changes in the market are also considered, such as:
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• price increases associated with materials or products, or the impact of major projects
sapping resources (home and abroad)
• particular specialist, works, trade, work package, and labour-only subcontractors or
• other countries buying major quantities of raw materials.
However, it is recommended that such potential cost increases caused by tendering conditions
and the effects of changes in the market be initially dealt with under risk allowances.
2.17 VAT assessment

VAT in relation to buildings is a complex area. Therefore, it is recommended that VAT is excluded
from order of cost estimates. Specialist advice should be sought on VAT matters to ensure that
the correct rates are applied to the various aspects of a building project.
2.18 Other considerations

Other considerations include:
• capital allowances for taxation purposes

• land remediation relief and
• grants.
Capital allowances, land remediation relief and grants can provide valuable financial aid to
a client on certain types of building project. However, specialist advice should be sought to
maximise the availability and quantum of these. For that reason, it is recommended that
allowances in connection with capital allowances, land remediation relief and grants be excluded
from order of cost estimates.
2.19 Reporting of order of cost estimates

Items included or excluded from the estimated cost should be clearly communicated to the client
when reporting the order of cost estimate.
Typical items to be included in order of cost estimates reports are:
• project title
• project description
• a statement of cost (including cost limit)
• details of the information and specification on which the cost plan was prepared
• a statement of the floor areas
• basis of cost estimates (i.e. assumptions)
• estimate base date (i.e. to which inflation has been applied)
• estimated costs of and a request for decisions on any alternative proposals
(i.e. summary of option costs) and
• inclusions and exclusions (i.e. a clear and unambiguous statement of what is included
in and excluded from the order of cost estimate).
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3 Measurement rules for cost

planning
3.1 Introduction
This section describes the purpose and content of elemental cost plans and gives guidance on
the preparation of formal cost plans. The formal cost planning stages are also put in context with
the RIBA Plan of Work and the OGC Gateway Process.
The content and application of unit rates to measured quantities to generate the base cost of the
building works is described. The method of dealing with cost allowances for main contractor’s
preliminaries, main contractor’s overheads and profit, project and design team fees, other
development/project costs, risk allowances, inflation, VAT and capital allowances is also given.
In addition, the basic information needed by the quantity surveyor/cost manager to complete an
elemental cost plan are outlined. The key content of the quantity surveyor’s/cost manager’s cost
reports to the client is also described.
The measurement rules for elemental cost planning can also be used as a basis for measuring
quantities for whole life cycle costing.
3.2 Purpose of cost planning

The main purpose of cost planning (or elemental cost planning) is to:
• ensure clients are provided with value for money

• make clients and designers aware of the cost consequences of their requirements
• provide advice to designers that enables them to arrive at practical and balanced designs within
budget
• keep expenditure within the cost limit approved by the client and
• provide robust cost information with which the client can make informed decisions.
Cost planning is a budget distribution technique implemented during the design stages of a
building project. It involves a critical breakdown of the cost limit (i.e. the client’s authorised
budget) for the building(s) into cost targets for each element of the building(s). Cost targets are
the recommended expenditure for each element (e.g. substructure, frame, upper floors and
roof).
The resulting elemental cost plan is a statement of how the project team proposes to distribute
the available budget among the elements of the building. It provides a frame of reference from
which to develop the design and maintain cost control. It also provides a WBS and a CBS which,
by codifying, can be used to redistribute works in elements to construction work packages for
procurement purposes.
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Elemental cost planning is an iterative process, performed in steps of increasing detail as more
design information becomes available.
Cost plans are produced as an intrinsic part of RIBA Stages 2, 3 and 4, or OGC Gateways 3A and 3B.
The requirements of RIBA Stages 2, 3 and 4, as described in the RIBA Plan of Work, are summarised as
follows.
3.2.1 RIBA Stage 2: Concept Design

Outcome: Architectural concept approved by the client and aligned with the project brief.
Stage 2 sets the architectural concept for a project. Proposals that align with the site information
and the project brief, including the spatial requirements, are prepared. Regular design reviews are
used to seek comments from the client and other project stakeholders and the design is iterated in
response. Any project brief derogations are agreed, or the project brief is adjusted to align with the
architectural concept.
The proposals should demonstrate that the spatial requirements are being achieved, along
with any adjacency requirements. Any non-briefed areas, such as cores, must be developed
sufficiently to coordinate with the architectural concept.
The project team also develops, in parallel with the concept design, several project strategies.
Their importance at this Stage will depend on how these will influence the concept design. For
example, the sustainability strategy is likely to be a fundamental component of the concept
design, whereas a security strategy may have minimal or no impact and can therefore be
developed during a later Stage.
It is essential to revisit the initial project brief during this Stage and it should be updated and
issued as the final project brief as part of the information exchange at the end of Stage 2.
In parallel with design activity, several other related tasks need to be progressed in response
to the emerging design, the development of a construction strategy, a maintenance and
operational strategy and a health and safety strategy, and updating of the project execution
plan.
OGC Gateway 3A is comparable to RIBA Stage 2.
1 Prepare an initial formal cost plan (formal cost plan 1), which takes into account initial design
parameters established by the architectural concept and strategic engineering requirements,
and which includes an elemental analysis of the significant elements of cost and initial bulk
quantities of key items set out in the outline specification.
2 Review the cost implications of iterations of the architectural concept and strategic
engineering requirements, considering the project outcomes, the procurement strategy,
project programme implications and project risks.
3 Identify risk allowances and uncertain areas where either provisional sums, prime cost sums
or prime cost prices are required.
4 Demonstrate that the architectural concept and outline specification are aligned to the
project budget (i.e. the cost limit).
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5 Agree the cost limit with the client before proceeding to next Stage.
3.2.2 RIBA Stage 3: Spatial Coordination

Outcome: Architectural and engineering information spatially coordinated.
Stage 3 is fundamentally about testing and validating the architectural concept, to make sure
that the architectural and engineering information prepared at Stage 2 is spatially coordinated
before detailed information required to manufacture and construct the building, or built asset, is
produced at Stage 4.
Detailed design studies and engineering analysis are undertaken to ratify the assumptions
made during Stage 2 and to layer more detail onto the design. Stage 3 is not about adjusting the
architectural concept, which should remain substantially unaltered, although detailed design
or engineering tasks may require adjustments to make sure that the building, or built asset,
is spatially coordinated. Changes to the architectural concept, for whatever reason, should be
agreed with the client via the change control procedure.
Design studies should be aligned to cost exercises and the development of the outline
specification – iterations of the design may be required to ensure the cost plan aligns with the
project budget.
In parallel with detailed design studies, the construction strategy, the maintenance and operational
strategy and a health and safety strategy, and the project execution plan will be reviewed and updated
if required.
1 Carry out cost exercises to allow more detailed aspects of the design, project strategies and
outline specification to be tested, using design studies and involving suppliers or specialist
subcontractors if necessary to determine affordability, and taking into consideration the
cost implications of achieving the project outcomes, including compliance with statutory
requirements.
2 Update formal cost plan 1 iteratively with increasing levels of cost certainty as greater detail
of the design proposal is developed to align with the project budget (establishing formal cost
plan 2). Greater certainty allows any cost increases to be balanced by transfer between cost
targets and/or reductions in project risk allowances.
4 Demonstrate that the spatially coordinated design is aligned to the project budget (i.e. the
cost limit).
5 Agree the cost limit with the client before proceeding to the next Stage.
3.2.3 RIBA Stage 4: Technical Design

Outcome: All design information required to manufacture and construct the building, or built asset,
completed.
52
Stage 4 involves the preparation of all information required to manufacture and construct
a building or built asset. The core documents at the start of Stage 4 are the responsibility
matrix, the information requirements and the Stage 4 design programme, which will be heavily
influenced by the procurement strategy.
The responsibility matrix, produced at Stage 1 (Preparation and Briefing), defines whether the
design team will deliver prescriptive information or descriptive information (including final
specifications) for each building system. Prescriptive information can be used for construction
purposes, with descriptive information issued where a specialist subcontractor will design a
building system for manufacturing and/or construction.
While the procurement strategy influences who takes ultimate responsibility for manufacturing
information and construction information, it may also influence when the building systems will
be designed – dictating how the Stage 4 design programme will be structured. The procurement
strategy will also influence the structure of the project team. For example, one or more of the
design team may be novated to the construction team.
Cost control measures applied during this Stage will vary from project to project. These might
include the preparation of an updated cost plan (formal cost plan 3), bills of quantities or pricing
schedules, as defined by the procurement strategy.
OGC Gateway 3A is comparable to RIBA Stages 3 and 4.
1 Update formal cost plan 2 iteratively – to a level of detail defined by the procurement
strategy (establishing formal cost plan 3). Formal cost plan 3 becomes a pre-tender cost
estimate (where the procurement strategy does not require either a full bills of quantities or
pricing schedules).
3 Agree the cost limit with the client before tendering.
4 Review tender returns or contractors’ proposals, including any alternatives proposed to

reduce costs, against formal cost plan 3.
3.3 Constituents of a cost plan

The key constituents of an order of cost estimate are shown in Table 3.1.
1 Facilitating works estimate See section 3.10
2 Building works estimate See section 3.11
3 Main contractor’s preliminaries estimate See section 3.14
4 Subtotal = 1 + 2 + 3
5 Main contractor’s overheads and profit estimate See section 3.15
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6 Works cost estimate = 4 + 5
7 Project and design team fees estimate = 7a + 7b + 7c, See section 3.16
where:
∫ 7a = consultant’s fees
∫ 7b = main contractor’s pre-construction fee estimate
(if applicable) and
∫ 7c = main contractor’s design fees estimate (if
applicable.
8 Subtotal = 6 + 7
9 Other project costs estimate See section 3.17
10 Base cost estimate = 8 + 9
11 Risk allowances estimate = 11a + 11b + 11c + 11d, where: See section 3.18
∫ 11a = design development risks estimate

∫ 11b = construction risks estimate
∫ 11c = employer change risks estimate and
∫ 11d = employer other risks estimate.
12 Cost limit (excluding inflation) = 10 + 11
13 Tender inflation estimate See section 3.19
14 Cost limit (excluding construction inflation) = 12 + 13
15 Construction inflation estimate See section 3.19
16 Cost limit (including inflation) = 14 + 15
17 VAT assessment See section 3.20
Table 3.1: The key constituents of an elemental cost plan
The base cost estimate is the total estimated cost of the building works, main contractor’s
preliminaries and main contractor’s overheads and profit. The base cost estimate should
not contain allowances for risk or inflation (i.e. the risk-free estimate).
Allowances for risk and inflation should be calculated separately and added to the base cost
estimate to determine the cost limit for the building project.
Reference should be made to the ICMS cost classification system where a high-level cost
category model is used.
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3.4 Formal cost planning stages

There are several formal cost planning stages, aligned with RIBA Stages 2, 3 and 4, and
contractor engagement and OGC Gateways 3A and 3B for a building project. The client should
approve the cost plan on completion of each RIBA Stage before authorising commencement of
the next Stage.
For most building projects, formal cost plans should be completed, and submitted to the client
for approval, for each of the RIBA Stages or OGC Gateways.
Formal cost plan RIBA Stage
1 2: Concept Design
2 3: Spatial Coordination
3 4: Technical Design
Table 3.2: Formal cost plan and RIBA Stages
Formal cost plan OGC Gateway
1 3A: Design Brief and Concept

Approval
2 3B: Detailed Design Approval
Table 3.3: Formal cost plan and OGC Gateways
Formal cost plan 1 is prepared once the scope of work is fully defined and key criteria specified, but
no detailed design has commenced. Formal cost plan 1 will provide the frame of reference for formal
cost plan 2. Likewise, formal cost plan 2 will provide the frame of reference for formal cost plan 3.
Neither formal cost plans 2 nor 3 involve the preparation of a completely new elemental cost plan:
they are progressions of the previous formal cost plans developed through the cost checking of cost-
significant components and cost targets as more design information and information about the site
becomes available.
Whether or not a formal cost plan is prepared at each RIBA Stage or OGC Gateway is dependent
on the procurement strategy selected. For example, the preparation of an updated cost plan
might not be required at Stage 4 where a design and build contract strategy is selected.
The cost targets within each formal cost plan approved by the client will be used as the baseline
for future cost comparisons. Each subsequent cost plan will require reconciliation with the
preceding cost plan and explanations of changes made. It is therefore essential that records of
any transfers made to or from the risk allowances, and any adjustments made to cost targets,
55
are maintained. This is so explanations concerning changes can be provided to the client and
project team.
Employers and other project and design team members should be made aware of what is
included in each element of the cost plan.
3.5 Reviewing and approving cost plans

Prior to the client authorising commencement of the next RIBA Stage or OGC Gateway, the
formal cost plan for the preceding Stage or Gateway should be reviewed by the client and the
project team to ensure that:
• the building project is affordable

• the cost target for each element of the project is reasonable and up to date and
• the cost limit has not been exceeded.
Following the review, the client should sign off the cost plan and give any necessary instructions
and/or authorise commencement of the next Stage or Gateway.
3.6 Cost control in procurement

The cost plan becomes a fundamental cost control mechanism where a building project is
procured using separate work packages. By using codified cost plans, the components allocated
to each element and sub-element can simply be redistributed into the required work packages.
Redistributing components into work packages will provide cost targets for each package, which
can be used as a cost management tool during the RIBA Stages 2, 3, 4, contractor engagement
and 5, and OGC Gateway 4.
The method of codifying and redistributing cost targets from elements to work packages is
found in section 4.5.
3.7 Building projects comprising multiple buildings

Where a building project comprises more than one type of building, a separate cost plan should
be prepared for each building resulting in a ‘summary cost plan’ for the entire building project (see
Figure 3.1).
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Figure 3.1: Typical cost plan breakdown structure for building projects comprising multiple
components or buildings
3.8 Information for inclusion in formal cost plans

The information base of the building project continues to expand during the RIBA Stages 2,
3, 4 and OGC Gateways 3A, 3B and 3C as more project and design team, main contractor and
specialist subcontractor engagement and client interaction take place.
A list of the key information to enable preparation of formal cost plans is included in Appendix C.
3.9 Format, structure and content of elemental cost plans

Templates showing the format, structure and content of elemental cost plans, based on level 1
and level 2 code levels, are provided in Appendix D and Appendix E. Code levels are explained in
section 4.2.
3.10 Measurement rules for facilitating works

The rules of measurement for facilitating works (i.e. group element 0) are detailed in Part 4.
The measurement rules applicable to facilitating works should be the same as those for the
measurement of building works, as given in section 3.11.
3.11 Measurement rules for building works

The rules of measurement for building works (i.e. group elements 1 to 8) are detailed in Part 4.
The degree of detail to be measured for building work should be related to the cost significance
of the elements in the design. Where enough information is available, cost-significant items
should be measured using approximate quantities. Composite items are measured by combining
or grouping together work items to common forms of measurement. Non-cost significant items
(such as minor items and labours on cost significant items) are ignored in measurement but
should be accounted for by increasing the applicable unit rate by an appropriate percentage or
by other appropriate methods.
Quantities should be given to the nearest whole unit except any quantity of less than one whole
unit, which should not be rounded up but stated as a whole unit only. Quantities measured in
tonnes should be stated to two decimal places.
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The method of measuring quantities for each formal cost plan are:
1 Formal cost plan 1
– This coincides with the completion of the concept design at the point where the scope
of works is fully defined, and key criteria are specified but no detailed design has
commenced.
– Cost plan 1 will provide the frame of reference for cost plan 2.
– The key information from the client and other project and design team members to
enable preparation of formal cost plan 1 is set out in appendix C.
– For cost plan 1, a condensed list of elements is used, which will be developed into a full
list of elements, sub-elements and components as more design and other information
becomes available as the building project progresses.
– Quantities for building works should be determined in accordance with Part 4 (group
elements 1 to 8).
– Where insufficient design information is available to quantify building works in accordance
with the rules of measurement for elemental cost planning, the quantity measured should be
the GIFA.
– This coincides with the completion of the design development. Formal cost plan 2 is a
progression of formal cost plan 1. It is developed by cost checking cost-significant cost
targets for elements as more detailed design information is made available by the design
team.
– Cost plan 2 will provide the frame of reference for cost plan 3.
enable preparation of formal cost plan 2 is set out in appendix C.
– The cost checks should be carried out against each pre-established cost target.
– Quantities for building works should be determined in accordance with Part 4 (group
elements 1 to 8).
– Where insufficient design information is available to quantify building works in
accordance with the rules of measurement for elemental cost planning, the quantity
measured should be the GIFA.
– This third formal cost plan stage is based on technical designs, specifications and detailed
information for construction. Formal cost plan 3 is a progression of formal cost plan 2.
It is developed by cost checking of cost-significant cost targets for elements as more
detailed design information is made available from the design team.
– Cost plan 3 will provide the frame of reference for appraising tenders.
enable preparation of formal cost plan 3 is set out in Appendix C.
– The cost checks should be carried out against each pre-established cost target.
– Quantities for building works should be determined in accordance with Part 4 (group elements 1
to 8).
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– Where insufficient design information is available to quantify building works in accordance

with the rules of measurement for elemental cost planning, then the quantity measured
should be the GIFA.
4 Contractor-designed work
– As the procurement strategy is developed it is likely that the client will want the transfer of the
design liability for all, or some, elements of the works to the contractor. When the contractor
is to be liable for the design of specific elements only (i.e. not the entire building project), this
is referred to as ‘contractor-designed work’. Contractor-designed works include any works
that require the contractor to undertake its design, whether directly or via a work package
subcontractor. Contractor-designed work is sometimes referred to as the contractor’s
designed portion (CDP).
– Elements, sub-elements and components for which the contractor is required to
take responsibility for the design, such as foundations, windows, pre-cast concrete
components, roof trusses and/or mechanical and electrical engineering services, should
be identified and described separately in the cost plan as contractor-designed works.
– The rules for dealing with contractor-designed works, where design liability for the entire
building project is to be transferred to the contractor can be found in section 3.16.3.
3.12 Unit rates used to estimate the cost of building works

The unit rates (including element unit rates (EURs) and composite unit rates) used to estimate
the total cost of building works should include the cost of all materials, labour and plant that
are specifically required to construct the item. Costs are also to include any subcontractors’
preliminaries, design fees, risk allowances, and overheads and profit.
Unit rates used to estimate the cost of building works (i.e. building works estimate) should
exclude main contractor’s preliminaries, main contractor’s overheads and profit and other
allowances, such as project and design team fees, other development/project costs, risk
allowances and inflation. These items should be assessed separately and added to the building
works estimate.
When using unit rates from cost analyses and benchmark analyses, care should be taken to
ensure that such rates have been adjusted to reflect prices current at the time the cost plan is
being prepared (i.e. adjusted to remove allowances included for construction inflation). Refer to
section 2.9.
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3.13 Updating unit rates and other costs to current estimate base
date
The estimate base date is to be re-established at each formal cost plan. Therefore, before using
the preceding order of cost estimate or formal cost plan to progress the next formal cost plan,
unit rates and other rates used in the preceding order of cost estimate or formal cost plan
should be updated to bring them into line with the estimate base date established for the next
formal cost plan.
To update a unit rate and other rate from the previous estimate base date to the current, the
unit rate (or other rate) is increased by the value of inflation occurring during the period from the
previous estimate base date to the current. The equation for calculating the updated unit rate (or
another rate) is therefore:
Ra2 = Ra1 + (Ra1 × p)
where:
• Ra1 = unit rate (or other rate) at previous estimate base date
• Ra2 = unit rate (or other rate) at current estimate base date
The percentage addition for inflation (p) can be computed using published indices (i.e. TPIs,
building cost indices or retail price indices (RPIs)). Alternatively, the percentage addition can be
derived from in-house sources of indices. Using published indices, the equation for calculating
the percentage addition for inflation is therefore:
p = ((index 2 – index 1) ÷ index 1) × 100
where:
• index 1 = index at base date of cost data

• index 2 = index at current estimate base date
Care should be taken not to update previous rates that were based on percentage additions (e.g.
main contractor’s preliminaries, main contractor’s overheads and profit, and project and design
team fees). Such items will be updated when the percentage addition is applied to the updated
unit rates (and other rates). Similarly, updating percentages should not be applied to items for
which fixed costs have been agreed (e.g. consultants’ fees where based on a fixed lump sum).
3.14 Main contractor’s preliminaries

Main contractor’s preliminaries are a cost-significant element in most construction projects,
directly influenced by the choice of construction method more than any other element. The
cost checking of main contractor’s preliminaries is an iterative process that is repeated for each
formal cost plan.
The methods of estimating the cost of the preliminaries will vary according to the RIBA Stage or
OGC Gateway reached. To begin with, for formal cost plan 1 (prepared for RIBA Stage 2 or OGC
Gateway 1), the estimated cost of main contractor’s preliminaries will be based on a percentage
60
addition derived from a considered assessment of cost analyses of previous buildings. However, as
more information becomes available, a more detailed approach should be taken to cost checking
the cost target for main contractor’s preliminaries.
When preparing formal cost plans 2 and 3 (i.e. at RIBA Stages 3, 4 or at OGC Gateways 3A and
3B), to ensure that the previous cost target is sufficient, thorough cost checks should be carried
out on cost-significant items of main contractor’s preliminaries. To facilitate the cost checking
process, it is recommended that the checklist of main contractor’s preliminaries items included
in this volume be used as a memory aid. Refer to section 4.2.
Where the estimated cost of main contractor’s preliminaries, or any part of the main contractor’s
preliminaries, is to be based on a percentage addition, the estimated cost is to be calculated by
applying the selected percentage addition for main contractor’s preliminaries to the cost of the
building works estimate.
The equation for calculating the total estimated cost of main contractor’s preliminaries is
therefore:
c=a×b
where:
• a = building works estimate (i.e. total estimated cost of building works)

• b = percentage for main contractor’s preliminaries
• c = main contractor’s preliminaries estimate (i.e. total estimated cost of main contractor’s
preliminaries)
Alternatively, the estimated cost of all or part of the main contractor’s preliminaries can be
assessed as a lump sum.
The main contractor’s preliminaries estimate should be added to the building works estimate.
Allowance for subcontractor’s preliminaries should be made in the unit rates applied to
measured quantities.
Where the main contractor has been appointed early (e.g. as part of a two-stage tendering
process), the actual agreed level of main contractor’s preliminaries should be included in the cost
plan. Any compensating adjustments should be made to the applicable cost targets.
It is recommended that the allowance for main contractor’s preliminaries be treated as a

separate cost target.
3.15 Main contractor’s overheads and profit

When preparing a cost estimate for main contractor’s overheads and profit, overheads and profit
can be either combined as a single cost centre or treated as two separate cost centres (i.e. main
contractor’s overheads and main contractor’s profit). Main contractor’s overheads and profit
should be based on a percentage addition. The estimated cost of any main contractor’s overheads
and profit should be calculated by applying the selected percentage addition for overheads
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and profit to the combined total cost of the building works estimate and the main contractor’s
preliminaries estimate.
Where main contractor’s overheads and profit are combined as a single cost centre, the equation
for calculating the total estimated cost of main contractor’s overheads and profit is:
d = (a + b) × c
where:

• b = main contractor’s preliminaries estimate (i.e. total estimated cost of main contractor’s
preliminaries)
• c = percentage for main contractor’s overheads and profit
• d = main contractor’s overheads and profit estimate (i.e. total estimated cost of main
contractor’s overheads and profit)
The percentage addition applied for combined main contractor’s overheads and profit should
be derived from a considered assessment of main contractor’s overheads and profit found on
previous building projects.
The main contractor’s overheads and profit estimate should be added to the combined total
of the building works estimate and the main contractor’s preliminaries estimate. This gives the
works cost estimate. The equation for calculating the works cost estimate is therefore:
d=a+b+c
where:

• d = works cost estimate
Where main contractor’s overheads and profit are treated as two separate cost centres, the
equations for calculating the total estimated cost of main contractor’s overheads and profit are
as follows:
Main contractor’s overheads:
d = (a + b) × c
where:

preliminaries)
• c = percentage for main contractor’s overheads
• d = main contractor’s overheads estimate (i.e. total estimated cost of main contractor’s
overheads)
Main contractor’s profit:
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e = (a + b) × c
where:

preliminaries)
• c = percentage for main contractor’s profit
• e = main contractor’s profit estimate (i.e. total estimated cost of main contractor’s profit)
The percentage additions to be applied for main contractor’s overheads and main contractor’s
profit should be derived from a considered assessment of main contractor’s overheads and
profit found on previous building projects.
The main contractor’s overheads and main contractor’s profit estimates are added to the
combined total of the building works estimate and the main contractor’s preliminaries estimate.
This gives the works cost estimate. The equation for calculating the works cost estimate is
therefore:
e=a+b+c+d
where:

• c = main contractor’s overheads estimate
• d = main contractor’s profit estimate
• e = works cost estimate
Where the main contractor has been appointed early (e.g. as part of a two-stage tendering
process), the actual agreed level of overheads and profit should be included in the cost plan. Any
compensating adjustments should be made to the applicable cost targets.
It is recommended that the allowance for main contractor’s overheads and profit are treated as a
3.16 Project and design team fees

Project and design team fees are the fees associated with the project and design team and other
specialist consultants required for the building project (i.e. consultants’ fees). Project and design
team fees also include main contractor’s pre-construction fees.
A list of typical project and design team fees is included in Part 4 (group element 11). The tables
are intended for use by the quantity surveyor/cost manager in the cost estimating and cost
checking process. The lists are not meant to be definitive or exhaustive.
Separate allowances should be made for:
• consultants’ fees
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• main contractor’s pre-construction fees (if applicable) and

• main contractor’s design fees (if applicable).
Project and design team fees should be included in cost plans unless specifically excluded at the
request of the client.
3.16.1 Consultants’ fees

Estimates of consultants’ fees should be based on a percentage addition. This should take
account of the type of services required and the duration of project.
The estimated cost of consultants’ fees should be calculated by applying the selected percentage
addition for consultants’ fees to the works cost estimate (i.e. the combined total of the building
works estimate, main contractor’s preliminaries and main contractor’s overheads and profit).
The equation for calculating project and design team fees is therefore:
c=a×b
where:

• b = percentage for consultants’ fees
• c = consultants’ fees estimate (i.e. total estimated cost of consultants’ fees)
The percentage addition applied for project and design team fees should be derived from a
considered assessment of project and design team fees on other similar previous building
projects.
Where actual project and design team fees are known (e.g. the architect’s fees), the actual fee
should be included in the cost plan. Any compensating adjustments should be made to the
applicable cost targets.
Care should be taken to ensure that the scope of services agreed between the client and
consultant is sufficient to complete the building project when estimating the cost of resources.
Any requirement for additional services needs to be identified and allowed for in the cost plan
(e.g. the cost of carrying out detailed reinforcement design would not normally be included in
the scope of services (or fee agreement) for the structural engineer, unless specifically requested
by the client). Thus, cost checks on project and design team fees should include checks on the
sufficiency of the scope of services.
Where a design and build contract strategy has been selected, the responsibility of design will be
transferred to the main contractor. Therefore, the design team members who are to be novated to the
main contractor, and the timing of the novation, need to be identified. This will enable the project and
design team fees applicable to those design team members to be assessed and redistributed from the
cost target for consultants’ fees to the cost target for main contractor’s design fees as appropriate (see
section 3.16.3).
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3.16.2 Main contractor’s pre-construction fee

Where the client has decided, in consultation with the project team, to employ a main contractor
(or specialist contractors) to provide pre-construction advice and/or other services, an allowance
for the fee for providing such services should be determined and included in the cost
plan. The estimated cost of a main contractor’s pre-construction fees may be calculated by using
a percentage addition or derived lump sum.
Where the estimated cost of the main contractor’s pre-construction fee is based on a
percentage, the estimated cost should be calculated by applying the selected percentage
addition for the main contractor’s pre-construction fee to the works cost estimate (i.e. the
combined total of the building works estimate, main contractor’s preliminaries and main
contractor’s overheads and profit).
The percentage addition, or lump sum, to be applied for the main contractor’s pre-construction
fee (or specialist contractor’s fees) should be derived from a considered assessment of fees
charged on other similar previous building projects. This should take account of the type of
services required and the duration of the pre-construction period. The equation for calculating
the main contractor’s pre-construction fees is therefore:
c=a×b
where:

• b = percentage for main contractor’s pre-construction fees
• c = main contractor’s pre-construction fees estimate (i.e. total estimated cost of main
contractor’s pre-construction fees)
Care needs to be taken when estimating the cost of pre-construction fees, to ensure that
enough allowance has been made for the main contractor’s overheads and profit on the pre-
construction fee.
3.16.3 Main contractor’s design fees

Where design liability is transferred to the main contractor for the entire building project (i.e.
where a design and build or other main contractor led design contract strategy is to be used),
and all or some of the consultants in the design team are to be novated, the balance of the
consultants’ fees due after novation has occurred should be transferred from the cost target for
consultants’ fees to the cost target for main contractor’s design fees.
The allowance for main contractor’s design fees should be derived from a considered
assessment of main contractor’s design fees found on previous building projects.
The equation for calculating the total project and design team fees estimate is therefore:
a = F1 + F2 + F3
where:
• F1 = consultants’ fees estimate

• F2 = main contractor’s pre-construction fees estimate
• F3 = main contractor’s design fees estimate
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• a = project and design team fee estimate

The project and design team fee estimate should be added to the works cost estimate.
The rules for dealing with contractor-designed work, where design liability for only specific
elements and/or components of building project is to be transferred to the contractor, can be
found in section 3.11.
3.17 Other project costs

Other project costs are for costs that are not necessarily directly associated with the cost of
the building works, but form part of the total cost of the building project to the client (e.g.
insurances, planning fees, fees in connection with party wall awards, decanting and relocation
costs, marketing costs and contributions associated with planning permissions).
Other project costs should be included in cost plans unless specifically excluded at the request of
the client. Other project costs should be added as a lump sum allowance.
The nature of other development/project costs and the extent of the lump sum allowance
included in the cost plan should be ascertained in conjunction with the client.
The total estimated cost of other development/project costs is added to the combined total of
the works cost estimate and the project and design team fees estimate.
A tabulated list of typical other development/project costs is included in Part 4 (group element
12). The examples provided are not a definitive or exhaustive list.
It is recommended that the allowance for other development/project costs is treated as a

The combined total of the works cost estimate, the project and design team fees estimate,
and the other development/project costs estimate produces, and is known as, the base cost
estimate.
3.18 Risk allowances

Risk allowances reflect the client’s risk exposure. Risk allowances are based on the results of a
formal risk analysis and should be included in each formal cost plan. In setting the amount of
the risk allowances, the possible consequences of the client’s residual risk should be considered.
The only satisfactory way to ensure that risk allowances provide for the risks to the project is
to determine the size of the allowances from the results of risk analysis. Risk allowances are
not to be standard percentages, but a considered assessment of the risk, accounting for the
completeness of the design and other uncertainties such as the amount of site investigation
completed to date.
The need to undertake a formal risk analysis to identify the client’s risk exposure and to make
considered risk allowances for risks is explained in section 2.15.
Risk registers and risk estimates should be reassessed at regular intervals throughout the
various RIBA Stages and OGC Gateways to ensure that estimates, formal cost plans and cash
flows realistically reflect the potential impact of any residual risks.
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Successive assessments should indicate decreasing risk due to reducing uncertainty as the
project becomes more defined and decisions are made as the project progresses. However, it
should be noted that risk does not necessarily always decrease, as other factors may come into
play.
It is recommended that risk allowances be treated as three separate cost targets, which are used
to ‘top up’ other overspending cost targets as the project progresses. As an element overruns
its cost target, a transfer is made from the appropriate risk allowance to allow for the increase.
Similarly, if a cost target is likely to underrun, the surplus is transferred into the appropriate risk
allowance. The recommended cost targets are:
• design development risks

• construction risks
• employer change risks and
• employer other risks.
See section 2.15 for definitions of the above categories of risk allowance.
3.18.1 Main contractor’s design development risk

Where design liability is to be transferred to the main contractor (i.e. where a design and build
or other main contractor led design contract strategy is to be used), it is recommended that an
allowance for main contractor’s design development risk be included in the risk allowance for
design development risk.
Main contractor’s design development risk is a risk allowance that the main contractor may
incorporate in its tender price as the risk of accepting the novation of all, or some, of the client’s
design team members (e.g. the architect, the structural engineer and the building services
engineer).
Where any aspects of risk allowances for design development risks, construction risks and
employer risks should be based on a percentage addition, the allowances should be calculated
by multiplying the base cost estimate by the selected percentage additions. The equations for
calculating the risk allowances for design development risk, construction risk and employer risk
are therefore:
• for design development risks: R1 = a × p1

• for construction risks: R2 = a × p2
• for employer change risks: R3 = a × p3
• for employer other risks: R4 = a × p4
where:

• p1 = percentage risk allowance for design development risks
• p2 = percentage risk allowance for construction risks
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• p3 = percentage risk allowance for employer change risks

• p4 = percentage risk allowance for employer other risks
• R1 = risk allowance estimates for design development risks (i.e. total estimated cost of risk
allowance for design development risks)
• R2 = risk allowance estimate for construction risks (i.e. total estimated cost of risk allowance
for construction risks)
• R3 = risk allowance estimate for employer change risks (i.e. total estimated cost of risk
allowance for employer change risks)
• R4 = risk allowance estimate for employer other risks (i.e. total estimated cost of risk
allowance for employer other risks)
The equation for calculating the total risk allowance estimate is therefore:
RA = R1 + R2 + R3 + R4
The risk allowance estimate is added to the combined total of the base cost estimate, project
and design team fee estimate, and the other development/project costs estimate. This gives the
proposed cost limit (excluding inflation).
The equation for calculating the cost limit (excluding inflation) is therefore:
CL = a + b
where:

• b = risk allowances estimate
Lists of typical design development, construction and employer risks are included in Part 4
(group element 13: Risks). The lists are intended for use by the quantity surveyor/cost manager
in the cost estimating and cost checking process. The lists are not meant to be definitive or
exhaustive.
3.19 Inflation
Elemental cost plans should be prepared using rates and prices current at the time the cost
plan is prepared. However, it is also necessary to consider possible future effects of inflation
on these rates and prices over a time period (i.e. from the estimate base date to construction
completion). Inflation can be either an upward or downward movement in the average level of
prices (i.e. inflation or deflation), or stable (i.e. price stability – the boundary between inflation
and deflation). The rules divide this time period into two categories:
• inflation to date of tender (tender inflation) and

• inflation during the construction period (construction inflation).
For the purpose of cost planning, the period used to ascertain the effects of inflation are as
follows:
• Tender inflation: the period from the estimate base date to the date of tender return.
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• Construction inflation: the period from the date of tender return to the mid-point of the
It is recommended that the allowances for inflation be treated as two separate cost targets
(tender inflation and construction inflation).
The amount of tender inflation is ascertained by applying a single percentage rate for tender
inflation to the cost limit (excluding inflation). The addition of tender inflation gives the projected
cost limit (excluding construction inflation) for the building project. The equation for calculating
the amount of tender inflation is therefore:
t = CL × p
where:

• p = percentage for tender inflation
The percentage for tender inflation (p) can be computed using published indices (i.e. TPIs, building
cost indices or RPIs). Alternatively, the percentage addition can be derived from in-house sources
of indices.
The tender inflation estimate is added to the cost limit (excluding inflation). This gives the
proposed cost limit (excluding construction inflation). The equation for calculating the cost limit
(excluding construction inflation) is therefore:
CL2 = CL1 + t
where:
• CL1 = cost limit (excluding inflation)

The amount of construction inflation is ascertained by applying a single percentage rate for
construction inflation to the cost limit (excluding construction inflation). The addition of
construction inflation gives the projected cost limit (including inflation) for the building project.
The equation for calculating the amount of construction inflation is therefore:
c = CL × p
where:
• CL = cost limit (excluding construction inflation)

• p = percentage for construction inflation
The percentage for construction inflation (p) can be computed using published indices (i.e. TPIs, building
cost indices or RPIs). Alternatively, the percentage addition can be derived from in-house sources of
indices.
69
Notes: This is a simplistic approach to estimating an allowance for construction inflation. Where
a building project is procured using separate work packages, it will be necessary to ascertain a
separate allowance for construction inflation for each work package, based on the procurement
programme for each work package. This is because each work package will be procured at
different times throughout the construction period. The method of calculating construction
inflation for each work package is the same as described, but with discrete percentages applied
to each work package. As part of the cost control process, the original allowances for inflation
will need to be redistributed to each work package from the original cost centre.
Care should be taken to ensure that the rates used to calculate an order of cost estimate that
were derived from cost analyses or benchmark analyses have been adjusted to reflect prices
current at the time the order of cost estimate is prepared (i.e. adjusted to remove allowances
included for construction inflation). Refer to section 2.9.
The construction inflation estimate is added to the cost limit (excluding construction inflation).
This gives the proposed cost limit (including inflation). The equation for calculating the cost limit
(including inflation) is therefore:
CL2 = CL1 + c
where:

• CL2 = cost limit (including inflation)
It is recommended that potential cost increases caused by tendering conditions and the effects of
changes in the market are also considered. This includes price increases associated with certain
materials or products or the impact of major projects sapping resources or other countries buying
major quantities of raw materials. However, it is recommended that such potential cost increases
caused by tendering conditions and changes in the market are dealt with under risk allowances.
3.20 VAT assessment

VAT in relation to buildings is a complex area. Furthermore, in the UK capital allowances are
given against the net capital cost to the taxpayer. As VAT is part of that capital cost, clients
will incur differing overall capital expenditure for the same building component depending
on whether they can or cannot fully recover, or recover a portion of, the VAT. In view of these
complexities, it is recommended that VAT is excluded from cost plans.
It is recommended that specialist advice is sought on VAT matters to ensure that the correct
rates are applied to the various aspects of a building project.
3.21 Other considerations

3.21.1 Capital allowances for taxation purposes
Capital allowances provide tax relief for certain items of capital expenditure on buildings. This is
a valuable form of tax relief that, in most cases, is either under-claimed or not claimed due to the
lack of understanding or application of the legislation governing the availability of relief.
70
Specialist advice should be sought to maximise the availability and quantum of capital
allowances.
3.21.2 Land remediation allowances

Land remediation tax relief provides considerable tax relief for expenditure in remediating
contaminated land. Expenditure must be incurred on the prevention, remediation or mitigation
of the effects of the pollutant or on the restoration of the land to its former state. The
expenditure must be directly linked to the remediation and, as such, general site clearance will
not apply.
Specialist advice should be sought to maximise the availability and quantum of the tax relief.
3.21.3 Taxation allowances, taxation relief, levies and grants

Taxation allowances, taxation relief, levies and grants can provide valuable financial aid to
a client on certain types of building project. However, specialist advice should be sought to
maximise the availability and quantum of capital allowances, land remediation relief and grants.
For that reason, it is recommended that allowances in connection with capital allowances, land
remediation relief and grants be excluded from cost plans.
3.22 Reporting of elemental cost plans

Costs should be expressed as ‘cost/m2 of GIFA’.
Where appropriate and/or required by a client, costs may be expressed as a cost/ft2 of GIFA or
a cost per functional unit (or functional unit cost) as an alternative to, or in addition to, the cost/
m2 of GIFA. The functional unit may be a client defined unit. It is essential, therefore, that the
functional unit is clearly identified when costs are expressed in this way.
Items included in and excluded from the estimated cost should be clearly communicated to the
client when reporting cost plans.
Typical items to include in cost plan reports are:
• executive summary
• project title
• project description
• status of cost plan
• a statement of cost (including cost limit)
• details of the drawings, specifications and other information on which the cost plan was
based
• a statement of the floor areas
• storey heights
• cost plan summary – elemental breakdown
• basis of cost estimates (i.e. assumptions)
• inclusions and exclusions (i.e. a statement of what is included in and excluded from the order
of cost estimate)
71
• estimate base date (i.e. to which inflation has been applied)

• reasons for changes to previous cost targets (explaining the transfers and adjustments that
have taken place against the previous cost plan)
• estimated costs of and a request for decisions on any alternative proposals
• value engineering options
• conclusions
• recommendations
• complete cost plan (e.g. as an addendum to the cost report) and
• cash flow forecast, where appropriate.
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4 Tabulated rules of
measurement for elemental cost
planning
4.1 Introduction
This section explains the use of the tabulated rules and describes how to codify elemental
plans. Advice is also given on how to reallocate costs from elements and sub-elements to work
packages where building works are to be procured by work packages.
The rules of measurement for elemental cost planning can also be used as a basis for measuring
quantities for the application to whole life cycle costing.
4.2 Use
Tables are provided for each of the following group elements:
Facilitating works and building works: the tables for group elements 0 to 8 comprise the rules
of measurement for facilitating works (group element 0) and building works (group elements 1 to
8).
Each table is structured as follows.
a The group element is given in the first heading.
b The element is given in the second heading.
c The first column lists the sub-elements and contains the definition rules applicable to each
sub-element.
d The second and third columns list the components and the unit of measurement for
components, respectively.
e The fourth column contains the rules for measuring components.
f The final two columns describe the items included and excluded from each sub-element and
component. Where exclusions are stated, cross-references to the appropriate element or
sub-element are given.
The tabulated measurement rules are based on four principal levels. Levels 1 to 3 in the rules
are headings under which actual work items (i.e. group element, element and sub-element) are
allocated. Level 4 is the rules of measurement for components.
73
a Level 1: group element: the primary classifications used for grouping elements (i.e.
headings).
b Level 2: element: key part of a group element.
c Level 3: sub-element: part of an element. One or more sub-element will constitute an

element.
d Level 4: component: a building work item that forms part of a sub-element. One or more
components will be measured to ascertain the cost of an element or sub-element.
These levels provide the basis of a codified framework for elemental cost planning, which can
be used as a frame of reference for cost checking both cost targets and the overall cost limit as
more design information becomes available. They provide both a WBS (elements) and a CBS (cost
targets) for a building project.
Main contractor’s preliminaries: the table for group element 9 comprises lists of typical items
included in main contractor’s preliminaries. The table is intended to be used by the quantity
surveyor/cost manager to assist in the cost estimating and cost checking process. The lists
are not meant to be definitive or exhaustive but are merely a guide. The table is structured as
follows.
c The sub-element is given in the third heading.
d The first column lists the components.
e The second column describes the items included in each element and sub-element.
f The third column identifies the appropriate unit of measurement for included items.
g The fourth column describes the excluded items. Where exclusions are stated, cross-
references to the appropriate group element, element or sub-element are given.
Main contractor’s overheads and profit: the table for group element 10 is structured as follows.
b The element is given in the first column.
c The second and third columns describe the items included in and excluded from each
element respectively. Where exclusions are stated, cross-references to the appropriate
element are given.
Project and design team fees: the table for group element 11 comprises lists of typical project
and design team fees. The table is intended to be used by the quantity surveyor/cost manager to
assist in the cost estimating and cost checking process. The lists are not meant to be definitive or
exhaustive but are merely a guide. The table is structured as follows.
74
c The first column (component) comprises a list of typical project and design team fee
headings.
d The second column describes the items included in each element and sub-element.
e The third column identifies the appropriate unit of measurement for included items.
f The fourth column describes the excluded items. Where exclusions are stated, cross-
references to the appropriate element are given.
Other project costs: the table for group element 12 comprises a tabulated list of typical other
development/project costs. The list is not meant to be definitive or exhaustive but merely a
guide. The table is structured as follows.
c The first column (component) comprises a list of typical other development/project

cost headings.
d The second column describes the items included in each element and sub-element.
e The third column identifies the appropriate unit of measurement for included items.
f The fourth column describes the excluded items. Where exclusions are stated, cross-
references to the appropriate element are given.
Risks: the table for group element 13 comprises lists of typical risks. The lists are not meant
to be definitive or exhaustive but are merely a guide. The table is structured as follows.
c The lists set out examples of risk.
Inflation: the table for group element 14 is structured as follows.
b The element is given in the first column.
c The second column describes the items included in each element.
d The third column gives the unit of measurement.
e The fourth column gives the items excluded from each element. Where exclusions are stated,
cross-references to the appropriate element are given.
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4.3 Work not covered by the rules of measurement for

elemental cost planning
Rules of measurement adopted for components not covered by NRM 1 should be stated in the
cost plan. Such rules should, as far as possible, conform to those rules given here for similar
components.
4.4 Method for codifying elemental cost plans

The logic and arrangement of levels for elemental cost plans are shown in appendix B of these
rules.
Codes for levels 1 to 3 are provided by the measurement rules, while codes for level 4
(components) are user-defined. This is because of the number of variable components that could
be generated for any one sub-element. It is recommended, therefore, that each component
measured be numbered sequentially within the sub-element. This will allow a unique level 4
code to be established for each component.
For example:
• Level 1: superstructure: group element number (2)

• Level 2: frame: element number (1)
• Level 3: concrete frames: sub-element number (4)
• Level 4: beams (1200mm x 800mm): component number (3) – user-defined
• Level 4: beams (2000mm x 800mm): component number (4) – user-defined
Based on this example, the code for the 1200mm x 800mm beams would be 2.1.4.3 and the code
for the 2000mm x 800mm beams would be 2.1.4.4.
Further code levels can be added to suit user requirements. For example, a user-defined level 5
code can be introduced if there is a need to break the frame down into subcomponents:
• Level 5: concrete: number (1)

• Level 5: formwork: number (2)
• Level 5: reinforcement: number (3)
Based on this example, the code for the reinforcement subcomponent for the 1200mm x 800mm
beams would be 2.1.4.3.3.
It is essential, therefore, that each component be sequentially numbered under each sub-
element. Additional code levels can be integrated as necessary to meet other user requirements.
This will result in each component being given a unique code.
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4.5 Method for codifying elemental cost plans for work

packages
Where the building project is to be procured by work packages, the works allocated to elements
and sub-elements can be reallocated to the relevant work package. This can be achieved by
simply introducing one or more numeric suffixes to each item in the cost plan (see Table 4.1).
Alternatively, one or more characters can be used as a suffix to identify a work package.
If elements need to be broken down further, additional levels of code may be introduced to meet
user requirements.
In both cases, reference could be made to a high-level cost classification system such as that
used in ICMS, where cost categories are used.
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Work package Suffix
Main contractor’s preliminaries /001
Substructure and groundworks /002
Piling /003
Concrete works (including precast components) /004
Structural steelwork /005
Carpentry /006
Masonry (brickwork and blockwork) /007
Roof systems and rainwater goods /008
Joinery (including internal doors, toilet cubicles /009

and vanity units)
Windows and external doors /010
Curtain walling /011
Dry linings and partitions /012
Tiling /013
Decorating/painting /014
Floor coverings /015
Suspended ceilings /016
Mechanical and electrical service installations /017

(including sanitary appliances)
Lifts /018
Loose fittings, furnishings and equipment /019
External drainage /020
External works – soft landscape works /021
External works – hard landscape works /022
Main contractor’s overheads and profit /023
Table 4.1: Example of work package codification framework
78
Group elements contents

Group element 0: Facilitating works...................................................................................81
Element 0.1: Toxic/hazardous/contaminated material treatment................................................82
Element 0.2: Major demolition works..............................................................................................85
Element 0.3: Temporary support for adjacent structures.............................................................88
Element 0.4: Specialist groundworks...............................................................................................89
Element 0.5: Temporary diversion works........................................................................................92
Element 0.6: Extraordinary site investigation works......................................................................93
Group element 1: Substructure...........................................................................................95
Element 1.1 Substructure...................................................................................................................96
Group element 2: Superstructure......................................................................................119
Element 2.1: Frame...........................................................................................................................120
Element 2.2: Upper floors................................................................................................................129
Element 2.3: Roof..............................................................................................................................139
Element 2.4: Stairs and ramps........................................................................................................147
Element 2.5: External walls.............................................................................................................. 151
Element 2.6: Windows and external doors...................................................................................165
Element 2.7: Internal walls and partitions.....................................................................................169
Element 2.8: Internal doors.............................................................................................................175
Group element 3: Internal finishes....................................................................................177
Element 3.1: Wall finishes.................................................................................................................178
Element 3.2: Floor finishes..............................................................................................................180
Element 3.3: Ceiling finishes............................................................................................................183
Group element 4: Fittings, furnishings and equipment..................................................187
Element 4.1: Fittings, furnishings and equipment........................................................................188
Group element 5: Services..................................................................................................200
Element 5.1: Sanitary installations..................................................................................................201
Element 5.2: Services equipment.................................................................................................. 204
Element 5.3: Disposal installations.................................................................................................207
Element 5.4: Water installations..................................................................................................... 211
Element 5.5: Heat source.................................................................................................................218
Element 5.6: Space heating and air conditioning systems..........................................................221
Element 5.7: Ventilation systems....................................................................................................235
Element 5.8: Electrical installations................................................................................................241
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Element 5.9: Fuel installations.........................................................................................................252

Element 5.10: Lift and conveyor installations............................................................................... 254
Element 5.11: Fire and lightning protection...................................................................................264
Element 5.12: Communication, security and control systems....................................................268
Element 5.13: Specialist installations..............................................................................................274
Element 5.14: Builder’s work in connection with services...........................................................281
Group element 6: Prefabricated buildings and building units.......................................283
Element 6.1: Prefabricated buildings and building units............................................................ 284
Group element 7: Work to existing buildings...................................................................290
Element 7.1: Minor demolition and alteration works...................................................................291
Element 7.2: Repairs to existing services.......................................................................................296
Element 7.3: Damp-proof courses/fungus and beetle eradication............................................298
Element 7.4: Facade retention........................................................................................................ 300
Element 7.5: Cleaning existing surfaces.........................................................................................301
Element 7.6: Renovation works.......................................................................................................303
Group element 8: External works......................................................................................308
Element 8.1: Site preparation works.............................................................................................. 309
Element 8.2: Roads, paths, pavings and surfacings..................................................................... 312
Element 8.3: Soft landscaping, planting and irrigation systems................................................320
Element 8.4: Fencing, railings and walls........................................................................................327
Element 8.5: External fixtures.........................................................................................................335
Element 8.6: External drainage.......................................................................................................338
Element 8.7: External services........................................................................................................347
Element 8.8: Minor building works and ancillary buildings........................................................365
Group element 9: Main contractor’s preliminaries.........................................................369
Element 9.1: Employer’s requirements...........................................................................................371
Element 9.2: Main contractor’s cost items....................................................................................375
Group element 10: Main contractor’s overheads and profit..........................................402
Element 10.1: Main contractor’s overheads .................................................................................402
Element 10.2 Main contractor’s profit . .........................................................................................402
Group element 11: Project and design team fees...........................................................403
Element 11.1: Consultants’ fees...................................................................................................... 404
Element 11.2: Main contractor’s pre-construction fees.............................................................. 409
Element 11.3: Main contractor’s design fees................................................................................. 411
Group element 12: Other project costs............................................................................412
Element 12.1: Other project costs................................................................................................... 413
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Group element 13: Risks.....................................................................................................416

Element 13.1: Design development risks....................................................................................... 417
Element 13.2: Construction risks.................................................................................................... 418
Element 13.3: Employer change risks............................................................................................. 419
Element 13.4: Employer other risks................................................................................................420
Group element 14: Inflation...............................................................................................422
Element 14.1: Tender inflation ........................................................................................................422
Element 14.2: Construction inflation . ...........................................................................................422
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Group element 0: Facilitating works

Group element 0 comprises the following elements:
0.1 Toxic/hazardous/contaminated material treatment
0.2 Major demolition works
0.3 Temporary support for adjacent structures
0.4 Specialist groundworks
0.5 Temporary diversion works
0.6 Extraordinary site investigation works
Note: works associated with general site preparation and groundworks; minor demolition works;
and permanent roads, paths and pavings are included in group element 8. The provision of
temporary roads and services is included in group element 9.
NRM 1: ORDER OF COST ESTIMATING AND COST PLANNING FOR CAPITAL BUILDING WORKS RETURN TO GROUP ELEMENT CONTENTS
82
Element 0.1: Toxic/hazardous/contaminated material treatment

Measurement rules
Sub-element Component Unit Included Excluded
for components
0.1.1 Toxic or 1 Toxic or hazardous item C1 Cost-significant components 1 Removal of toxic or hazardous parts of 1 Contaminated ground
hazardous material material removal: are to be described and identified building fabric (e.g. asbestos-containing material removal or
removal. details to be stated. separately. Such components materials). treatment (included
are to be measured by area (m2) in sub-element 0.1.2).
Definition: removal, 2 Toxic or hazardous 2 Removal of toxic or hazardous insulating
or linear measurement (m), or
employing special chemical removal: materials or components from existing 2 Asbestos survey fees,
enumerated (nr) separately.
safety measures, of details to be stated. service installations, including storage etc. (included in group
toxic or hazardous tanks and vessels. element 11).
material prior
3 Removal of toxic or hazardous chemicals
to demolition or
from existing service installations, including
refurbishment works.
storage tanks and vessels.
4 Safe disposal.
Note: where no asbestos survey records

exist, an allowance should be made within
the construction risk allowance.
5 Sundry items.
6 Where works are to be carried out by

a subcontractor, the subcontractor’s
preliminaries, design fees, risk allowance,
overheads and profit, with allowance for
these to be made within unit rate applied
to element or component.
83
Measurement rules
for components
0.1.2 1 Contaminated m2/m3 C1 The area measured is the 1 Contaminated ground material removal 1 Undertaking
Contaminated land. ground material area of contaminated land. using dig and dump strategy, including environmental audits
removal: details safe disposal of excavated material to and intrusive ground
Definition: removal C2 Where the volume of
to be stated. licensed tip (non-hazardous and hazardous investigations/surveys
and/or treatment excavation and disposal of
2 Contaminated m2 material), tipping charges and landfill tax. (included in group
of contaminated contaminated ground material
ground material element 11).
ground material. is measured, the volume 2 Contaminated ground material treatment
treatment: details measured is the surface area using in situ methods, such as: 2 Preparing remediation
to be stated. of the contaminated material strategy/plan (included
• dilution
multiplied by the average depth in group element 11).
of the contaminated material. • clean cover
3 Supervision to
C3 Quantities given for disposal • on-site encapsulation ensure compliance with
of contaminated ground material • bioremediation remediation strategy/
are the bulk before excavating, plan (included in group
• soil washing
and no allowance is made for element 11).
subsequent variations to bulk or • soil flushing
4 Reinstatement works
for extra space to accommodate
• thermal treatment required by alleviation
earthwork support.
• vacuum extraction strategy (included in
C4 Other cost-significant group element 1 or
• stabilisation.
components are to be group element 8 as
described and identified 3 Where works are to be carried out by appropriate).
separately. Such components a subcontractor, the subcontractor’s
are to be measured by area (m2) preliminaries, design fees, risk allowance,
or linear measurement (m), or overheads and profit, with allowance for
enumerated (nr) separately. these to be made within unit rate applied
84
Measurement rules
for components
0.1.3 Eradication of 1 Eradication by dig m2/m3 C1 Where components are to 1 Eradication by dig and dump strategy 1 Site investigation
plant growth. and dump strategy: be enumerated, the number (including inserting a root barrier surveys for Japanese
details to be stated. of components is to be stated. membrane system, etc.), including knotweed, giant
Definition:
excavation and safe disposal of excavated hogweed or other
eradication of C2 The area measured is the
2 Eradication by nr/m2 material to licensed tip, tipping charges, invasive plant
Japanese knotweed, area designated as infected
chemical treatment: landfill tax and backfilling voids with species (included
giant hogweed or by the plant growth.
details to be stated. inert material. in element 11.1).
other invasive
C3 Where the volume of
plant species. 2 Eradication by chemical treatment. 2 Supervision of
excavation and disposal of
removal of Japanese
contaminated ground material 3 Where works are to be carried out by
knotweed, giant
is measured, the volume a subcontractor, the subcontractor’s
hogweed or other
measured is the surface area preliminaries, design fees, risk allowance,
invasive plant species
of the contaminated material overheads and profit, with allowance for
by specialist consultant
multiplied by the average depth these to be made within unit rate applie
(included in element
of the contaminated material. to element or component.
11.1).
C4 Quantities given for disposal
Note: removal
of contaminated ground material
undertaken by a works
are the bulk before excavating
contractor but is to
and no allowance is made for
be carried out under
subsequent variations to bulk or
strict supervision of a
specialist consultant.
earthwork support.
C5 Other cost-significant
components are to be described
and identified separately.
Such components are to be
measured by area (m2) or
linear measurement (m), or
85
Element 0.2: Major demolition works

Measurement rules
for components
0.2.1 Demolition 1 Demolition of m2 C1 Where components are to 1 Demolition of entire buildings and 1 Soft strip works
works. entire buildings: be enumerated, the number structures, including removing service carried out separately
details to be stated. of components is to be stated. installations (i.e. significant buildings from demolition works.
Definition: taking
and structures).
down to ground 2 Demolition of C2 The linear length of 2 Removing parts
level and removing major parts of components is measured on 2 Demolition of major parts of existing of existing buildings
complete buildings/ existing buildings: the centre line of the component. buildings and structures (including (included in group
structures or parts of details to be stated. removing service installations) ready element 7).
C3 The area measured is
buildings/structures, to receive new construction.
3 Temporary nr the GEFA. 3 Alterations to existing
including services,
propping to existing 3 Credits for materials arising from buildings (included in
fittings and finishes C4 Other cost-significant
basement retaining demolition works. group element 7).
components are to be
walls: details,
described and identified 4 Disposal of materials arising from 4 Stripping out services
including type of
separately. Such components demolition, including materials classified in conjunction with
material, whether
are to be measured by area as inert, non-hazardous and hazardous alteration works to
single or double
(m2) or linear measurement (m), (including WAC (waste acceptance criteria) existing buildings
props, and type
or enumerated (nr) separately. test charges). (included in sub-
of anchor blocks/
element 7.1.1).
foundations, to 5 Disconnecting existing mains services,
be stated. including water, gas, electricity, drainage, 5 Decontaminating
district heating, telecommunication existing service systems
4 Extra over m systems, data systems, etc.). prior to demolition,
temporary propping e.g. boilers and fuel
6 Statutory undertaker’s fees and charges
for providing storage tanks and
for disconnecting mains services.
wailings: details, vessels (included in
including type sub-element 0.1.1).
of material, to
be stated.
86
Measurement rules
for components
5 Periodic technical nr 7 Temporary supports to retain existing 6 Temporary or semi-
inspections basement retaining walls, etc., including permanent support to
of temporary the design, installation, maintenance, structures or facades
propping: details repositioning (to facilitate construction (included in element
to be stated. works) and removal of props and wailings, 7.4).
and grubbing up and disposal of anchor
6 Returning to 7 Minor demolitions
blocks/foundations where not part of the
site to reposition carried out as part
permanent works.
temporary props: of the site clearance
details, including 8 Periodic temporary inspections. (included in sub-
type of material, element 8.1.1).
whether single or 9 Sundry items.
double props, and
10 Where works are to be carried out
type of anchor
by a subcontractor, the subcontractor’s
blocks/foundations
(if new required),
to be stated.
7 Removal of to element or component.
temporary props:
details to be stated.
8 Removal of wailings: m
9 Grubbing up of nr
anchor blocks/
foundations for
temporary props
and infilling voids:
details, including
type of filling
material and size of
void, to be stated.
87
Measurement rules
for components
0.2.2 Soft strip works. 1 Preparatory to item/ C1 The area measured is 1 Soft strip works carried out separately 1 Removal of toxic or
demolition: extent m2 the GIFA. from demolition works. hazardous parts of
Definition: stripping
of works to be 2 Removal of existing non-structural walls building fabric (e.g.
out building
stated. and partitions. asbestos-containing
components, services,
materials), including
fittings and finishes 3 Removal of existing internal doors, materials and
from a building as 2 Preparatory to screens, balustrades, handrails, etc. chemicals (included
preparatory works refurbishment:
4 Removal of finishes. in sub-element 0.1.1).
to demolition or extent of works
refurbishment. to be stated. 5 Removal of furnishings, fixtures and fittings.
6 Isolating, draining down and
disconnecting existing mains services,
including water, gas, electricity, drainage,
district heating, telecommunication
systems, data systems, etc.
7 Removal of building engineering services,
including lift installations.
8 Credits for materials arising from
demolition works.
9 Disposal of materials arising from
soft strip works.
10 Statutory undertaker’s fees and
sundry items.
11 Charges for disconnecting mains services.
88
Element 0.3: Temporary support for adjacent structures

Measurement rules
for components
0.3.1 Temporary 1 Support nr C1 Where components are to 1 Temporary or semi-permanent supports for 1 Facade retention
support for adjacent structures: details be enumerated, the number structures adjacent to the site on which the works where existing
structures. to be stated. of components is to be stated. building is being built, including party walls. facade is to be
integrated into new
Definition: temporary 2 Taking down C2 Work arising out of party 2 Location surveys.
building (included in
or semi-permanent and repositioning wall awards/agreements is to 3 Commencement and completion element 7.4).
support for unstable support structures: be described and identified condition surveys.
structures (i.e. details to be stated. separately. 2 Temporary supports
4 Dead, raking, flying or box shoring;
structures not to be for basement retaining
3 Periodic technical strutting (including bracing; sole plates
demolished) adjacent walls (included in
inspections of and wall plates; needles, including holes;
to the building under sub-element 0.2.1).
temporary support brackets, blockings and wedges; dog
construction.
structures: details to irons and similar metalwork). 3 Temporary screens
be stated. required for alteration
5 Foundations for shoring.
works (included in
4 Removing support 6 Cutting holes in existing structures sub-element 7.1.1).
structures: details for needles, etc.
4 Supports for small
to be stated. 7 Design, erection, maintenance, repositioning
openings cut into
and removal of support structures.
existing walls or after
8 Periodic temporary inspections. removal of internal
walls, etc. (included
9 Sundry items.
in sub-element 7.1.1).
89
Element 0.4: Specialist groundworks

Measurement rules
for components
0.4.1 Site dewatering 1 Site dewatering: item/ C1 Where components are to 1 Forming well points, including well pointing 1 Permanent land
and pumping. details to be stated. m2 be itemised, the key attributes equipment and well point installation. drainage (included in
comprising the component sub-element 8.6.4).
Definition: 2 Filling (gravel or other filling).
are to be identified, described
temporarily lowering
and enumerated within the 3 Drain tubes and ring mains (installing
the groundwater level
description of the component. and removing).
over the whole of
the site to facilitate C2 The area measured is the 4 Sumps.
construction. area affected by the dewatering
system employed. 5 Pumps and pumping, including
standby pumps.
components are to be described 6 Off-site disposal of water.
7 Running costs.
measured by area (m2) or 8 Attendance, including out of hours.
9 Sundry items associated with site
dewatering.

90
Measurement rules
for components
0.4.2 Soil stabilisation 1 Soil stabilisation m2 C1 The area measured is the area 1 Soil stabilisation measures, including: 1 Consolidating and
measures. measures: details affected by the soil stabilisation compacting formation
• cement or chemical grouting
to be stated. measure. level to receive
Definition:
• electrochemical stabilisation construction (included
stabilisation or C2 Other cost-significant
in sub-elements 1.1.1,
improvement in components are to be described • sand stowing
1.1.3, 1.1.4 or 1.1.5, as
bearing capacity or and identified separately. • forming regular pattern of holes, appropriate).
slip resistance of Such components are to be compacting surrounding soil, and
existing ground, to measured by area (m2) or filling with aggregates or hard fill,
facilitate construction linear measurement (m), or all by means of power vibrators
by injecting or enumerated (nr) separately.
• soil nailing
otherwise introducing
stabilising materials, • use of ground anchors
power vibrating,
• pressure grouting
soil nailing or using
ground anchors. • compacting
• freezing of groundwater and subsoil
• stabilising soil in situ by incorporating
cement with a rotovator.
2 Sundry items.

91
Measurement rules
for components
0.4.3 Ground gas 1 Ground gas m2 C1 The area measured is 1 Ground gas venting measures, including: 1 Gas-proof
venting measures. venting: details the area affected by the membranes also
• gas-proof membranes
to be stated. gas venting measure. used as a damp-proof
Definition:
• perforated collection pipes membrane (included
systems to prevent C2 Other cost-significant
accumulation of components are to be described • proprietary gas dispersal fin layers
radon or landfill gases. and identified separately. • radon sumps 2 Radon sumps
Such components are to be underneath building
• vent pipes, including vertical risers to
measured by area (m2) or slabs (included in
vent at a high level.
linear measurement (m), or sub-element 1.1.3).
enumerated (nr) separately. 2 Sundry items associated with ground
3 Granular venting
gas venting measures.
layers (included in
3 Where works are to be carried out by sub-element 1.1.3).
overheads and profit, with allowance
for these to be made within unit rate
applied to element or component.
92
Element 0.5: Temporary diversion works

Measurement rules
for components
0.5.1 Temporary 1 Temporary item C1 Works are to be itemised 1 All works in connection with temporary
diversion works. diversion of drains: and described. diversion of drains.
Definition: temporary C2 Where insufficient information 2 All works in connection with temporary
diversion of existing is available, such works are to be diversion of services (e.g. water, electricity,
2 Temporary
drainage systems, included in group element 13, gas and communications).
diversion of
existing service as appropriate.
services: details 3 All works in connection with temporary
installations and
to be stated. diversion of rivers, streams, etc.
systems, rivers,
streams, etc. 3 Temporary 4 Statutory undertaker’s fees and charges
diversion of in connection with diversion works.
waterways: details
5 Sundry items.
to be stated.
93
Element 0.6: Extraordinary site investigation works

Measurement rules
for components
0.6.1 Archaeological 1 Excavation works: item C1 Where components are to 1 Physical archaeological 1 Desktop studies
investigation. details to be stated. be enumerated, the number investigation works (i.e. site-based (included in group
of components is to be stated. excavation works in search of element 11).
Definition: site- 2 Temporary nr
artefacts, etc.) carried out by
based archaeological screens, etc.: details C2 Where components are to be 2 Archaeologist’s
the main contractor under the
investigation works. to be stated. measured per week, the number fees and charges
guidance and instruction of an
of weeks is to be stated. The cost per in connection with
3 Attendance on per archaeologist (e.g. breaking out
week is to be calculated by multiplying fieldwork, reporting
archaeologists. week concrete and initial excavation to
the number of operatives by the number of and carrying out
expose ground for archaeologist).
days per week that they are in attendance. physical archaeological
2 Provision of temporary investigation works
C3 Where insufficient information is
screens, etc. (included in group
available, such works are to be included
element 12, as
in group element 13, as appropriate. 3 Attendance on archaeologists.
appropriate).
0.6.2 Reptile/wildlife 1 Physical reptile/ item C1 Where components are to be 1 Trapping and relocation of 1 Desktop studies
harm mitigation wildlife harm enumerated, the number of components reptiles/wildlife, etc. carried (included in group
measures. mitigation measures: is to be stated. out by the main contractor. element 11).
details to be stated. 2 Ecologist’s fees and
Definition: relocation C2 The linear length of components 2 Provision of temporary fences,
2 Temporary fences, nr/m charges in connection
of reptiles/wildlife and is measured on the centre line of the barriers, etc. to cordon off
barriers, etc.: details with ascertaining and
provision of fences/ component. working area.
to be stated. carrying out reptile/
barriers to cordon
3 Attendance on specialists. wildlife harm mitigation
off the working area.
3 Attendance. per measures (included in
week group elements 11 or
12, as appropriate).
94
Measurement rules
for components
C3 Where components are to be

measured per week, the number of weeks
is to be stated. The cost per week is to
be calculated by multiplying the number
of operatives by the number of days per
week that they are in attendance.

in group element 13, as appropriate.
0.6.3 Other 1 Physical site item C1 Where components are to be 1 Physical works in connection 1 Desktop studies
extraordinary site investigation works: enumerated, the number of components with extraordinary site (included in group
investigation works. details to be stated. is to be stated. investigation works carried element 11).
out by the main contractor.
2 Temporary nr/m C2 The linear length of components 2 Specialist consultants’
screens, fences, is measured on the centre line of the 2 Provision of temporary screens, fees and charges
barriers, etc.: component. fences, barriers, etc. to cordon in connection
details to be stated. off working area. with ascertaining
C3 Where components are to be
and carrying out
3 Attendance. per measured per week, the number of weeks 3 Attendance on specialists.
extraordinary site
week is to be stated. The cost per week is to
investigation works
be calculated by multiplying the number
(included in group
of operatives by the number of days per
element 11 or
week that they are in attendance.
group element 12).
in group element 13, as appropriate.
95
Group element 1: Substructure

1.1 Substructure
Note: where testing and commissioning of drainage installations is required to be

measured under sub-element 1.1.3, the terms should include the following works:
1 Testing includes:
(1) air tests
(2) water tests
(3) dyes required for testing.
2 Temporary operation of drainage to employer’s requirements.
3 Setting all drainage installations to work after completion of commissioning.
96
Element 1.1 Substructure

Measurement rules
for components
1.1.1 Standard 1 Strip foundations: m C1 Where components are to 1 Wall and column foundations. 1 Raft foundations, etc. (included
foundations. details, including be enumerated, the number of in sub-element 1.1.3).
2 Foundation walls to underside
depth of foundation, components is to be stated.
Definition: standard of damp-proof course (to both 2 Foundations to temporary
to be stated.
foundations up to C2 The linear length of perimeter and internal load accommodation (included in
and including the 2 Isolated pad nr components is measured on the bearing walls). group element 10).
damp-proof course. foundations: details, centre line of the component.
3 Isolated pad foundations. 3 Forming new contours
including size and
C3 The volume of contaminated to the site (included in
reinforcement rate 4 Trench and pit excavations,
material measured for disposal sub-element 8.1.2).
(kg/m3) of pile cap, including earthwork support
is the surface area of the
to be stated. (including insertion and extraction 4 Cultivating and final grading
contaminated material multiplied
of steel sheet piling if used). of soil for seeding, turfing or
3 Extra for disposal m3 by the average depth of the
planting (included in element
of contaminated contaminated material. 5 Excavating below
8.3, as appropriate).
excavated material: groundwater level.
C4 Quantity given for disposal
details to be stated. 5 Pile caps and ground beams
is the bulk before excavating, 6 Breaking out surface
(included in sub-element 1.1.2).
and no allowance is made for materials (e.g. hardstandings,
subsequent variations to bulk pavements, etc.). 6 Base slab/bed construction,
or for extra space to accommodate including damp-proof
earthwork support. Note: where no information
membranes (included
relating to the ground conditions
in sub-element 1.1.3.
is available, an allowance is to be
made within the construction 7 Basement excavation
risk allowance for the extra (included in sub-element 1.1.4).
cost of removing unforeseen
8 Piles (included in
obstructions and dealing with
sub-element 1.1.2).
unknown ground conditions.
97
Measurement rules
for components
C5 Other cost-significant 7 Disposal of excavated material, 9 Basement retaining walls
components are to be including tipping charges and (included in element 1.1.5).
described and identified landfill tax (including inert,
10 Columns (i.e. portion below
separately. Such components non-hazardous and hazardous
base slab/bed – included in
are to be measured by area material where not to be carried
element 2.1, as appropriate).
(m2) or linear measurement (m), out as facilitating works).
or enumerated (nr) separately 11 Drainage (included in
Note: where no contamination/
in accordance with the rules sub-elements 1.1.3 or 8.6.1,
remediation strategy report
of measurement for this as appropriate).
exists, an allowance is to be
sub-element.
made within the construction 12 Dewatering (included in
C6 Curved work is to be described risk allowance for the extra cost sub-element 0.4.1).
and identified separately. of disposing of contaminated
material. 13 Soil stabilisation (included
C7 Work to existing buildings is in sub-element 0.4.2).
to be described and identified 8 Disposal of surface water and
separately. groundwater, where dewatering 14 Removing contaminated
techniques not employed. ground material, where carried
C8 Where the contractor is only out as facilitating works (included
responsible for designing specific 9 Consolidating and compacting in sub-element 0.1.2).
elements and/or components of formation level to receive
the building project (i.e. not the foundations. 15 Treatment of contaminated
entire building project), contractor- ground material, where carried
10 Consolidating and compacting out as facilitating works (included
designed work is to be described
formation level to receive in sub-element 0.1.2).
foundations.
11 Blinding.
98
Measurement rules
for components
12 Specialist concrete grades,
including waterproof concrete
and additives.
13 Brickwork and blockwork

walling, including air/ventilation
bricks, etc.
14 Forming cavities, including

wall ties.
15 Filling cavities.
16 Thermal insulation of cavities.
17 Damp-proof courses.
18 Service ducts, etc. through

foundation walls.
19 Sundry items.
20 Where works are to be carried

out by a subcontractor, the
subcontractor’s preliminaries,
design fees, risk allowance,
overheads and profit, with
allowance for these to be
made within unit rate applied
99
Measurement rules
for components
1.1.2 Specialist 1 Piling mats/ m2 C1 Where components are to 1 Piles, including: 1 Piles and caissons forming
foundations. platforms: details, be enumerated, the number embedded retaining walls
• precast concrete
including thickness of components is to be stated. (included in sub-element 1.1.5).
Definition: reinforced piles
of mat/platform
C2 The linear length of 2 Dewatering (included in
• load bearing (mm), to be stated. • precast prestressed
components is measured on the sub-element 0.4.1).
foundation piles concrete piles
2 Piling plant: details item centre line of the component.
and caissons to be stated. • precast reinforced segmental 3 Soil stabilisation (included
C3 The area measured for piling concrete piles in sub-element 0.4.2).
• inserting additional
3 Moving piling rig nr mats/platforms is the surface
foundation support • bored cast-in-place
to pile position. area of the piling mat/platform.
under and around concrete piles
existing foundations. 4 Piles: details, C4 The volume of excavated
• driven cast-in-place
including type, material for disposal arising from
concrete piles
diameter (mm) and the piling is the cross-sectional
depth (m) of piles, area of the pile multiplied by • steel bearing piles
to be stated. the depth of the pile. • timber bearing piles
5 Extra for pile C5 Quantity given for disposal is • mini piles.
casings or linings: the bulk before excavating and no
2 Permanent caissons.
details, including allowance is made for subsequent
material, length (m), variations to bulk. 3 Vibro-compacted columns.
diameter (mm) and
if permanent or C6 Other cost-significant 4 Piling mats and platforms
temporary, to components are to be described (installing, moving, modifying
be stated. and identified separately. and removing on completion).
5 Piling rigs/other plant, including
bringing to and removing from
site, maintenance, erection,
dismantling and moving piling
rigs to each pile position.
100
Measurement rules
for components
6 Caissons: details, nr C7 Curved work is to be described Note: where information about
including type, and identified separately. ground strata is unknown,
overall external an allowance is to be made
C8 Work to existing buildings is
dimensions (m/mm) within the construction risk
to be described and identified
or external diameter allowance for breaking through
separately.
(m/mm) and depth obstructions.
(m/mm) of caisson, C9 Where the contractor is only
6 Disposal of excavated material
to be stated. responsible for designing specific
arising from piling, including
elements and/or components of
7 Disposal of m3 tipping charges and landfill tax.
the building project (i.e. not the
excavated material
entire building project), contractor- Note: where no contamination/
arising from piling.
designed work is to be described remediation strategy report
8 Extra for nr/m3 and identified separately. exists, an allowance is to be
breaking through made within the construction
obstructions. risk allowance for the extra cost
of disposing of contaminated
9 Cutting off tops nr material.
of concrete piles
and preparing pile 7 Disposal of surface water and
heads. groundwater, where dewatering
techniques not employed.
10 Pile tests: details, item 8 Cutting off excess lengths
including type of piles.
of test, pile type,
diameter of pile 9 Cutting out concrete to tops
(mm) and number of piles and preparing pile heads
of piles to be stated. and reinforcement for capping.
10 Grouting.
101
Measurement rules
for components
11 Vibro-compacted nr 11 Pile tests (e.g. load tests and
columns: details, integrity tests).
including size (mm)
12 Pile caps.
and length (m)
of column, to 13 Ground beams.
be stated.
14 Trench and pit excavations
12 Pile caps: details, nr for pile caps and ground beams,
including size and including earthwork support
reinforcement rate (including insertion and extraction
(kg/m3) of pile cap, of steel sheet piling if used).
to be stated.
15 Disposal of excavated
13 Ground m material, including tipping
beams: details, charges and landfill tax. (Refer
including size and to note above about disposal
reinforcement rate of contaminated material).
(kg/m3) of pile cap,
to be stated. 16 Disposal of surface water and
groundwater, where dewatering
techniques not employed.
17 Consolidating and compacting

formation level to receive pile
caps and ground beams.
18 Blinding.
19 Protection boarding for

underside of pile caps and
ground beams (e.g. to provide
heave protection).
102
Measurement rules
for components
20 Concrete, reinforcement,
formwork (temporary and
permanent) and excavating
and backfilling of working
space required to facilitate
placement of formwork.
21 Specialist concrete grades,

including waterproof concrete
and additives.
22 Sundry items.

allowance for these to be made
within unit rate applied to
element or component.
103
Measurement rules
for components
14 Underpinning: m C1 The length of underpinning 1 Underpinning to external walls 1 Underpinning to external site
details to be stated. measured is the extreme length. adjoining the new building. boundary walls, etc. which are
not an integral part of the new
C2 Other cost-significant 2 Underpinning to walls within
building or rehabilitated building
components are to be existing buildings, which are to be
described and identified rehabilitated (i.e. internal walls).
separately. Such components
3 Preliminary trenches and
are to be measured by area (m2)
underpinning pits, excavation
and earthwork support.
enumerated (nr) separately
in accordance with the rules 4 Temporary supports.
of measurement for this
sub-element. 5 Disposal of excavated material,
including tipping charges and
C3 Curved work is to be described landfill tax (including inert,
and identified separately. non-hazardous and hazardous
material where not to be carried
out as facilitating works).
separately. Note: where no contamination/
C5 Where the contractor is only
responsible for designing specific
made within the construction
elements and/or components
risk allowance for the extra cost
of the building project (i.e. not
the entire building project),
material.
contractor-designed work
is to be described and 6 Cutting away existing projecting
identified separately. foundations, etc.
104
Measurement rules
for components
7 Preparing existing work to
receive pinning up of new work.
8 Concrete, including
reinforcement, formwork
and additional excavation
and backfilling of working
space required to facilitate
placement of formwork.
9 Masonry (brickwork,
blockwork, etc.).
10 Waterproof tanking.
11 Sundry items.
12 Where works are to be

carried out by a subcontractor,
the subcontractor’s preliminaries,
105
Measurement rules
for components
1.1.3 Lowest floor 1 Lowest floor m2 C1 The area measured is the area 1 Lowest floor assemblies, such as: 1 Bulk excavation to form
construction. construction: of the floor construction measured basements (included in
• ground slabs/beds
details to be stated. to the internal face of the external sub-element 1.1.4).
Definition: the entire
perimeter walls. • basement slabs/beds
lowest floor assembly Note: reinforcement 2 Non-structural screeds
below the underside rate (kg/m3 or kg/m2 C2 The area of the floor construction • raft foundations (included in sub-element 3.2.1).
of screed or lowest as appropriate) for should be measured in accordance • suspended floors serving as
3 Floating floors (included in
floor finish. concrete slabs and with the rules of measurement for lowest floor-level systems, i.e.
sub-element 3.2.1).
beds to be stated. ascertaining the GIFA. where void between ground
slab/bed under and lowest floor 4 Applied floor finishes
2 Extra over lowest C3 Where more than one type of
slab (including suspended timber (included in sub-element 3.2.1).
floor construction floor construction is employed,
floor construction and precast/
for forming ramps, the area measured for each floor 5 Finishes to swimming pool
composite decking systems).
etc.: details to be construction is the area covered tanks, including tank linings
stated. by that floor construction. 2 Thickening to slabs/beds for (included in sub-element 3.2.1).
load-bearing walls, machine
3 Extra over lowest nr C4 The length of retaining walls 6 Hardeners and sealers applied
bases, etc.
floor construction measured at changes in level to slabs/beds after construction
for forming of lift pits, is their extreme length, over 3 Sumps, pits, chambers, etc. (included in sub-element 3.2.1).
etc.: details, including all obstructions. The height integral to the lowest floor
the number and size measured is the distance construction. 7 Podium slabs, transfer slabs
(m) of lift pits, to from the top of the slab to the and other suspended upper
be stated. 4 Inclined and stepped slabs/beds. floor constructions forming part
underside of the attached slab.
of the basement construction
5 Ramps in slabs.
4 Extra over lowest C5 The area measured for forming (included in element 2.2).
floor construction swimming pool tanks, etc. is the 6 Retaining walls at changes
for forming area of the swimming pool (or 8 Basement roofs, i.e. where
in level.
swimming pool other similar facility) on plan, not performing as a floor
tanks, etc.: details, measured to the internal face 7 Lift pits, etc. below the lowest (included in element 2.3).
including the size of the swimming pool walls. floor, including waterproofing.
(m), to be stated.
106
Measurement rules
for components
5 Retaining walls m C6 The area measured for forming 8 Swimming pool tanks, including 9 Machine bases constructed
at changes in level: lift pits, etc. is the area of the lift boom pits, etc. and waterproofing. on top of slabs and beds
details, including pit on plan, measured to the (included in element 5.14).
9 Surface area excavations (i.e.
thickness (mm), internal face of the lift pit.
to remove topsoil and to reduce 10 Drainage beyond the first
height (m) and
C7 The length of linear components levels), including earthwork manhole external to the
reinforcement
measured is their extreme length, support and surface treatments. enclosing walls of the building
rate (kg/m3), to
over all obstructions. (included in sub-element 8.6.1).
be stated. 10 Pit excavations, including
C8 The length of below-ground earthwork support. 11 Ground gas venting to the
6 Designed joints:
drainage pipelines measured entire site (included in sub-
details, including 11 Disposal of excavated material,
is their extreme length, over element 0.4.3, as appropriate).
height (mm), to including tipping charges and
all fittings, branches, etc.
be stated. landfill tax (including inert,
C9 Where components are to non-hazardous and hazardous
7 Drainage below
be enumerated, the number material where not to be carried
ground: details,
of components is to be stated. out as facilitating works).
including average
depth of trench (m), C10 Other cost-significant Note: where no contamination/
type and nominal components are to be described remediation strategy report exists,
size of pipe (mm), and identified separately. an allowance is to be made within
and materials Such components are to be the construction risk allowance
for beds and measured by area (m2) or for the extra cost of disposing
haunchings/ linear measurement (m), or of contaminated material.
surrounds, to enumerated (nr) separately.
be stated. 12 Disposal of surface water and
C11 Curved work is to be described groundwater, where dewatering
and identified separately. techniques not employed.
C12 Work to existing buildings

is to be described and identified
separately.
107
Measurement rules
for components
8 Gullies, floor nr C13 The percentage additions for 13 Consolidating and compacting
outlets, etc.: details testing and commissioning are to formation level to receive floor
to be stated. be applied to the total cost of the construction.
items comprising the drainage
9 Internal manholes, 14 Concrete, reinforcement,
installation. A single combined
catch-pits, petrol formwork (temporary and
percentage addition can be
interceptors, etc.: permanent) and working space
applied to cover the costs of
details to be stated. for formwork.
both testing and commissioning.
10 Testing of % 15 Specialist concrete grades,

drainage installations. such as waterproof concrete.
elements and/or components of 16 Filling to make up levels.
11 Commissioning of the building project (i.e. not the
drainage installations. entire building project), contractor- 17 Blinding beds.
18 Protection boarding for
underside of floor/base slabs
(e.g. to provide heave protection).
19 Damp-proof membranes,
including gas-proof membranes
serving as a damp-proof membrane.
20 Service ducts, etc. below the

lowest floor construction.
21 Fixing devices cast into concrete

(i.e. dowels, anchor bolts, anchor
boxes, anchor fixing slots, etc.).
108
Measurement rules
for components
22 Design joints, including at
intersection of base slab/bed
and external perimeter wall,
to provide bays, etc.
23 Worked finishes (i.e. in situ

surface treatments), including the
application of surface hardeners
and power floated finishes.
24 Structural screeds, including

reinforcement.
25 Suspended timber floors,

including floorboards, joists,
joist struts, plates, etc. and
supporting masonry/concrete
walls underneath (i.e. load-
bearing sleeper walls).
26 Precast/composite decking
systems, including concrete
components, in situ concrete,
site-fixed formwork and
reinforcement, filler units,
fixing slips, metal clips and
other fixings, joints (including
grouting joints), worked finishes
and performance tests.
109
Measurement rules
for components
27 Drainage below or within
lowest floor assembly, including
pipework, pipework ancillaries
(e.g. gullies, gratings, rodding
and access points) and fittings to
pipework (to first manhole beyond
the external enclosing walls).
28 Internal manholes, etc.,

including channel benching,
step irons, access covers and
other accessories.
29 Floor outlets.
30 Prefabricated floor channels

and gratings in ground floor
construction.
31 Trenches for pipework,

including excavation, earthwork
support, backfilling and disposal
of surplus material.
32 Granular beds and surrounds,

concrete beds, cradles, haunching
and surrounds, and foamed
concrete backfill.
33 Venting below building (e.g. radon

sumps underneath slab/bed).
110
Measurement rules
for components
34 Special filling material beneath
base slab/bed.
35 Sundry items.
36 Testing and commissioning

of drainage installations.

111
Measurement rules
for components
1.1.4 Basement 1 Basement m3 C1 The volume measured for 1 Bulk excavation to form 1 Excavation and earthworks
excavation. excavation: details, basement excavation and disposal basements, etc. for forming new site contours
including average of excavated material is the area and adjusting existing site levels
Definition: bulk 2 Temporary or permanent
depth of excavation, of the basement measured to (included in sub-element 8.1.2).
excavation required support to the bulk excavation
to be stated. the external face of the external
for construction (e.g. earthwork support, caissons, 2 Excavation and disposal in
perimeter walls multiplied by the
of floors below 2 Disposal of steel sheet piling, etc.), including connection with trench and pit
average depth of excavation.
ground level. excavated material: insertion and extraction of excavations associated with pile
details to be stated. C2 The depth of basement temporary steel sheet piling caps, ground beams, retaining
excavation should be measured and caissons. walls, ground slabs/beds, raft
3 Extra for disposal from either the average existing foundations and drainage
of contaminated 3 Additional excavation required
ground level to the formation level below the level from which the
excavated material: to facilitate construction of
or the adjusted ground level (i.e. basement base slab is to be
details to be stated. basement retaining walls (e.g.
where a new ground level has been constructed (included in sub-
where open excavation method
established following preparatory elements 1.1.1, 1.1.2 or 1.1.3, as
4 Earthwork m2 is employed), including
groundworks) to the formation appropriate).
support: details excavating, backfilling (e.g. with
level, whichever is applicable.
to be stated. selected excavated material or 3 Construction of basement
C3 The volume of contaminated granular material) and disposal retaining walls (included in sub-
material measured for disposal of surplus excavated material. element 1.1.5).
5 Additional m3
is the surface area of the
excavation: details 4 Excavating below 4 Excavation and disposal in
contaminated material multiplied
to be stated. groundwater level. connection with the construction
by the average depth of the
of diaphragm walling (included in
contaminated material. 5 Disposal of excavated material,
sub-element 1.1.5).
C4 Quantity given for disposal
landfill tax (including inert, 5 Construction of base slab/bed
is the bulk before excavating,
non-hazardous and hazardous (included in sub-element 1.1.3).
and no allowance is made for
material where not to be
subsequent variations to bulk or
carried out as facilitating works).
earthwork support.
112
Measurement rules
for components
C5 The area of earthwork support Note: where no information 6 Excavation and disposal in
and working space measured relating to the ground conditions connection with formation of
is the full depth to all faces of is available, an allowance is to be swimming pools, etc. below
excavation. made within the construction lowest floor level (included
risk allowance for the extra in sub-element 1.3.2).
cost of removing unforeseen
components are to be described 7 Consolidating and compacting
obstructions and dealing with
and identified separately. Such formation level to receive floor
unknown ground conditions.
components are to be measured construction (included in
by area (m2) or linear measurement Note: where no contamination/ sub-element 1.1.3).
(m), or enumerated (nr) separately. remediation strategy report exists,
an allowance is to be made within 8 Dewatering (included in
C7 Work within existing buildings the construction risk allowance sub-element 0.4.1).
is to be described and identified for the extra cost of disposing of
9 Soil stabilisation (included
separately. contaminated material.
C8 Where the contractor is only 6 Disposal of surface water and
responsible for designing specific groundwater, where dewatering
elements and/or components of techniques not employed.
entire building project), contractor-
formation level to receive base
slab/bed construction.
8 Sundry items.
subcontractor’s preliminaries, design
fees, risk allowance, overheads and
profit, with allowance for these to
be made within unit rate applied
113
Measurement rules
for components
1.1.5 Basement 1 Basement m/m2 C1 Where the area of the 1 Concrete retaining 1 External basement walls not
retaining walls. retaining wall: basement retaining wall is to be walls, including concrete, in contact with earthwork (i.e.
details to be stated. measured, the area measured is reinforcement, formwork and non-retaining walls – included
Definition:
the surface area of the exposed excavating and backfilling working in sub-element 2.5.2).
Note: reinforcement
• external basement face of the retaining wall. space required to facilitate
rate (kg/m3) and 2 Bulk excavation to form
retaining walls construction of retaining walls.
formwork finish C2 The height of the basement basements (included in
in contact with
for in situ concrete retaining wall should be measured 2 Embedded retaining walls. sub-element 1.1.4).
earthwork, up to
walls to be stated. from the top of the base slab/
and including the 3 Specialist concrete grades, 3 Additional excavation required
bed or the top of the basement
damp-proof course such as waterproof concrete. to facilitate construction of
retaining wall base/toe to the level
basement retaining walls (e.g.
• external basement at which the basement retaining 4 Trench excavations for bases/
where open excavation method
retaining walls wall connects with the external toes to basement retaining walls
is employed – included in
consisting of wall above ground (i.e. the level at that commence below the level
sub-element 1.1.4).
shoulder-to- which the external wall changes from which the construction of
shoulder piles from being a retaining wall to a the basement base slab is to 4 Applied finishes to inner faces
or other vertical non-retaining wall). commence. of external walls (included in
construction, which element 3.1).
C3 Where the length of the 5 Disposal of excavated material,
are subsequently
basement retaining wall is to including tipping charges and 5 Retaining walls not providing
partially excavated
be measured, the length of landfill tax (including inert, external walls to building (i.e. that
on one side to
the basement wall should be non-hazardous and hazardous form part of the external works –
form retaining
measured on the centre line. material where not to be carried included in sub-element 8.4.3).
walls that obtain
their stability from out as facilitating works).
C4 Where more than one type 6 Drainage beyond soil
the embedded of retaining wall construction Note: where no contamination/ connection (included in
lower portion. is employed, each type of remediation strategy report exists, sub-elements 1.1.3 or 8.6.1,
retaining wall construction an allowance is to be made within as appropriate).
is to be stated separately. the construction risk allowance
for the extra cost of disposing
of contaminated material.
114
Measurement rules
for components
C5 Other cost-significant 6 Fixings cast into/fixed to
components are to be described concrete retaining walls to
and identified separately. Such retain masonry facing wall
components are to be measured (e.g. brickwork, blockwork
by area (m2) or linear measurement and stonework facing wall).
(m), or enumerated (nr) separately.
7 Masonry walls (e.g. brickwork,
C6 Curved work is to be described blockwork and stonework)
and identified separately. forming an integral part
of the basement retaining
C7 Work within existing buildings
wall construction, including
where used for the purpose
separately.
of concealment (external
C8 Where the contractor is only and internal skins) as well as
responsible for designing specific reinforcement and design joints.
8 Waterproof tanking to walls.
entire building project), contractor- 9 Applied protection to external
designed work is to be described tanking (e.g. protection boards).
10 Thermal insulation, damp-
proof membranes, vapour
barriers, etc.
11 Groundwater pressure
relief drains to basements and
retaining walls connected to the
drainage system (i.e. fin drains,
filter drains and blanket drains)
to soil connection.
115
Measurement rules
for components
12 Sundry items associated with
the construction of basement
retaining walls.

2 Piling mats/ m2 C1 Where components are to 1 Pile walls (i.e. contiguous bored 1 External basement walls not
platforms: details, be enumerated, the number pile walls, hard/hard secant pile in contact with earthwork, i.e.
including thickness of components is to be stated. walls and hard/soft secant pile non-retaining walls (included
of mat/platform walls), including guide walls, in sub-element 2.5.2).
C2 The area measured for piling
(mm), to be stated. trimming and cleaning faces,
mats/platforms is the surface 2 Bulk excavation to form
cutting out concrete to tops of
3 Piling plant: details item area of the piling mat/platform. basements (included in sub-
piles, preparing pile heads and
to be stated. element 1.1.4).
C3 Secant piles, etc. are to be reinforcement for capping, and
4 Moving piling rig nr enumerated. disposal of excavated material 3 Piled walls providing temporary
to pile position. arising from piling. support to excavation works
C4 The linear length of guide walls
5 Guide walls: m and contiguous bored pile walls is Note: where no contamination/
details to be stated. measured on the centre line of the remediation strategy report 4 Applied finishes to inner faces
guide wall or contiguous bored pile exists, an allowance should be of external walls (included in
wall, as applicable. made within the construction element 3.1).
material.
116
Measurement rules
for components
6 Piles: details, nr C5 The area measured for steel 2 Steel sheet piling, including 5 Retaining walls not providing
including type, sheet piling is the total surface extensions and cutting off external walls to building, i.e. that
diameter (mm), depth area of specified sheet pile length. surplus lengths. form part of the external works
(m), total length (m) (included in sub-element 8.4.3).
C6 The area measured for 3 Diaphragm walls, including
and embedded
diaphragm walls is the area of the excavating and disposal of 6 Drainage beyond soil
length (m) of piles,
diaphragm wall, measured on the excavated material, support fluid connection (included in
to be stated.
centre line of the diaphragm wall. to uphold faces of excavation, sub-elements 1.1.3 or 8.6.1,
7 Contiguous bored m concrete, reinforcement, as appropriate).
pile walls: details, C7 The measured volume of
formwork, joints and waterproof
including diameter excavated material for disposal
joints, guide walls, and trimming
(mm), depth (m), arising from piling is the cross-
and cleaning faces. (Refer to
total length (m) and sectional area of the pile multiplied
note above about disposal of
embedded length (m) by the depth of the pile.
contaminated material).
of piles, to be stated. C8 Quantity given for disposal is
4 Ground anchors.
the bulk before excavating and no
8 Disposal of m 3
allowance is made for subsequent 5 Capping beams, including
excavated material
variations to bulk. concrete, reinforcement
arising from piling.
and formwork.
C9 The area measured for
9 Cutting off tops nr/m
trimming and cleaning faces of 6 Piling mats and platforms
of concrete piles.
walls is the surface area of the (installing, moving and removing
10 Steel sheet piling: m2 exposed piled or diaphragm wall. on completion).
details, including
C10 The linear length of capping 7 Pile rigs/other plant, including
total area (m2) and
beams is measured on the centre bringing to and removing from
total driven area
line of the capping beam. site, maintenance, erection,
(m2), to be stated.
dismantling and moving piling
rigs to each pile position.
117
Measurement rules
for components
11 Cutting off nr C11 The area measured for 8 Pile tests (e.g. load tests
surplus lengths of each basement retaining wall and integrity tests).
steel sheet piling. component is the area of the
9 Instrumentation and
component, measured on the
monitoring.
12 Pile tests: details item centre line of the component.
to be stated. 10 Groundwater pressure
C12 The area measured for
relief drains for basements and
13 Diaphragm walls: m2 concrete applied by spray or gun
retaining walls connected to the
details, including is the surface area of the surface
drainage system (i.e. fin drains,
depth of excavation to which it is to be applied.
filter drains and blanket drains)
(m), thickness of C13 Other cost-significant to soil connection.
wall (mm) and components are to be described
11 Concrete walls forming an
reinforcement rate and identified separately.
integral part of the embedded
(kg/m3), to be stated. Such components are to be
basement wall construction,
14 Ground anchors: nr including reinforcement and
details, including tying to piled wall formwork.
type, to be stated. 12 Specialist concrete grades,
C14 Curved work is to be described
and identified separately. such as waterproof concrete.
15 Trimming and m2
cleaning faces C15 Work within existing buildings 13 Temporary works (e.g. props
of piled and is to be described and identified and wailings to support contiguous
diaphragm walls. separately. bored piled walls) and removal,
including any necessary temporary
16 Temporary works: item C16 Where the contractor is only
anchors, foundations, etc.
details to be stated. responsible for designing specific
elements and/or components of 14 Fixings cast into/fixed to
17 Removal of the building project (i.e. not the concrete retaining walls to retain
temporary works: entire building project), contractor- masonry walls (e.g. brickwork,
details to be stated. designed work is to be described blockwork and stonework)
and identified separately. facing wall.
118
Measurement rules
for components
18 Capping beams: m 15 Masonry walls/facings
details, including (e.g. brickwork, blockwork
beam size (mm) and and stonework) forming an
reinforcement rate integral part of the embedded
(kg/m3), to be stated. basement retaining wall.
19 Basement m2 16 Waterproof tanking to walls.

retaining wall 17 Applied protection to external
components: details tanking (e.g. protection boards).
to be stated.
18 Thermal insulation, damp-
Note: reinforcement proof membranes, vapour
rate (kg/m3) and barriers, etc.
formwork finish
19 Concrete applied by spray
for in situ concrete
or gun, including reinforcement,
walls to be stated.
formwork and design joints.
20 Concrete applied 20 Sundry items.
by spray or gun:
details, including
thickness (mm),
to be stated.
119
Group element 2: Superstructure

2.1 Frame
2.2 Upper floors
2.3 Roof
2.4 Stairs and ramps
2.5 External walls
2.6 Windows and external doors
2.7 Internal walls and partitions
2.8 Internal doors
120
Element 2.1: Frame

Measurement rules
for components
2.1.1 Steel frames. 1 Structural steel t C1 The total mass of the steel 1 Structural steel frame, including 1 Space frames and decks,
frame, including frame is to be stated. The mass all components (e.g. columns, including structural support
Definition:
fittings and fixings: of framing includes all fittings beams, composite columns and framework (included in sub-
structural steelwork
details, including and components. beams, lattice beams, braces, element 2.1.2).
in frames, including
size of column grid struts, etc.).
all fittings, fixings C2 The mass measured for fire 2 Specialist, proprietary and
(m), to be stated.
and components. protection and paint systems is 2 Fittings and fixings. modular lightweight steel
2 Fire protection for the total mass of the structural frame systems (included
3 Roof trusses, where an integral in sub-element 2.1.6).
steel frame: details steel frame.
part of the frame and cannot be
to be stated. 3 Roof trusses that can be
C3 Work to existing buildings is separated from the frame.
separated from the frame
3 Factory-applied to be described and identified
4 Floor and roof members or (included in sub-element 2.3.1).
paint systems: separately.
decks forming an integral part
details to be stated. 4 Floor, roof and wall structures that
C4 Where the contractor is only of the frame, which cannot be
can be separated from the frame
responsible for designing specific separated from the frame.
(included in sub-element 2.3.1, or
5 Fabrication, trial erection elements 2.5 or 2.7, as appropriate).
and permanent erection on site 5 Beams forming an integral part
(including holding down bolts, of a floor or roof, but which can
assemblies, grouting under be separated from the frame
base plates, etc.). (included in element 2.2 or sub-
element 2.3.1, as appropriate).
6 Factory-applied coatings,
including fire-protective 6 Lintels (included in sub-elements
coatings and paint systems. 2.5.1 or 2.5.2, as appropriate).
7 Sundry items. 7 Casing steel members

in concrete for protection
121
Measurement rules
for components
8 Where works are to be carried 8 Site-applied decorative painting
out by a subcontractor, the additional to factory-applied
subcontractor’s preliminaries, protection and paint systems
design fees, risk allowance, (included in group element 3,
overheads and profit, with as appropriate).
2.1.2 Space frames/ 1 Space frame/deck, m2 C1 The area measured is the area 1 Space frames/decks, including 1 Casing steel members in
decks. including structural of the upper floors. The area is fittings and fixings. concrete for protection (included
support framework, measured using GIFA. 2 Structural support framework. in sub-element 2.1.3).
Definition:
fittings and fixings:
space frames/decks, C2 Where the contractor is only 3 Fittings and fixings. 2 Site-applied decorative painting
including structural responsible for designing specific 4 Fabrication, trial erection and additional to factory-applied
support framework 2 Fire protection for elements and/or components of permanent erection on site (including protection and paint systems
as well as all steel frame: details the building project (i.e. not the holding down bolts, assemblies, (included in group element 3).
components. to be stated. entire building project), contractor- grouting under base plates, etc.).
designed work is to be described 5 Factory-applied coatings,
3 Factory-applied and identified separately. including fire-protective
paint systems:
coatings and paint systems.
6 Sundry items.
122
Measurement rules
for components
2.1.3 Concrete casings 1 Column casings: m C1 Where components are to 1 Concrete.
for steel frames. details, including be enumerated, the number
2 Specialist concrete grades
number of columns of components is to be stated.
Definition: and additives.
(nr), column size and
protective casings C2 Column casings: the linear
type of formwork 3 Formwork.
for columns and length measured is the distance
finish, to be stated.
beams for structural between the top of the slab/ 4 Special formed finishes to
or protective 2 Beam casings: bed, pile cap or ground beam (as in situ concrete.
purposes, including details, including appropriate) and the soffit of the
fire protection. number of beams beam attached to the next floor 5 Sundry items.
(nr), beam size and level (or to soffit of suspended
type of formwork slab if no beams).
finish, to be stated. subcontractor’s preliminaries,
C3 Beam casings: the linear length
is measured on the centre line of design fees, risk allowance,
the beam. overheads and profit, with
C4 No deduction is made for within unit rate applied to
volume of steel. element or component.
C5 Concrete additives: details
to be stated.
C6 Complex shapes: details

to be stated.
C7 Special formed finishes: details

to be stated.

separately.
123
Measurement rules
for components
2.1.4 Concrete frames. 1 Columns: details, m C1 Columns: the linear length 1 Beams. 1 Upper floors (included
including number measured is the distance between in element 2.2).
Definition: concrete 2 Columns, blade columns, etc.
(nr) of columns, the top of the slab/bed, pile cap or
columns and beams. 2 Roof slabs (included in
column size (mm), ground beam (as appropriate) and 3 Walls and core walls forming sub-element 2.3.1).
concrete grade, the soffit of the beam attached to an integral part of the structural
reinforcement rate the next floor level (or to soffit of assembly.
(kg/m3) and type suspended slab if no beams).
of formwork finish, 4 Concrete.
C2 Size of column grid to be
to be stated.
stated. 5 Specialist concrete grades
2 Beams: details, and additives.
C3 Beams: the linear length
including number 6 Reinforcement, including
is measured on the centre
(nr) of beams, starter bars, punching shear
line of the beam.
beam size (mm), reinforcement, etc.
reinforcement rate
(kg/m3) and type 7 Reinforcement for precast,
of formwork finish, prestressed and post-tensioned
to be stated. concrete, including stressing
cables, applying stressing, etc.
124
Measurement rules
for components
3 Walls: details, m2 Notes: 8 Formwork.
including thickness
• Where upper floors do not form 9 Designed joints (e.g. to walls).
of wall (mm),
an integral part of the structural
concrete grade, 10 Worked finishes (i.e. in situ
frame, the beam size stated is the
reinforcement rate surface treatments), including the
total width by the total depth.
(kg/m3) and type application of surface hardeners.
of formwork finish, • Where upper floors form an
to be stated. integral part of the structural 11 Special formed finishes to
frame, the beam size stated is in situ concrete.
4 Extra over nr the total width by the depth
walls for forming 12 Grouting up of frame
below the concrete floor
openings in walls components.
(measured from the underside
for doors, windows, of the concrete floor to the 13 Forming openings for doors,
screens, etc.: details, bottom/underside of the beam). windows, screens, etc.
including thickness An appropriate allowance
of wall (mm), overall 14 Sundry items.
should also be made in the unit
size of opening rate for beam reinforcement 15 Where works are to be carried
(m) and type of that is integrated within the out by a subcontractor, the
formwork finish, concrete floor. subcontractor’s preliminaries,
to be stated.
C4 Walls: the area measured is design fees, risk allowance,
5 Designed joints: m the area of the wall, measured overheads and profit, with
details to be stated. on the centre line of the wall. allowance for these to be made
No deduction is made for door within unit rate applied to
openings, windows, screens, etc. element or component.
C5 No deduction is made for

volume of steel.
C6 Concrete grade/mix to be stated.
125
Measurement rules
for components
C7 Concrete additives: details to
be stated.
C8 Complex shapes: details to

be stated.
C9 Special formed finishes: details

to be stated.


separately.

2.1.5 Timber frames. 1 Timber frames: m2 C1 The area measured is the area 1 Complete timber frame 1 Prefabricated complete and
details to be stated. of the upper floors. The area is systems, including all semi-complete buildings and
Definition: timber
measured using the GIFA. components and fixings. modular room units (included
frame systems,
in element 6.1).
including all C2 Area measured to include 2 Panel systems, such as off-site
components. area of roof, where roof structure - manufactured timber frames. 2 Roof trusses that can be
(including roof trusses) is an separated from the frame
3 Laminated timber structures, etc. (included in sub-element 2.3.1).
integral part of the frame.
126
Measurement rules
for components
C3 Details of floor, roof (including 4 Roof trusses, where an integral 3 Floor, roof and structural wall
trussed roofs) and wall members part of the frame and cannot be members, including wall linings
or decks that cannot be separated separated from the frame. and floor boarding, which can
from the frame are to be stated. be separated from the frame
5 Floor, roof and structural wall
(included in sub-elements 2.2.3
C4 Where the contractor is only members, including wall linings
or 2.3.1, or elements 2.5 or 2.7,
responsible for designing specific and floor boarding, forming an
as appropriate).
elements and/or components of integral part of the frame, which
the building project (i.e. not the cannot be separated from the 4 Finishes applied to external
entire building project), contractor- frame system. walls and internal walls, floors
designed work is to be described and ceilings (included in sub-
6 Specialist subcontractor/ elements 2.5.1 or 2.5.2, or group
supplier design of timber frame. element 3, as appropriate).
7 Trial erection and permanent
erection on site of timber frame
(when required).
8 Treatments to timber.
9 Site-applied fire-retardant paint.
10 Sundry items.

127
Measurement rules
for components
2.1.6 Specialist frames. 1 Specialist frame: m2 C1 The area measured is the area 1 Portal frames and similar 1 Structural steel frames
details to be stated. of the upper floors. The area is individual structural units (included in sub-element 2.1.1).
Definition: specialist
measured using the GIFA. (steel, concrete, timber or
structural frame 2 Space frames and decks
other material).
systems, including C2 Where the contractor is only (included in sub-element 2.1.2).
all components. responsible for designing specific 2 Specialist, proprietary and 3 Concrete frames (included in
elements and/or components of modular lightweight steel sub-element 2.1.4).
the building project (i.e. not the frame systems.
4 Timber frames (included in
3 Cellular construction such sub-element 2.1.5).
as tunnel (slip) form.
and identified separately. 5 Prefabricated buildings and
4 Components, fittings and fixings. structures (included in group
element 6).
5 Roof trusses, where an integral
6 Floor, roof and structural wall
part of the frame and cannot be
members, including wall linings
separated from the frame.
and floor boarding that can
6 Floor and roof members or be separated from the frame
decks forming an integral part (included in sub-elements 2.2.3
of the frame, which cannot be or 2.3.1, or elements 2.5 or 2.7,
separated from the frame. as appropriate).
7 Fabrication, trial erection

and permanent erection on site
(including holding down bolts,
assemblies, grouting under
base plates, etc.).
128
Measurement rules
for components
8 Factory-applied coatings,
including fire-protective
coatings and paint systems.
9 Sundry items.

129
Element 2.2: Upper floors

Note: where testing and commissioning of drainage installations is required to be
measured under sub-element 2.2.3, the terms should include the following works:
1 Testing includes:
(1) plugging outlets and carrying out water tests
(2) water required for testing.
2 Commissioning includes:
(1) preliminary checks, setting systems and installations to work, regulation

of such systems and installations, and commissioning records
(2) temporary operation of drainage to employer’s requirements
(3) setting all drainage installations to work after completion of commissioning.
130
Measurement rules
for components
2.2.1 Floors. 1 Suspended floor m2 C1 The area measured is the surface 1 Concrete suspended 1 Basement roofs, i.e. where
slabs for concrete area of the floor slab. No deduction floors, including: not acting as a podium slab
Definition:
floors: details, is to be made for beams that form or transfer slab (included
• upper floors
• reinforced and including thickness an integral part of the floor slab. No in element 2.3).
(mm), concrete deduction is to be made for voids • podium slabs forming roofs
post-tensioned 2 Non-structural screeds
strength (N/mm2), within the floor slab that are less to basements
concrete (included in sub-element 3.2.1).
reinforcement rate than 1.00m2 in surface area. • transfer structures
• floor decks 3 Structural screeds (included
(kg/m3) and type
consisting of C2 Where more than one floor • balconies (internal and external) in component 2.2.1.7).
of formwork finish,
proprietary construction type is employed, that are an integral part of the
to be stated. 4 Floating floors (included in
precast units, a the area measured for each floor suspended floor construction
sub-element 3.2.1).
combination of 2 Edge formwork: m construction type is measured.
• mezzanine floors
in situ concrete details of formwork 5 Applied floor finishes (included
C3 Where more than one floor • service floors, etc.
with filler units finish to be stated. in sub-element 3.2.1).
construction type is employed,
of other material • galleries, tiered terraces, etc.
3 Designed joints: the combined area of each floor 6 Hardeners and sealers applied
• structural timber details to be stated. construction type should equal • walkways, internal bridges, etc. to suspended floor slabs after
floor construction, the total area of the upper floors. construction (included in
• external corridors/bridges
including 4 Surface m2 sub-element 3.2.1).
C4 Areas for balconies, galleries, forming links between
floorboards treatments: details buildings, including supporting 7 Raised access floors (included
tiered terraces, service floors,
• structural screeds. to be stated. frames in sub-element 3.2.2).
walkways, internal bridges, external
links and roofs to internal buildings • beams that form an integral 8 Applied ceiling finishes
should be shown separately. part of the floor in framed (included in sub-element 3.3.1).
buildings 9 False ceilings (included in
C5 Sloping surfaces to be measured
flat on plan. • floor beams in unframed sub-element 3.3.2).
buildings 10 Suspended ceilings (included
• roofs to internal buildings, in sub-element 3.3.3).
where an integral part of the
upper floor construction.
131
Measurement rules
for components
C6 The length of linear components 2 Reinforced concrete floors, 11 Floor area of roofs to
measured is their extreme length. including solid, waffle and trough internal buildings that are not
Curved work is to be described slabs. Including all concrete, an integral part of the upper
and identified separately. reinforcement (including punching floor construction (included
shear reinforcement) and formwork in element 2.3).
(to soffits, edges and openings).
to be described and identified 12 Structural screeds applied
separately. 3 Post-tensioned concrete floors, to roof decking (included in
including concrete, reinforcement sub-element 2.3.1).
(i.e. stressing cables, formwork, 13 Balconies that are not
applying stressing and grouting up). an integral part of the upper
floor construction (included
the building project (i.e. not the 4 Worked finishes (i.e. in situ surface
entire building project), contractor- treatments), including tamped
designed work is to be described finish, power float finish and the 14 Drainage to balconies that
and identified separately. application of surface hardeners. are an integral part of the upper
floor construction (included in
5 Permanent formwork, including
sub-element 2.2.3).
profiled sheet metal decking.
6 Designed joints.
7 Sundry items.

132
Measurement rules
for components
5 Suspended floor m2 C1 The area measured is the 1 Suspended floors, including: 1 Precast/composite decking
slab for precast/ surface area of the floor slab. No systems used in ground floor
• upper floors
composite decking deduction is to be made for voids construction (included in
systems: details, within the floor slab that are less • podium slabs forming roofs sub-element 1.1.3).
including type, than 1.00m2 in surface area. to basements
2 Precast decking forming an
thickness (mm), • balconies (internal and
C2 Where more than one floor integral part of precast concrete
span (m) and external) that are an integral
construction type is employed, frame assemblies (included
loading (kN/m2), part of the suspended floor
the area measured for each floor in sub-element 2.1.6).
to be stated. construction
construction type is measured 3 Basement roofs, i.e. where
separately. • mezzanine floors not acting as a podium slab
• service floors, etc. or transfer slab (included in
C3 Where more than one floor
element 2.3).
construction type is employed, • galleries, tiered terraces, etc.
the combined area of each floor 4 Non-structural screeds
• walkways, internal bridges, etc.
construction type should equal (included in component 2.2.1.7).
the total area of the upper floors. • external corridors/bridges
5 Structural screeds (included
forming links between buildings,
C4 Areas for balconies, galleries, in component 2.2.1.7 or sub-
including supporting frames
tiered terraces, walkways, internal element 2.3.1, as appropriate).
bridges, external links and roofs to • roofs to internal buildings,
6 Hardeners and sealers applied
internal buildings should be shown where an integral part of the
to suspended floor slabs after
separately. upper floor construction.
construction (included in
2 Solid, hollow, tee or other sub-element 3.2.1).
C5 Sloping surfaces to be
section of precast and prestressed
measured flat on plan. 7 Floating floors (included in
concrete plank and slab decks.
sub-element 3.2.1).
to be described and identified 8 Applied floor finishes
separately. (included in sub-element 3.2.1).
133
Measurement rules
for components
C7 Where the contractor is only 3 Composite decks of precast and 9 Raised access floors (included
responsible for designing specific prestressed concrete beams with in sub-element 3.2.2).
elements and/or components of filler blocks of precast concrete, in
10 Applied ceiling finishes
the building project (i.e. not the situ concrete and other materials.
4 Composite decks of in situ 11 False ceilings (included in
concrete on precast or prestressed sub-element 3.3.2).
concrete planks.
12 Suspended ceilings (included
5 Hollow tile decks of in situ in sub-element 3.3.3).
concrete with filler blocks of clay,
13 Roofs to internal buildings
precast concrete or other material.
that are not an integral part of
6 Precast and prestressed the upper floor construction
concrete components. (included in sub-element 3.3.3).
14 Balconies that are not an
7 In situ concrete.
integral part of the upper floor
8 Site-fixed formwork and construction (included in sub-
reinforcement. element 2.2.2).
9 Filler units. 15 Drainage to balconies that

are an integral part of the upper
10 Fixing slips, metal clips and floor construction (included in
other fixings. sub-element 2.2.3).
11 Joints, including grouting joints.
12 Worked finishes (i.e. in situ

surface treatments), including the
application of surface hardeners.
134
Measurement rules
for components
13 Performance tests.
14 Sundry items.

6 Timber floors: m2 C1 The area measured is the 1 Timber suspended floors, 1 Suspended timber floors used
details to be stated. surface area of the floor slab. No including: in lowest floor construction
deduction is to be made for voids • upper floors (included in sub-element 1.1.3).
within the floor slab that are less
• balconies (internal and external) 2 Joists and other structural
than 1.00m2 in surface area.
that are an integral part of the members forming an integral
C2 Where more than one floor suspended floor construction part of a timber frame structure
construction type is employed, (included in sub-element 2.1.5).
• mezzanine floors
the area measured for each floor 3 Surface treatments to
• service floors, etc.
construction type is measured. floor boarding (included
• galleries, tiered terraces, etc. in sub-element 3.2.1).
C3 Where more than one floor
• walkways, internal bridges, etc.
construction type is employed, 4 Applied floor finishes
the combined area of each floor • external corridors/bridges (included in sub-element 3.2.1).
construction type should equal forming links between buildings,
5 Balustrades and handrails for
the total area of the upper floors. including supporting frames
internal balconies, walkways,
• roofs to internal buildings, atriums, etc. (included in
where an integral part of the sub-element 2.7.2).
135
Measurement rules
for components
C4 Areas for balconies, galleries, 2 Structural floor members, 6 Applied ceiling finishes
tiered terraces, walkways, internal including joists, struts, trimmers, and linings (included in
bridges, external links and roofs plates, etc. sub-element 3.3.1).
to internal buildings should be
3 Carpenter’s metalwork, 7 False ceilings and demountable
shown separately.
including strutting, joist suspended ceilings (included in
C5 Sloping surfaces to be hangers, straps, bolts, etc. sub-elements 3.3.2 or 3.3.3, as
measured flat on plan. appropriate).
4 Floor surface where construction
8 Roofs to internal buildings
C6 Work to existing buildings is does not provide a platform (e.g.
that are not an integral part of
to be described and identified floor boarding for joisted floors).
the upper floor construction,
separately.
5 Thermal insulation. (included in sub-element 3.3.2).
6 Sundry items. 9 Balconies that are not an
integral part of the upper
elements and/or components of 7 Where works are to be carried floor construction (included
the building project (i.e. not the out by a subcontractor, the in sub-element 2.2.2).
entire building project), contractor- subcontractor’s preliminaries,
designed work is to be described 10 Drainage for balconies that
and identified separately. are an integral part of the upper
floor construction (included in
sub-element 2.2.3).
136
Measurement rules
for components
7 Structural screeds: m2 C1 The area measured is the 1 Screed. 1 Non-structural screeds
details, including surface area of the floor slab. No (included in sub-element 3.2.1).
deduction is to be made for voids 2 Reinforcement.
thickness (mm),
reinforcement rate within the floor slab that are less
3 Worked finishes.
(kg/m3) and surface than 1.00m2 in surface area.
treatments, to be C2 Where more than one thickness 4 Surface treatments (e.g. surface
stated. of screed is employed, the area for hardeners and non-slip inserts).
each screed is measured.
5 Sundry items.
C3 Where more than one screed
is employed, the combined area of 6 Where works are to be carried
each screed type should equal the out by a subcontractor, the
total area of the upper floors. subcontractor’s preliminaries,
C4 Areas of balconies, galleries, design fees, risk allowance,
tiered terraces, walkways, internal overheads and profit, with
bridges, external links and roofs to allowance for these to be
internal buildings should be shown made within unit rate applied
separately. to element or component.
C5 Sloping surfaces to be
measured flat on plan.
separately.
137
Measurement rules
for components
2.2.2 Balconies. 1 Balconies: details, nr C1 Where components are to 1 Purpose-made balconies 1 Proprietary bolt-on balconies
including floor area be enumerated, the number that are not an integral part of (e.g. ‘Juliet’ balconies; included
Definition: internal
of balcony (m2), of components is to be stated. the upper floor construction, in sub-element 2.5.5).
and external
to be stated. comprising bolt-on frame,
balconies that are C2 Work to existing buildings is 2 Low-level and dwarf walls,
decking, soffit panels, integral
not an integral part to be described and identified balustrades, handrails and
drainage/drainage trays and
of the upper floor separately. railings to external walkways
balustrades/handrails.
construction. that form an integral part of
C3 Where the contractor is only the building envelope, etc.
2 Protective coatings and
responsible for designing specific (included in sub-element 2.5.5).
paint systems.
3 Drainage for balconies that
the building project (i.e. not the 3 Surface treatments (e.g. surface
is not an integral part of the
entire building project), contractor- hardeners and non-slip inserts).
balcony unit (included in
4 Fittings and fixings. sub-element 2.2.3).
5 Sundry items.

138
Measurement rules
for components
2.2.3 Drainage 1 Rainwater pipes: m C1 Where components are to 1 Rainwater downpipes, including 1 Drainage for external walkways,
for balconies. details to be stated. be enumerated, the number bends, swan necks and rainwater etc. (included in sub-element 2.5.5).
of components is to be stated. shoes, etc.
Definition: piped 2 Surface water drainage beyond
internal or external 2 Floor outlets: nr C2 The length of linear components 2 Floor outlets. the first underground drain
disposal systems for details to be stated. measured is their extreme length, connection or gully (included
3 Testing and commissioning in element 8.6).
taking rainwater from over all fittings, branches, etc.
3 Testing of % of aboveground surface water
balconies to the first
installations. C3 Work to existing buildings is drainage systems.
underground drain
connection or gully. 4 Sundry items.
4 Commissioning of separately.
installations.
5 Testing and commissioning.
responsible for designing specific 6 Where works are to be carried
elements and/or components of out by a subcontractor, the
the building project (i.e. not the subcontractor’s preliminaries,
entire building project), contractor- design fees, risk allowance,
designed work is to be described overheads and profit, with
and identified separately. allowance for these to be made
C5 The percentage additions for
testing and commissioning are to
be applied to the total cost of the
items comprising the sub-element.
A single combined percentage
addition can be applied to cover
the costs of both testing and
commissioning.
139
Element 2.3: Roof

Measurement rules
for components
2.3.1 Roof structure. 1 Roof structure m2 C1 The area measured for pitched 1 Roof decks and slabs. 1 External and internal roofs.
– pitched roofs: roofs is the area of the roof on plan,
Definition: all 2 Trusses, purlins, rafters, 2 Dormer coverings and
details, including to the extremities of the eaves.
components of binders, hangers, hip and windows to dormers (included
design loads (kN/m2),
the roof structure. C2 The area measured for valley rafters, ridge boards, wall in sub-elements 2.3.2 and 2.6.1,
spans (m) and angle
dormers is the area of the dormer plates, firrings, ceiling joists, etc. as appropriate).
of pitch (°),
on plan, to the extremities of the 3 Basement roofs acting as a
to be stated. 3 Dormer trusses.
eaves and valleys. podium slab or transfer slab
2 Extra over roof 4 Prefabricated dormers. (included in element 2.2, as
C3 Flat roofs (without parapet
structure – pitched appropriate).
walls): the area measured is the 5 Specialist subcontractor/
roofs for forming
area of the roof on plan, to the supplier design of roof trusses. 4 Parapet wall, including
dormer.
extremities of the eaves. copings and cappings
3 Prefabricated nr 6 Roof boarding. (included in element 2.5).
C4 Flat roofs (with parapet walls):
dormer: details 7 Beams that form an integral 5 Roof platforms integral to
the area measured is the area
to be stated. part of the roof in a framed framing system, such as off-site
within the parapet walls measured
4 Roof structure – m2 to the internal face of the parapet building. manufactured timber frames
flat roofs: details, walls to the roof. or panel systems (included in
8 Carpenter’s metalwork,
including design sub-element 2.1.5).
Note: roof housings (e.g. lift motor including connectors, bracings,
loads (kN/m2) and 6 Gable ends formed as part of
and plant rooms). These should be straps, hangers, strutting, joist
spans (m), to be the external wall construction
broken down into the appropriate hangers, bolts, etc.
stated. (included in element 2.5).
constituent components and
9 Eaves and verge structure.
measured in accordance with 7 Internal walls in roof formed
the measurement rules for 10 Gable ends and internal walls as part of the internal wall
the applicable components. above wall plate level forming construction (included in
part of the roof construction. element 2.7).
140
Measurement rules
for components
C5 Work to existing buildings is 11 Concrete, reinforcement, 8 Chimneys (included in elements
to be described and identified formwork (temporary and 2.5 or 2.7, as appropriate).
separately. permanent) and worked finishes.
9 Canopies to external areas
C6 Where the contractor is only 12 Precast/composite decking (included in sub-element 8.8.2).
responsible for designing specific systems, including concrete 10 Canopies to external doors
elements and/or components of components, in situ concrete, (included in sub-element 2.6.2).
the building project (i.e. not the site-fixed formwork and
11 Horizontal solar/rainscreen
entire building project), contractor- reinforcement, filler units,
systems providing protection
designed work is to be described fixing slips, metal clips and other
to external walls (included in
and identified separately. fixings, joints (including grouting
sub-element 2.5.3).
joints), worked finishes and
performance tests.
13 Basement roofs (i.e. where

not acting as a podium slab or
transfer slab).
14 Roofs to internal buildings.
15 Beams in unframed buildings.
16 Structural screeds to roofs,

including reinforcement and
worked finishes.
17 Permanent formwork.
18 Thermal insulation laid in

roof space (e.g. laid between
or over ceiling joists).
141
Measurement rules
for components
19 Sundry items.

2.3.2 Roof coverings. 1 Roof coverings, m2 C1 The area to be measured for 1 External and internal roofs. 1 Dormer construction and
Definition: protective non-structural roof coverings, etc. is the surface windows to dormers (included in
2 Roof cladding/coverings (e.g.
cladding, coverings screeds, thermal area of the roof covering to the sub-elements 2.3.1 and 2.6.1, as
tiling, slating, sheet coverings and
and coatings for roofs. insulation and extremities of the eaves or to the appropriate).
thatching), including battening,
surface treatments: internal face of the parapet wall,
underlay, vapour-control layers, 2 Vertical cladding for walls where
details to be stated. whichever is applicable, excluding
hip, valley, eaves and verge of the same construction as the
the area of rooflights, skylights
2 Extra over roof treatment, flashings, edge trims roof (included in element 2.5).
and openings. No deduction is
coverings for and other components required 3 Structural screeds to roofs
made for voids less than 1.00m2
coverings to dormer, for the applicable cladding/ (included in sub-element 2.3.1).
in surface area.
including cladding covering system.
4 Finishes to ceilings under
to dormer cheeks. C2 The area to be measured for
3 Mastic asphalt roofing, liquid roof structure (included in
dormer coverings is the surface
3 Eaves, verge m applied roof coatings and built- sub-element 3.3.1).
area of the dormer roof coverings
treatment for up felt roof coverings, including
to the extremities of the eaves. 5 False ceilings and suspended
pitched roofs: details underlay, vapour-control layers,
No deduction is made for voids ceilings under roof structure
to be stated. flashings, edge trims, skirtings,
less than 1.00m2 in surface area. (included in sub-elements
upstands and other boundary
3.3.2 or 3.3.3, as appropriate).
work, and other components
required for the applicable
roof covering system.
142
Measurement rules
for components
4 Edge treatment for m C3 Where more than one type 4 Photovoltaic devices (e.g. 6 Solar water collectors,
flat roofs: details to of roof covering system is tiles, slates and profiled sheets) heating panels, etc. (included
be stated. employed, the area measured where an integral part of a roof in sub-element 5.8.5).
for each system is the area covering system.
7 Photovoltaic tiles, panels, etc.
5 Flashings: details covered by the system. 5 Roof ventilation tiles.
where not an integral part of
to be stated.
C4 The length of linear components 6 Non-structural screeds to the roof covering system
roofs, including reinforcement (included in sub-element 5.8.5).
measured is their extreme length.
and worked finishes.
8 Roof and smoke vents
C5 Curved work is to be described 7 Thermal insulation to roofs,
and identified separately. including insulation overlays
for inverted roofs.
8 Surface treatments for roof
coverings (e.g. solar reflective
separately.
painting, chippings, etc.).
C7 Where the contractor is only 9 Paving tiles, paving slabs, etc.
responsible for designing specific to form service walkways, roof
elements and/or components of terraces, etc. on roof surfaces.
the building project (i.e. not the 10 Green roofs and roof gardens,
entire building project), contractor- including protection layer,
designed work is to be described drainage layer, filter membranes
and identified separately. and growing medium.
11 Planting for green roofs/
roof gardens.
12 Sundry items.
143
Measurement rules
for components
2.3.3 Specialist roof 1 Specialist roof m2 C1 The area measured is the area 1 Patent glazing. 1 Rooflights and other
systems. systems: details of the glazed roof on plan. glazed openings (included
2 Glazed roofing systems.
to be stated. in sub-element 2.3.5).
Definition: glazed C2 Curved work is to be described
3 Perspex roofing systems.
and other specialist and identified separately.
roofing systems. 4 Roof components, including
flashings, cover strips, integral
drainage channels, perimeter
separately.
treatments, etc.
5 Sundry items.
elements and/or components of 6 Where works are to be carried
the building project (i.e. not the out by a subcontractor, the
designed work is to be described design fees, risk allowance,
and identified separately. overheads and profit, with
2.3.4 Roof drainage. 1 Gutters: details m C1 The length of linear 1 Gutters (other than those 1 Gutters forming an integral
to be stated. components measured is forming an integral part of part of a roof structure
Definition: piped
their extreme length, over a cladding or curtain walling (included in sub-element 2.3.1).
internal or external 2 Rainwater pipes:
all fittings, branches, etc. system), including fittings,
disposal systems for details to be stated. 2 Gutters forming an integral
gutter outlets, balloons and
taking rainwater from C2 Other cost-significant part of a cladding or curtain
3 Testing of % gratings to outlets, etc.
roofs, etc. to the first components are to be described walling system (included in
installations. element 2.5, as appropriate).
underground drain and identified separately. Such 2 Rainwater downpipes,
connection or gully. 4 Commissioning components are to be measured including bends, swan
of installations. by area (m2) or linear measurement necks and rainwater shoes.
144
Measurement rules
for components
C3 Curved work is to be described 3 Syphonic roof drainage 3 Gutters and rainwater pipes to
and identified separately. pipework systems. balconies and canopies (included
in sub-elements 2.2.3, 2.6.1 or
C4 Work to existing buildings is 4 Rainwater heads, including
2.6.2, as appropriate).
to be described and identified gratings.
separately. 4 Rainwater harvesting systems
5 Painting and anti-corrosion (included in sub-element 5.4.2).
C5 Where the contractor is only treatments to gutters and
5 Surface water drainage beyond
responsible for designing specific rainwater downpipes.
the first underground drainage
6 Testing and commissioning connection or gully (included
of aboveground surface water in sub-element 8.6.1).
drainage systems.
and identified separately. 7 Sundry items.
C6 The percentage additions for 8 Where works are to be carried
testing and commissioning are to out by a subcontractor, the
be applied to the total cost of the subcontractor’s preliminaries,
items comprising the sub-element. design fees, risk allowance,
A single combined percentage overheads and profit, with
addition can be applied to cover allowance for these to be
the costs of both testing and made within unit rate applied
commissioning. to element or component.
145
Measurement rules
for components
2.3.5 Rooflights, 1 Rooflights, nr/m2 C1 Where components are to 1 Rooflights, skylights, etc. 1 Dormer roofs and windows
skylights and skylights and be enumerated, the number (included in sub-elements 2.3.1,
2 Opening gear, frames, kerbs
openings. openings: type and of components is to be stated. 2.3.2 and 2.6.1, as appropriate).
and glazing.
size to be stated.
Definition: rooflights, C2 The area measured is the 2 Access hatches to false ceilings
3 Sun pipes/tubes. or demountable suspended
skylights and area of rooflights, skylights and
openings to roof, openings. ceilings (included in sub-elements
4 Pavement lights.
including access 3.3.2 or 3.3.3, as appropriate).
C3 Curved work is to be described 5 Roof hatches.
hatches. 3 Flashings to rooflights,
6 Access hatches to roof spaces. skylights and openings
C4 Work to existing buildings is (included in sub-element 2.3.2).
to be described and identified 7 Smoke vents.
separately.
8 Roof vents and roof cowls.
9 Sundry items.
146
Measurement rules
for components
2.3.6 Roof features. 1 Roof features: nr C1 Where components are to 1 Turrets. 1 Finials (included in sub-element
details to be stated. be enumerated, the number of 5.11.3).
Definition: roof 2 Wind vanes.
components is to be stated.
features not forming 2 Building Maintenance
3 Spires.
part of the main roof C2 Work to existing buildings is Units (BMUs) (included in
4 False chimneys. sub-element 2.5.6).
structure. to be described and identified
separately. 5 Enclosures designed solely 3 Facade access systems
to conceal plant, rooflines, etc. (included in sub-element 2.5.6).
(complete structure, including
responsible for designing specific 4 Rooftop wind turbines and
wall louvers).
elements and/or components of wind energy systems (included
the building project (i.e. not the 6 Fall arrest systems. in sub-element 5.8.5).
entire building project), contractor- 7 Access systems for cleaning roof. 5 Photovoltaic tiles, panels, etc.
8 Roof edge protection (included in sub-element 5.8.5).
(permanent). 6 Solar water collectors,
9 Balustrades, handrails, etc. heating panels, etc. (included
for roof edges and walkways. in sub-element 5.8.5).
10 Service walkways within

roof voids.
11 Sundry items.
147
Element 2.4: Stairs and ramps

Measurement rules
for components
2.4.1 Stair/ramp 1 Stair structures: nr C1 Number of storey flights (i.e. 1 Staircases, including spiral 1 Landings at floor levels
structures. details, including the number of staircases or ramps staircases, etc. (included in element 2.2,
vertical rise (mm) multiplied by the number of floors as appropriate).
Definition: 2 Access ramps.
of staircase, to served, excluding the lowest floor
construction of 2 Ramps that are an integral part
be stated. served in each case). 3 Landings between floor levels.
staircases, ramps of the floor construction levels
and landings. 2 Ramp structures: C2 The vertical rise of stairs or (included in sub-element 1.1.3
4 Fire escape staircases.
details, including ramps is the distance measured or element 2.2, as appropriate).
vertical rise (mm) of from top of structural floor level 5 In situ and precast concrete,
3 Walls forming stairwells
ramp, to be stated. to top of structural floor level. including concrete, reinforcement,
(included in elements 1.5, 2.5
formwork, worked finishes and
or 2.7, as appropriate).
C3 Curved work is to be described grouting of precast units.
and identified separately. 4 Access and escape ladders,
6 Staircases fabricated from chutes, slides, etc. (included
C4 Work to existing buildings is steel, timber or other material, in sub-element 2.4.4).
to be described and identified including off-site applied coatings
separately. and paint systems.
C5 Where the contractor is only 7 Sundry items.
148
Measurement rules
for components
2.4.2 Stair/ramp 1 Stair finishes: nr C1 Number of storey flights (i.e. 1 Finishes to treads and risers. 1 Finishes to landings at floor
finishes. details, including the number of staircases or ramps levels (included in element 3.2).
2 Finishes to landings between
vertical rise (mm) multiplied by the number of floors
Definition: finishes floor levels. 2 Finishes to stairwells
of staircase, to be served, excluding the lowest floor
to stairs, ramps (included in group element 3,
stated. served in each case). 3 Finishes to ramp surfaces.
and landings. as appropriate).
4 Finishes to strings.
C2 The vertical rise of stairs or
2 Ramp finishes: ramps is the distance measured 5 Finishes to the soffits
details, including from top of structural floor level of staircases.
vertical rise (mm) of to top of structural floor level.
6 Sundry items.
ramp, to be stated.
C3 Curved work is to be described 7 Where works are to be carried
and identified separately. out by a subcontractor, the
separately.
C5 Where the contractor is only made within unit rate applied
responsible for designing specific to element or component.
149
Measurement rules
for components
2.4.3 Stair/ramp 1 Wall handrails: nr C1 Number of storey flights (i.e. 1 Balustrades and handrails 1 Balustrades and handrails for
balustrades and details, including the number of staircases or ramps to stairs. internal platforms, walkways, etc.
handrails. vertical rise (mm) multiplied by the number of floors (included in sub-element 2.7.2).
2 Balustrades and handrails to
of staircase or served, excluding the lowest floor
Definition: landings between floor levels.
ramp, to be stated. served in each case).
balustrades and 3 Balustrades and handrails
handrails for stairs, 2 Combined C2 The vertical rise of stairs or to landings.
ramps and landings. balustrades and ramps is the distance measured
4 Applied coatings and paint
handrails: details, from top of structural floor level
systems.
including vertical rise to top of structural floor level.
(mm) of staircase or 5 Sundry items.
ramp, to be stated.
and identified separately. 6 Where works are to be carried
C4 Work to existing buildings is subcontractor’s preliminaries,
to be described and identified design fees, risk allowance,
separately. overheads and profit, with
150
Measurement rules
for components
2.4.4 Ladders/chutes/ 1 Ladders: details nr C1 Where components are to 1 Fire escape ladders.
slides. to be stated. be enumerated, the number
2 Fire escape chutes/slides.
of components is to be stated.
Definition: access and 3 Access ladders.
escape ladders, etc. C2 Work to existing buildings is
4 Loft ladders, including hatch
doors where an integral part
separately.
2 Chutes of the loft ladder.
5 Applied coatings and paint
systems.
the building project (i.e. not the 6 Sundry items.
entire building project), contractor- 7 Where works are to be carried
3 Slides designed work is to be described out by a subcontractor, the
and identified separately. subcontractor’s preliminaries,
151
Element 2.5: External walls

Note: where testing and commissioning is required to be measured under sub-elements
2.5.5 and 2.5.6, the terms should include the following works:
1 Testing includes:
(1) testing equipment and consumables
(2) calibration
(3) site installation tests, including water tests for drainage installations
(4) static testing, including testing records
(5) performance testing, including performance test records
(6) fuels and water required for testing.
(1) preliminary checks, setting systems and installations to work, regulation of such
systems and installations, and commissioning records
(2) temporary operation of equipment to employer’s requirements
(3) fuels and water required for commissioning.
3 Setting all drainage installations, and mechanical and electrical services and installations,
to work after completion of commissioning (initial operation).
152
Measurement rules
for components
2.5.1 External 1 External walls: m2 C1 The area measured is the area 1 External enclosing walls (i.e. 1 Columns and beams that form
enclosing walls above details to be stated. of the external wall, measured on both internal and external skins). an integral part of the structural
ground level. the centre line of the external wall, frame (included in element 2.1,
Note: reinforcement 2 Underside of returns in
with no deductions for windows or as appropriate).
Definition: external rate (kg/m3) and external walls.
external doors.
enclosing walls above formwork finish 2 Concrete walls, core walls, etc.
3 Parapet walls for roofs, including where an integral part of the
ground floor level, for in situ concrete Note: faceted cladding or similar
copings and cappings, formed as structural frame (included in
including parapet, walls to be stated. external wall constructions are to
part of the external walls. sub-element 2.1.4).
gable and curtain be measured flat on elevation, with
2 Extra over external m
walls, and chimneys. no allowance for forming facets. 4 Gable walls formed as part 3 Walls provided by framing
walls for plinths,
The unit rate applied is to allow for of the wall construction. system, such as off-site
cornices, ornamental
the nature of the walling system. manufactured timber frames
bands, etc.: details 5 Chimneys forming part of
to be stated. or tunnel form (included in
C2 Where more than one type of external walls.
element 2.1).
external wall system is employed,
3 Extra over external 6 Columns and beams in
the area measured for each 4 Roof structures and cladding
walls for quoins: unframed structures.
external wall system is measured (included in element 2.3).
separately.
7 Curtain walling (designed and 5 Gable ends, internal walls
4 Extra over external nr fixed as an integrated assembly, and chimneys above plate
C3 Where more than one external
walls for forming complete with opening lights, level formed as part of the
wall system is employed, the
openings for doors, ventilators, etc.). roof construction (included
combined area of each external
windows: details, in element 2.3).
wall system should equal the total
including overall 8 Structural glazing assemblies,
area of all external wall systems. 6 Windows and doors (included
size of opening etc. (i.e. glazing that forms
(mm), to be stated. an integral part of a cladding in element 2.6).
C4 The area measured for external
wall finishes is the surface area of system). 7 Applied finishes to inner faces
the external wall component to of external walls, including dry
9 Profiled sheet cladding systems,
which the finish is to be applied. lining systems (included in
including cladding rails, etc.
sub-element 3.1.1).
153
Measurement rules
for components
5 Extra over external nr C5 Other cost-significant 10 Photovoltaic glazing or cladding 8 False ceilings and demountable
walls for forming subcomponents, such as panels where an integral part suspended ceilings forming
openings for external decorative masonry or brickwork of a curtain walling system, or external soffits (included in
doors: details, bands/panels, or cover strips structural glazing assemblies or sub-element 2.5.4).
including overall and window boards that form profiled sheet cladding systems.
an integral part of internal skins/ 9 Applied finishes to external
size of opening
backing walls to curtain walling 11 Opening vents and panels soffits (included in sub-element
(mm), to be stated.
systems, cladding systems, etc. are to curtain walling system, or 2.5.4).
6 Extra over to be measured by area (m2), linear structural glazing assemblies or 10 Retaining walls for basements
cladding or curtain measurement (m) or enumerated profiled sheet cladding systems. (included in sub-element 1.1.5,
(nr) and identified separately.
walling system for as appropriate).
12 Integral blinds to windows
integral photovoltaic C6 The length of linear components
curtain walling system or 11 Walls for roof enclosures
panels: details, measured is their extreme length,
structural glazing assemblies. designed solely to conceal plant,
including overall over all obstructions.
tank rooms, etc. (included in
size of opening 13 Safety barriers, handrails
C7 Descriptions should include the sub-element 2.3.6).
(mm), to be stated. or combined balusters and
amount of any PC sum included in
the unit rates applied to the item. handrails to facetted glazing or 12 Walls and railings for external
7 Extra over nr/m2
cladding systems. walkways and balconies built
cladding or curtain C8 Curved work is to be described as part of the upper floor
walling system for and identified separately. 14 Rigid sheet cladding systems, construction (included in sub-
integral opening including support framework.
C9 Work to existing buildings is element 2.5.5).
vents and panels:
to be described and identified 15 Projecting fins to cladding 13 Blinds and blind boxes that
details, including
separately. systems, including any applied are not an integral part of the
purpose of opening
and overall size of C10 Where the contractor is only artwork. window system (included in
opening (mm), to be responsible for designing specific sub-element 4.1.1).
16 Panelled walling systems,
stated. elements and/or components of
including panels to a frame 14 Railings for parapet walls
structure. (included in sub-element 2.5.5).
154
Measurement rules
for components
8 Projecting fins for nr 17 Internal skins/backing walls to 15 Work in retaining facades for
cladding or curtain curtain walling systems, cladding existing buildings (included in
walling system: systems, walling systems, etc. sub-element 7.4.1).
details, including including window boards, cover
16 Common user access
overall size of panel strips, etc.
scaffolding (included in
(mm), to be stated.
18 Concrete walls, including group element 9).
9 Extra over item reinforcement and formwork.

projecting fins for
19 Masonry walls (i.e. brickwork,
applied artwork:
blockwork and stonework),
including forming cavities, wall
10 Safety barriers, nr/m ties, thermal insulation, etc.
handrails or 20 Plinths, cornices, ornamental
combined balusters bands and quoins that are
and handrails for formed from a different
facetted glazing or material from general wall.
cladding systems:
details to be stated. 21 Lightweight steel frame
systems, including cladding
11 Finishes applied m2 and insulation.
to external walls:
details to be stated. 22 Thermal insulation,
membranes, etc.
23 Timber and plastic cladding

systems (e.g. weatherboarding).
24 Insulating render systems.
155
Measurement rules
for components
25 Finishes applied to external
wall (e.g. paint systems, coating
systems, ceramic/stone cladding,
tiling and other materials.
26 Finishes to underside of
returns in external walls.
27 Planted ‘green’ walls, including

protection layer, drainage layer, filter
membranes and growing medium.
28 Forming openings in external

walls for external windows and
external doors, including lintels/
beams; head courses; damp-
proof courses; cavity trays;
closing cavities; and all other
work to soffits, sills and reveals
of openings.
29 Sundry items.

156
Measurement rules
for components
2.5.2 External 1 External walls: m2 C1 The area measured is the area 1 External basement walls 1 Basement excavation (included
enclosing walls below details to be stated. of the external wall, measured on below ground floor level not in sub-element 1.1.4).
ground level. the centre line of the external wall, in contact with earthwork or
Note: reinforcement 2 Temporary or permanent
with no deductions for windows part of an embedded retaining
Definition: external rate (kg/m3) and support for the excavation, e.g.
or external doors. wall construction (i.e. not
enclosing walls below formwork finish caissons, sheet piling, continuous
retaining walls).
ground floor level for in situ concrete C2 Where more than one piling, etc. (included in sub-
that are not formed walls to be stated. type of external wall system is 2 External enclosing walls (i.e. element 1.1.2).
by retaining walls. employed, the area measured both internal and external skins). 3 Basement wall construction,
2 Extra over external m for each external wall system where wall in contact with
3 Underside of returns in
walls for plinths, is measured separately. earthwork (included in sub-
external walls.
cornices, ornamental element 1.1.4).
C3 Where more than one external
bands, etc.: details 4 Parapet walls for roofs, including
wall system is employed, the 4 Embedded basement retaining
to be stated. copings and cappings, formed as
combined area of each external wall construction (included in
part of the external walls.
3 Extra over external wall system should equal the total sub-element 1.1.5).
walls for quoins: area of all external wall systems. 5 Gable walls formed as part 5 Columns and beams that form
details to be stated. of the wall construction. an integral part of the structural
C4 The area measured for external
wall finishes is the surface area of frame (included in element 2.1,
4 Extra over nr 6 Chimneys forming part of
the external wall component to as appropriate).
external walls for external walls.
which the finish is to be applied. 6 Concrete walls, core walls, etc.
forming openings
7 Columns and beams in
for windows: details, where an integral part of the
unframed structures.
including overall size structural frame (included in
of opening (mm), 8 Curtain walling (designed and sub-element 2.1.4).
to be stated. fixed as an integrated assembly, 7 Walls provided by framing
complete with opening lights, system such as off-site
doors, ventilators, etc.). manufactured timber frames
or tunnel form (included in
element 2.1).
157
Measurement rules
for components
5 Extra over nr C5 Other cost-significant 9 Structural glazing assemblies, 8 Applied finishes to inner faces
external walls for subcomponents, such as cover etc. (i.e. glazing that forms an of external walls, including dry
forming openings strips and window boards, that form integral part of a cladding system). lining systems (included in
for external doors: an integral part of internal skins/ sub-element 3.1.1).
10 Profiled sheet cladding systems,
details, including backing walls to curtain walling
including cladding rails, etc.
overall size of systems, cladding systems, etc. are
opening (mm), to be measured by area (m2) or linear 11 Photovoltaic glazing or cladding
to be stated. measurement (m), or enumerated panels where an integral part
(nr) and identified separately. of a curtain walling system, or
6 Finishes to m2
external walls: structural glazing assemblies or
C6 The length of linear components
details to be stated. profiled sheet cladding systems.
measured is their extreme length,
over all obstructions. 12 Rigid sheet cladding systems,
including support framework.
C7 Descriptions should include the
amount of any PC sum included in 13 Panelled walling systems,
the unit rates applied to the item. including panels to a frame
structure.
and identified separately. 14 Internal skins/backing walls to
curtain walling systems, cladding
systems, walling systems, etc.
including window boards, cover
separately.
strips, etc.
15 Concrete walls, including
reinforcement and formwork.
158
Measurement rules
for components
including forming cavities, wall
ties, thermal insulation, etc.
17 Plinths, cornices, ornamental

bands and quoins that are
formed from a different material
from general wall.
18 Lightweight steel frame systems,

including cladding and insulation.
19 Thermal insulation,
membranes, etc.
20 Timber and plastic cladding

systems (e.g. weatherboarding).
21 Insulating render systems.
22 Finishes applied to external

wall (e.g. paint systems, coating
systems, ceramic/stone cladding,
tiling and other materials).
23 Finishes to underside of
returns in external walls.
24 Planted ‘green’ walls, including

protection layer, drainage layer,
filter membranes and growing
medium.
159
Measurement rules
for components
25 Forming openings in external
walls for external windows and
external doors, including lintels/
beams; head courses; damp-
proof courses; cavity trays; closing
cavities; and all other work to soffits,
sills and reveals of openings.
26 Sundry items.

160
Measurement rules
for components
2.5.3 Solar/rain 1 Vertical solar/rain m2 C1 The area measured is the area 1 Vertical and horizontal exterior 1 External shutters, integral to
screening. screening: details, of the overcladding system. overcladding systems, including blinds for windows, canopies,
including projection support systems. etc. providing protection to
Definition: cladding C2 Where more than one type of
(mm), to be stated. windows and doors (included
systems etc. attached overcladding system is employed, 2 Brise soleil, etc. including
in element 2.6).
to the exterior of the 2 Horizontal solar/ m the area for each overcladding support systems.
building to protect rain screening: system is measured.
3 Sundry items.
the external walls. details to be stated.
over all obstructions.
C4 Curved work is to be described design fees, risk allowance,
separately.

161
Measurement rules
for components
2.5.4 External soffits. 1 External soffits: m2 C1 The area measured for each 1 In situ/board ceilings, including 1 False ceilings for internal
details to be stated. type of external soffit is the soffit linings and battens, fixed ceilings (included in sub-element
Definition: external
surface area of the soffit to which direct to underside of upper 3.3.2).
false ceilings and 2 Cornices, covings, m
the finish is to be applied. floor construction.
demountable etc.: details to be 2 Applied finishes to internal
suspended ceilings stated. C2 The area measured for each 2 Demountable suspended false ceilings (included in
that form an integral type of finish applied to external ceiling systems, including sub-element 3.3.1).
3 Shadow gaps, etc.:
part of the building soffits is the surface area of the suspension system. 3 Demountable suspended
envelope. soffit to which the finish is to be ceilings for internal ceilings
3 Insulation fixed direct to
4 Access hatches, nr applied. (included in sub-element 3.3.3).
underside of upper floor
etc.: details to
C3 The length of linear components construction or laid on soffit
be stated.
measured is their extreme length, construction.
5 Finishes applied m2 over all obstructions.
4 In situ coatings applied to false
to external soffits:
C4 Other cost-significant ceilings (e.g. plaster skim coats,
components to be described and render, roughcast and specialist
measured by area (m2) or linear coatings).
measurement (m), or enumerated
5 Painting and decorating for
(nr) separately, as appropriate.
false ceilings.
6 Cornices, covings, etc.
the unit rates applied to the item. 7 Shadow gaps, etc. including
painting.
and identified separately. 8 Access hatches, etc. in external
soffit construction.
to be described and identified 9 Sundry items.
separately.
162
Measurement rules
for components
C8 Where the contractor is only 10 Where works are to be carried
responsible for designing specific out by a subcontractor, the
elements and/or components of subcontractor’s preliminaries,
the building project (i.e. not the design fees, risk allowance,
entire building project), contractor- overheads and profit, with
designed work is to be described allowance for these to be made
and identified separately. within unit rate applied to
2.5.5 Subsidiary walls, 1 Walls: details to m C1 Where components are to 1 Low-level or dwarf walls, 1 Surface water drainage beyond
balustrades and be stated. be enumerated, the number of balustrades, handrails and the first underground drain
proprietary balconies. components is to be stated. railings for external walkways connection or gully (included
2 Walls forming
and balconies built off the upper in sub-element 8.6.1).
Definition: subsidiary planters: details C2 The length of linear components
floor construction, which form
components that form to be stated. measured is their extreme length, 2 Internal and external balconies
an integral part of the building
an integral part of the over all obstructions. that are an integral part of
3 Combined envelope (e.g. to provide walkway
building envelope. the upper floor construction
balustrades and C3 Where more than one type between external enclosing
(included in element 2.2, as
handrails: details of component is employed, each wall and edge of upper floor
appropriate).
to be stated. component is measured. construction), including walls
forming planters.
4 Wall-mounted C4 Other cost-significant
handrails: details components to be described 2 Walls forming planters,
to be stated. and identified separately. Such including protection layer,
components are to be measured drainage layer, filter membranes
5 Parapet railings: and growing medium.
by area (m2) or linear measurement
3 Wall handrails.
6 Proprietary bolt- nr
on balconies: details 4 Combined balustrades
to be stated. and handrails.
163
Measurement rules
for components
7 Rainwater pipes: m C6 Work to existing buildings is 5 Railings and barriers for tops
details to be stated. to be described and identified of parapet walls.
separately.
6 Proprietary bolt-on balconies
8 Floor outlets: nr C7 The percentage additions for (e.g. ‘Juliet’ balconies).
details to be stated. testing and commissioning are to
7 Surface water drainage from
external walkways, etc. attached
9 Testing of % items comprising the rainwater
to building to first underground
rainwater drainage drainage installation. A single
drain connection or gully,
installation. combined percentage addition can
including floor outlets.
be applied to cover the costs of
10 Commissioning
both testing and commissioning. 8 All work, materials,
of rainwater
drainage installation. components, etc. required
to construct subsidiary
components.
the building project (i.e. not the 9 Testing and commissioning
entire building project), contractor- of aboveground surface water
designed work is to be described drainage systems.
10 Sundry items.

164
Measurement rules
for components
2.5.6 Facade access/ 1 Facade cleaning nr C1 Where components are to 1 Window and facade cleaning 1 Separate access systems
cleaning systems. systems: details to be enumerated, the number trolley/cradles (including twin for cleaning roof (included in
be stated. of components is to be stated. track, manual and automatic sub-element 2.3.6).
Definition: systems
systems).
for accessing and 2 Testing of % C2 Work to existing buildings is 2 General-purpose LVLV
cleaning facades. installations. to be described and identified 2 Combined facade and roof power supplies (included
separately. cleaning systems. in sub-element 5.8.2).
3 Commissioning
of installations. 3 Building management systems
C3 Contractor-designed work 3 Building maintenance units.
and other control systems
4 Other facade access systems. (included in sub-element 5.12.3).
separately.
5 Builder’s work in connection
with facade access/cleaning
systems.
items comprising the sub-element. 6 Testing and commissioning of
A single combined percentage facade access/cleaning systems.
the costs of both testing and 7 Sundry items.
commissioning.
165
Element 2.6: Windows and external doors

Measurement rules
for components
2.6.1 External 1 Windows: details, m2 C1 Where the area of the 1 Windows, including opening 1 Forming openings for external
windows. including overall size component is to be measured, lights, fixed lights, frames, linings, windows, shop fronts, roller
of opening (mm), the area measured is the area window boards, cover trims, shutters, etc. (included in
Definition: windows
to be stated. of the component measured ironmongery and glazing. sub-elements 2.5.1 or 2.5.2,
and openings in
over frames. as appropriate).
external walls for 2 Louvers: details, 2 Windows to dormers.
ventilation and light. including overall size C2 Where more than one type 2 Construction of and coverings
of opening (mm), 3 Louvered windows and panels. for dormer windows (included
of component is employed,
to be stated. each component is measured. in sub-elements 2.3.1 and 2.3.2).
4 External shop fronts, including
temporary shop fronts. 3 Glazing that forms an integral
3 Shop fronts: C3 Other cost-significant
part of a cladding system, e.g.
details, including components are to be 5 Roller shutters, sliding shutters,
structural glazing and curtain
overall size of described and identified grilles, etc. providing security or
walling (included in element
opening (mm), separately. Such components protection to windows and shop
2.5, as appropriate).
to be stated. are to be measured by area (m2) fronts.
or linear measurement (m), or 4 Integral blinds for curtain
4 Roller shutters, nr enumerated (nr) separately. 6 Fly screens and storm windows. walling systems or structural
sliding shutters, glazing assemblies (included
C4 Curved work is to be described 7 Integral blinds for windows.
grilles, etc. for in sub-element 2.5.1).
window openings: and identified separately.
8 Solar/rainscreen overcladding
5 Blinds and blind boxes that
details, including C5 Work to existing buildings is systems for windows.
are not an integral part of the
overall size of to be described and identified
9 Photovoltaic glazing where an window system (included in
opening (mm), separately.
integral part of window system. sub-element 4.1.1).
to be stated.
6 Roller shutters, sliding shutters,
10 Canopies, etc. providing
grilles, etc. where performing
protection to windows and shop
the function of an external door
fronts, including any associated
surface water drainage.
166
Measurement rules
for components
C6 Where the contractor is only 11 Protective film applied to 7 Solar/rainscreen cladding to
responsible for designing specific windows. external walls (included in sub-
elements and/or components of element 2.5.3).
12 External blinds, shutters, etc.
entire building project), contractor- 13 Window boards, trims, etc.
designed work is to be described including those that are not an
and identified separately. integral part of the window unit.
14 Painting and decorating.
15 Sundry items.

167
Measurement rules
for components
2.6.2 External doors. 1 External doors: nr C1 Where components are to 1 Entrance doors, door frames, 1 Forming openings for external
details, including be enumerated, the number door linings and door sets, doors, shop front doors, roller
Definition: doors and
type, number of of components is to be stated. including both proprietary and shutters, etc. (included in
openings in external
door leaves (nr), size purpose-made solid, glazed sub-elements 2.5.1 or 2.5.2,
enclosing walls. C2 Where the area of a component
of each door leaf and partially glazed doors, as appropriate).
is to be measured, the area
(mm) and overall louver doors, etc.
measured is the area of the 2 Enclosed porches, which are
size of opening
component measured over frames. 2 Entrance screens and doors, to be broken down into the
(mm), to be stated.
including frames. appropriate constituent
2 Revolving doors: C3 The length of linear
sub-elements and measured
details, including components measured 3 Revolving doors.
in accordance with the
overall size of is their extreme length.
4 Patio doors. appropriate measurement rules.
opening (mm), C4 Where more than one type
to be stated. 5 Garage doors. 3 Canopies to external areas
of component is employed,
3 Shop front doors: each component is measured. 6 Rolling and sliding shutters,
details, including including integral access doors. 4 Blinds and blind boxes that are
type, number of not an integral part of the glazing
components are to be described 7 External shop front doors.
door leaves (nr), size (included in sub-element 4.1.1).
and identified separately. Such
of each door leaf components are to be measured 8 Manual and automatic doors.
(mm) and overall by area (m2) or linear measurement
size of opening 9 Canopies, etc. providing
(mm), to be stated. protection to external doors,
C6 Curved work is to be described including any associated
4 Roller shutters, surface water drainage.
sliding shutters, etc.
for external door C7 Work to existing buildings is 10 Grilles (fixed and folding),
openings: details, to be described and identified etc. providing security or
including overall separately. protection to doors.
size of opening
(mm), to be stated.
168
Measurement rules
for components
5 Garage doors: nr C8 Where the contractor is only 11 Fanlights, sidelights and side
details, including responsible for designing specific panels integral to external door.
overall size of elements and/or components of
12 Architraves.
opening (mm), the building project (i.e. not the
to be stated. entire building project), contractor- 13 Ironmongery, including door
designed work is to be described closers, panic locks, etc.
6 Canopies: details
to be stated. 14 Glazed vision panels.
7 Grilles: details, 15 Painting and decorating.

including overall
size of opening 16 Fly screens and storm doors.
(mm), to be stated.
17 Integral blinds to doors.
8 Architraves: details m
18 Solar/rainscreen overcladding
to be stated.
to doors.
19 Canopies, etc. providing

protection to doors.
20 Sundry items.

169
Element 2.7: Internal walls and partitions

Measurement rules
for components
2.7.1 Walls and 1 Internal walls: m2 C1 The area measured is the area 1 Internal walls, including full- 1 Internal skin of external walls
partitions. details, including of internal walls and partitions, height and low-level walls. (included in element 2.5).
thickness (mm), measured on the centre line of
Definition: internal 2 Fixed partitions, including 2 Columns and beams that form
to be stated. the internal wall or partition.
walls and fixed demountable partition systems. an integral part of the structural
No deduction is made for door
partitions. 2 Extra over internal nr frame (included in element 2.1,
openings, screens, etc. 3 Internal shop fronts, etc.
walls for forming as appropriate).
openings in walls for including temporary shop fronts.
C2 Where more than one type 3 Concrete walls, core walls, etc.
internal doors, etc.: of component is employed, 4 Columns and beams that are where an integral part of the
details, including each component is measured. not an integral part of a frame structural frame (included in
overall size of opening structure. sub-element 2.1.4).
(mm), to be stated. C3 Other cost-significant
components are to be described 5 Internal walls in roof formed 4 Walls provided by framing system
3 Fixed partitions: m2 and identified separately. Such as part of the wall construction. such as off-site manufactured
details, including components are to be measured timber frames or tunnel form
thickness (mm), by area (m2) or linear measurement 6 Walls forming chimneys, (included in element 2.1).
to be stated. (m), or enumerated (nr) separately. stairwells and lift shafts.
5 Applied wall finishes to internal
4 Extra over fixed nr C4 Curved work is to be described 7 Walls forming cubicles. walls, including dry lining systems
partitions for and identified separately. (included in sub-element 3.1.1).
8 Walls forming planters,
forming openings 6 Cubicles, i.e. proprietary
C5 Work to existing buildings is including protection layer,
in partitions for pre-finished panel systems, etc.
to be described and identified drainage layer, filter membranes
internal doors, etc.: (included in sub-element 2.7.4).
separately. and growing medium.
details, including
7 Special features built into
overall size of 9 Borrowed lights, glazed screens,
internal walls and partitions,
opening (mm), etc. that are an integral part of
e.g. fish tanks (included in
to be stated. internal walls and partitions.
sub-element 4.1.5).
170
Measurement rules
for components
C6 Where the contractor is only 10 Concrete walls, including
responsible for designing specific reinforcement and formwork,
elements and/or components of that are not an integral part
the building project (i.e. not the of the structural frame.
including floor and head
support systems.
12 Timber stud partitions,

including cavity insulation, board
linings and filling lining joints.
13 Metal stud partitioning

systems, including cavity
insulation, board linings
and filling lining joints.
14 Glazed partitioning.
15 Thermal insulation and

membranes.
16 Cappings to low-level internal

walls, including timber, stone,
tiles and other materials.
17 Blinds, where an integral part of

a proprietary partitioning system.
171
Measurement rules
for components
18 Forming openings for internal
doors, etc. in internal walls,
including work to soffits and
reveals of openings.
19 Forming openings for internal
doors, etc. in internal fixed
partitions, including work to
soffits and reveals of openings.
20 Sundry items.
2.7.2 Balustrades and 1 Combined m C1 The length of linear components 1 Balustrades and handrails to 1 Handrails fixed to walls
handrails. balustrades and measured is their extreme length. interior atriums, access walkways, (included in group element 4).
handrails: details galleries, etc. including off-site
Definition: internal C2 Where more than one type 2 Balustrades and handrails for
to be stated. and on-site applied coatings
balustrades, handrails of component is employed, stairs and staircases (included
and paint systems.
and other fixed each component is measured. in sub-element 2.4.3).
non-storey height 2 Sundry items.
3 Safety barriers, handrails
divisions. or combined balusters and
handrails for facetted glazing
or cladding systems (included
components are to be measured
172
Measurement rules
for components
separately.
2.7.3 Movable room 1 Movable room m C1 The length of linear components 1 Movable room dividers and 1 Sliding/folding doors forming
dividers. dividers and is their extreme length. partitions, both proprietary and an integral part of an internal
partitions: details, purpose-made, including frames, wall or fixed partitions (included
Definition: movable C2 Where more than one type
including height linings, ironmongery, architraves, in element 2.8).
partitions intended of component is employed, each
(m), to be stated. cover trims, etc.
to divide rooms into component is measured.
smaller spaces. 2 Off-site and on-site applied
C3 Other cost-significant coatings and paint systems.
3 Sundry items.
173
Measurement rules
for components
separately.
C6 Where the contractor is only within unit rate applied to
responsible for designing specific element or component.
2.7.4 Cubicles. 1 Cubicles: details nr/m/ C1 Where components are to 1 Proprietary pre-finished panel 1 Internal walls and partitions
to be stated. m2 be enumerated, the number cubicles (e.g. toilet and changing performing as cubicles (included
Definition:
of components is to be stated. facilities), etc. including doors, in sub-element 2.7.1 and element
proprietary pre- 2 Fixed partitions:
trims, cover strips, ironmongery 2.8, as appropriate).
finished panels details, including C2 The length of linear components
and fittings forming an integral
assembled to form thickness, to be measured is their extreme length.
part of the cubicle.
cubicles, complete stated.
C3 The area measured is the area 2 Sundry items.
with doors.
of movable room dividers and
partitions.
C4 Other cost-significant subcontractor’s preliminaries,
components are to be described design fees, risk allowance,
and identified separately. Such overheads and profit, with
components are to be measured allowance for these to be made
by area (m2) or linear measurement within unit rate applied to
(m), or enumerated (nr) separately. element or component.
174
Measurement rules
for components

separately.

175
Element 2.8: Internal doors

Measurement rules
for components
2.8.1 Internal doors. 1 Internal doors: nr C1 Where components are to 1 Doors, including standard 1 Forming openings for doors
details, including be enumerated, the number doors, purpose-made doors, in internal walls and partitions
Definition: doors,
type, number of of components is to be stated. full-height doors and fire- (included in sub-element 2.7.1).
hatches, shutters
door leaves (nr), size resistant doors.
and grilles, and other C2 Where more than one type 2 Sliding and folding partitions
of each door leaf
openings in internal of component is employed, 2 Frames, linings, architraves, (included in sub-element 2.7.3).
(mm) and overall
walls and partitions. each component is measured. stops, etc.
size of opening
(mm), to be stated. C3 Cost-significant subcomponents 3 Door sets.
2 Fire-resistant doors: are to be described and measured
4 Fanlights, over panels and
details, including linearly (m) or enumerated (nr)
sidelights, etc. integral to the
type, number of door separately, as appropriate.
door set.
leaves (nr), fire rating C4 The length of linear components
(hours), size of each 5 Glazed vision panels, etc.
is their extreme length.
door leaf (mm) and
6 Sliding and folding doors in
overall size of opening C5 Other cost-significant
fixed partitions.
(mm), to be stated. components are to be described
and identified separately. Such 7 Hatches, including doors,
4 Composite door components are to be measured frames, linings, architraves,
and sidelights/over- by area (m2) or linear measurement stops, etc.
panel units: details, (m), or enumerated (nr) separately.
including type, 8 Internal roller shutters, sliding
number of door C6 Work to existing buildings is shutters, grilles, etc. including
leaves (nr), size of to be described and identified frames, linings, architraves,
each door leaf (mm) separately. stops, etc.
and overall size
of opening (mm), 9 Ironmongery.
to be stated.
176
Measurement rules
for components
5 Roller shutters, nr C7 Where the contractor is only 10 Painting and decorating
sliding shutters, responsible for designing specific for internal doors.
grilles, etc.: details, elements and/or components of
11 Sundry items.
including overall size the building project (i.e. not the
of opening (mm), entire building project), contractor- 12 Where works are to be carried
to be stated. designed work is to be described out by a subcontractor, the
6 Architraves: details m
to be stated. design fees, risk allowance,
177
Group element 3: Internal finishes

3.1 Wall finishes
3.2 Floor finishes
3.3 Ceiling finishes
178
Element 3.1: Wall finishes

Measurement rules
for components
3.1.1 Wall finishes. 1 Finishes to walls m2 C1 Where components are to 1 In situ coatings applied to 1 Fire protective coatings and
and columns: details be enumerated, the number of walls (e.g. plaster, render paint systems for structural
Definition: applied
to be stated. components is to be stated. and roughcast). steel frames (included in
finishes to internal
sub-element 2.1.1).
wall surfaces, 2 Picture rails, dado m C2 The area measured for each 2 Sprayed monolithic coatings
including specialist rails, etc.: details type of wall finish is the surface to columns and walls (i.e. to 2 Self-finished surfaces (e.g.
wall finishes for to be stated. area of the wall to which the finish provide fire protection, thermal fair-faced blockwork walls, facing
sports facilities, is to be applied. No deduction insulation, condensation control bricks, pre-finished partitions,
3 Proprietary impact nr/m etc., included in elements 2.5,
public amenities, etc. is made for voids (e.g. for door and acoustic control).
and bumper guards, 2.7 or 3.1, as appropriate).
openings, screens, etc.).
protection strips, 3 Plasterboard or other sheet
corner protectors, 3 Finishes applied to external
C3 The length of linear components linings, including fixing systems,
etc.: details to be face of external walls (included in
measured is their extreme length, joint reinforcing scrim, plaster
stated. element 2.5, where appropriate).
over all obstructions. skim coats, etc.
4 Structural screeds (included
C4 Painting and decorating of 4 Ceramic wall tiling.
in sub-element 1.1.3 or element
walls to individual rooms within
5 Decorative sheet coverings, 2.2, as appropriate).
residential units, hotel rooms,
including lining paper, decorative
student accommodation units, etc.
paper, vinyl and plastic wall
may be enumerated (nr). The type
covering and textile wall covering.
of residential unit or room, and
size (by number of bedrooms) of 6 Painting and decorating.
unit, is to be stated.
7 Picture rails, dado rails, etc.
components are to be described 8 Proprietary impact and bumper
and measured by area (m2) or linear guards, protection strips, corner
measurement (m), or enumerated protectors, etc.
(nr) separately, as appropriate.
179
Measurement rules
for components
C6 Descriptions should include the 9 Insulation that provides a
amount of any PC sum included in wall finish.
the unit rates applied to the item.
10 Finishes applied to columns.
11 Wall finishes to staircase
areas/stairwells.
12 Specialist wall finishes.
separately. 13 Sundry items.
designed work is to be described allowance for these to be
and identified separately. made within unit rate applied
180
Element 3.2: Floor finishes

Measurement rules
for components
3.2.1 Finishes 1 Finishes to floors: m2 C1 Where components are to 1 Non-structural screeds, 1 Fire protective coatings and
to floors. details to be stated. be enumerated, the number including under-screed damp- paint systems for structural
of components is to be stated. proof membranes. steel frames (included in
Definition: finishes 2 Specialist flooring
sub-element 2.1.1).
applied to floor systems: details to C2 The length of linear components 2 Latex screeds (i.e. levelling
surfaces, including be stated. measured is their extreme length, screeds). 2 Structural screeds (included
specialist floors for over all obstructions. in sub-element 1.1.3 or element
3 Skirtings, etc.: m 3 Chemical surface hardeners 2.2, as appropriate).
sports facilities,
details to be stated. C3 The area measured for each and sealers applied to screeds.
public amenities, etc. 3 Finishes to stair treads and
type of floor finish is the surface
4 Mat wells and mats: nr 4 Floating floors. risers (included in sub-element
area of the floor to which the
details to be stated. 2.4.2).
finish is to be applied. 5 Resin-bonded resilient layers.
5 Finishes to m2 4 Finishes to floor surfaces
C4 The area measured for 6 In situ floor finishes (e.g.
swimming pool integral to the floor construction,
finishings to swimming pool tanks granolithic and terrazzo).
tanks, including e.g. timber board flooring and
is the area of the swimming pool
tank linings: details timber strip/board fine flooring
on plan, measured to the internal 7 Tiled floor finishes (e.g. stone,
to be stated. (included in sub-element 1.1.3
face of the swimming pool walls. quarry, ceramic and mosaic tiles).
or element 2.2, as appropriate).
6 Line markings: m 8 Wood block flooring,
C5 Other cost-significant 5 Floor coverings and skirtings
details to be stated. composition block flooring,
components are to be described that form an integral part of a
and measured by area (m2) or parquet flooring, etc.
7 Numerals and nr proprietary raised access floor
symbols: details linear measurement (m), or system (included in sub-element
9 Proprietary thin tiled and strip
to be stated. enumerated (nr) separately, as 3.2.2).
flooring, block wood flooring, etc.
appropriate.
10 Floor painting and sealing.
amount of any PC sum included in 11 Edge-fixed carpeting, including
the unit rates applied to the item. underlay, rods, grippers, edgings,
and cover and threshold strips.
181
Measurement rules
for components
C7 Curved work is to be described 12 Fixed flexible and semi-
and identified separately. flexible tile and sheet coverings
(e.g. carpet, vinyl, rubber, PVC,
C8 Work to existing buildings is thermoplastic, cork, linoleum
to be described and identified and antistatic flooring).
separately.
13 Timber sprung floors for
C9 Where the contractor is only sports halls, squash courts, etc.
responsible for designing specific 14 Specialist floor covering systems.
the building project (i.e. not the 15 Finishes to swimming pool
entire building project), contractor- tanks, including tank linings.
designed work is to be described 16 Floor finishes for internal
and identified separately. and external balconies.
17 Skirtings.
18 Mat wells and mats.
19 Line markings, numerals,

letters, symbols, etc. (e.g. surface
markings to denote car park
spaces in basement car park).
20 Sundry items.

182
Measurement rules
for components
3.2.2 Raised 1 Raised access m2 C1 The area measured for each 1 Proprietary raised access floor 1 Floating floors (included in
access floors. floor systems: type of raised access floor system systems, including adjustable sub-element 3.2.1).
details to be stated. is the surface area of the floor to pedestals/supports, floor panels,
Definition: platform 2 Floor coverings, skirtings, etc.
which the finish is to be applied. ventilation and access panels,
floors or dry 2 Skirtings, etc.: m that are not an integral part of
cavity fire barriers, air plenum
construction raised details to be stated. C2 The length of linear components the raised access floor system
barriers, outlet boxes and
above the structural measured is their extreme length, (included in sub-element 3.2.1).
trunking, skirtings/edge trims
floor to create space over all obstructions.
that form part of the proprietary
for the distribution C3 Other cost-significant system, risers and nosings at
of services. components are to be described changes of level, adhesives,
and measured by area (m2) or linear bearing pads and shims.
(nr) separately, as appropriate. 2 Floor coverings/finishes
(i.e. where factory bonded or
C4 Descriptions should include the mechanically fixed on site).
the unit rates applied to the item. 3 Sundry items.

separately.
183
Element 3.3: Ceiling finishes

Measurement rules
for components
3.3.1 Finishes to 1 Finishes to ceilings: m2 C1 The area measured for each 1 Linings to ceilings (e.g. dry lined 1 False ceilings (included in
ceilings. details to be stated. type of ceiling finish is the surface plasterboard ceilings, pre-finished sub-element 3.3.2).
area of the ceiling/soffit to which sheets, timber boarding, etc.).
Definition: applied 2 Cornices, covings, m 2 Applied finishes to false ceilings
the finish is to be applied.
finishes to ceiling etc.: details to be 2 Linings to sides and soffits of (included in sub-element 3.3.2).
surfaces, including stated. C2 The length of linear components beams, bulkheads, etc. 3 Demountable suspended
specialist ceiling measured is their extreme length, ceilings (included in sub-element
3 In situ coatings applied to ceilings
finishes to sports over all obstructions. 3.3.3).
(e.g. plaster skim coat, render,
facilities, public
C3 Painting and decorating of roughcast and specialist coatings). 4 Finishes to soffits of staircases,
amenities, etc.
ceilings in individual rooms within including soffits of landings
4 Sprayed monolithic coatings
residential units, hotel rooms, between floors (included in
to beams and ceilings (i.e. to
student accommodation units, etc. sub-element 2.4.2).
provide fire protection, thermal
insulation, condensation control 5 Fire protective coatings and
and acoustic control). paint systems for structural
size (by number of bedrooms)
steel frames (included in
of unit, is to be stated. 5 Painting and decorating sub-element 2.1.1).
of ceilings.
C4 Other cost-significant 6 Finishes applied to external
components are to be described 6 Cornices, covings, etc. soffits (included in sub-element
and measured by area (m2) or 2.5.4).
linear measurement (m), or 7 Specialist ceiling finishes.
enumerated (nr) separately,
8 Sundry items.
as appropriate.
184
Measurement rules
for components
C5 Descriptions should include the 9 Where works are to be carried
amount of any PC sum included in out by a subcontractor, the
the unit rates applied to the item. subcontractor’s preliminaries,
C7 Work to existing buildings is within unit rate applied to
to be described and identified element or component.
separately.

3.3.2 False ceilings. 1 False ceilings: m2 C1 The area measured for each 1 In situ/board ceilings, including 1 Demountable suspended
details to be stated. type of false ceiling is the surface soffit linings, battens, support ceilings (included in sub-element
Definition: false
area of the ceiling/soffit to which framework or suspension system, 3.3.3).
ceilings comprising 2 Cornices, covings, m
the finish is to be applied. fixed directly to underside of
soffit linings on etc.: details to be 2 Finishes to soffits of staircases,
battens, etc. fixed stated. C2 The length of linear components including soffits of landings
directly to underside measured is their extreme length, 2 Insulation fixed directly between floors (included in
3 Access hatches, nr sub-element 2.4.2).
of slabs and not over all obstructions. to underside of upper floor
etc.: details to be
demountable, including construction or laid on false ceiling.
stated.
specialist false ceilings
for sports facilities,
public amenities, etc.
185
Measurement rules
for components
C3 Painting and decorating of 3 In situ coatings applied to false 3 Fire protective coatings and
walls in individual rooms within ceilings (e.g. plaster skim coats, paint systems to structural
residential units, hotel rooms, render, roughcast and specialist steel frames (included in
student accommodation units, etc. coatings). sub-element 2.1.1).
4 Painting and decorating 4 False ceilings to external soffits
of false ceilings. (included in sub-element 2.5.4).
size (by number of bedrooms) of
unit, is to be stated. 5 Cornices, covings, etc.
C4 Other cost-significant 6 Shadow gaps, etc., including
components are to be described painting.
and measured by area (m2) or linear
measurement (m), or enumerated 7 Access hatches, etc. in false
(nr) separately, as appropriate. ceilings.
C5 Descriptions should include the 8 Sundry items.

C6 Curved work is to be described subcontractor’s preliminaries,
and identified separately. design fees, risk allowance,
C7 Work to existing buildings is to be allowance for these to be
described and identified separately. made within unit rate applied
186
Measurement rules
for components
3.3.3 Demountable 1 Demountable m2 C1 The area measured for each 1 Proprietary suspended ceiling 1 False ceilings (included in
suspended ceilings. suspended ceilings: type of demountable suspended systems, including suspension sub-element 3.3.2).
details to be stated. ceiling is the surface area of the systems.
Definition: false 2 Finishes to soffits of staircases,
ceiling/soffit to which the finish is
2 Integrated ceiling systems, including soffits of landings
ceilings of dry 2 Shadow gaps, etc.: m to be applied.
including suspension systems. between floors (included
construction details to be stated.
C2 The length of linear components 3 Acoustic suspended ceiling in sub-element 2.4.2).
comprising a
3 Access hatches, nr measured is their extreme length, systems, including suspension
membrane of tiles, 3 Fire protective coatings and
etc.: details to be over all obstructions. systems.
panels and trays paint systems to structural
stated.
supported by C3 Other cost-significant 4 Specialist suspended ceiling steel frames (included in
exposed or concealed components are to be described systems, including suspension sub-element 2.1.1).
suspended grids, and measured by area (m2) or linear systems.
measurement (m), or enumerated 4 Demountable suspended
including specialist 5 Insulation fixed direct to
(nr) separately, as appropriate. ceilings to external soffits
false ceilings for underside of upper floor
sports facilities, C4 Descriptions should include the construction or laid on
public amenities, etc. amount of any PC sum included in suspended ceiling system.
the unit rates applied to the item. 6 Shadow gaps, etc., including
painting.
and identified separately. 7 Access hatches in suspended
ceilings, etc.
to be described and identified 8 Sundry items.
separately. 9 Where works are to be carried
187
Group element 4: Fittings,

furnishings and equipment
4.1 Fittings, furnishings and equipment
188
Element 4.1: Fittings, furnishings and equipment

Measurement rules
for components
4.1.1 General fittings, 1 Fittings: details nr C1 Where components are to 1 Counters, desks, benches 1 Special-purpose fittings,
furnishings and to be stated. be enumerated, the number of and worktops. furnishings and equipment
equipment. components is to be stated. 2 Mirrors that are not an integral (included in sub-element 4.1.3).
2 Furnishings: details
part of wall finishes, furnishings, 2 Domestic kitchen fittings and
Definition: fittings, to be stated. C2 Descriptions should include the
fittings and equipment. equipment (included in sub-
furnishings and amount of any PC sum included in
equipment fixed to 3 Equipment: details the unit rates applied to the item. 3 Curtains, curtain track, rails, element 4.1.2).
the building fabric to be stated. pelmets, etc.
3 Mirrors that are an integral part
or provided loose 4 Blinds and blind boxes that of wall finishes such as wall tiling
within the building. are not an integral part of the (included in sub-element 3.1.1).
separately. window system.
4 External blinds, shutters, etc.
C4 Where the contractor is only 5 Fireplace surrounds and hearths. (included in sub-element 2.6.1).
6 Wall hangings.
elements and/or components of 5 Integral blinds for windows and
the building project (i.e. not the 7 Loose carpets. internal partitions (included in
entire building project), contractor- 8 Storage racks, shelves, shelving sub-elements 2.6.1 or 2.7.1).
designed work is to be described support systems, etc. 6 Automated curtains and blinds
and identified separately. 9 Tables and chairs. (included in sub-element 5.13.4).
10 Fitted seating and upholstery. 7 Ironmongery for windows

and doors (included in
11 Bedroom furniture, including
beds, divans, wardrobes, sub-element 2.6.1 or
dressers, vanity units, cupboards, element 2.8, as appropriate).
cabinets, drawer units, etc. 8 Ironmongery to cubicles
12 Bathroom furniture, including (included in sub-element 2.7.4).
vanity units, cupboards, etc.
13 Lockers, hat and coat rails, etc.
189
Measurement rules
for components
14 Handheld firefighting 9 Sanitary appliances
equipment, including fire and fittings (included in
extinguishers, fire blankets, element 5.1, as appropriate).
etc. and backboards, fixings, etc.
10 Mat wells and mats (included
15 Bins, wheelie bins, continental in sub-element 3.2.1).
bins, etc.
11 General-purpose LVLV
16 Safes, including those built
power supplies (included
into the structure.
17 Vacuum cleaners, cleaning
equipment.
18 Televisions, sound systems
and computers.
19 Vending machines.
20 Telephone booths and
enclosures (internal).
21 Other general-purpose
fittings and furnishings.
23 Sundry items.
190
Measurement rules
for components
4.1.2 Domestic 1 Kitchen units: nr C1 Where components are to Domestic kitchen units and 1 Catering equipment (included
kitchen fittings and details to be stated. be enumerated, the number of equipment of all kinds, including: in element 5.2).
equipment. components is to be stated. 1 Kitchen units, including base
2 Kitchen 2 Sinks not supplied as part of
units, drawer units, worktops, the kitchen fitting installation
Definition: domestic appliances: details C2 Descriptions should include the
cupboards, etc. (included in element 5.2).
kitchen units and to be stated. amount of any PC sum included in
equipment of all the unit rates applied to the item. 2 Sinks, taps, waste fittings and
kinds. 3 Waste bins, waste disposal units where
towel rails, storage C3 Work to existing buildings is supplied as part of the kitchen
racks and other to be described and identified fitting installation.
accessories: details separately. 3 Ovens, cookers, hobs, grills,
to be stated. microwaves, etc.
responsible for designing specific 4 Refrigerators, freezers, etc.
elements and/or components of 5 Dishwashers.
entire building project), contractor- 6 Clothes washing machines,
clothes dryers, ironing
cabinets, etc.
7 Waste bins, towel rails, storage
racks and other accessories.
8 Kitchen equipment suites
comprising any combination
of the previous items.
9 Other kitchen fittings and
equipment.
191
Measurement rules
for components
10 Delivery, unpacking, sorting,
checking all components,
assembling and fixing in position
(including all bolts and other
fixing devices).
11 Sundry items.

allowance for these to
be made within unit rate applied
4.1.3 Special-purpose 1 Fittings: details to nr C1 Where components are to 1 Furnishings, fittings and
fittings, furnishings be stated. be enumerated, the number of equipment designed specifically
and equipment. components is to be stated. for a particular type of building,
2 Furnishings: such as:
details to be stated. C2 Descriptions should include the
amount of any PC sum included in • hospital, dentist, other
3 Equipment: details medical, welfare and
to be stated. animal welfare buildings
• entertainment buildings,
community centres and
separately.
clubs, including bars
• sports buildings, swimming
pools, marinas and stadia
192
Measurement rules
for components
Definition: C4 Where the contractor is only • religious and funerary
furnishings, fittings responsible for designing specific buildings, including seating
and non-mechanical elements and/or components of
• educational buildings, including
or non-electrical the building project (i.e. not the
workbenches, blackboards and
equipment fixed to entire building project), contractor-
gymnasium equipment
the building fabric designed work is to be described
or provided loose and identified separately. • scientific research buildings,
within the building. including laboratory
These are ‘special’ in workbenches
the sense that they • special residential buildings,
are designed for the hotels and elderly care homes
particular purpose(s)
• rail, road, water and air
of the building and are
transport buildings and
likely to be obtained
terminals
from a specialist
supplier or specialist • agricultural, fishing and
contractor. forestry buildings
• communications, power
supply, mineral supply and
water supply buildings
• laundry buildings
• factories, and industrial
buildings for food, drink,
chemicals, engineering,
textiles, etc.
193
Measurement rules
for components
• shops, showrooms, stores,
shopping centres and
warehouses
• defence, police, prison and fire
service buildings
• restaurants, snack bars and
public houses
• libraries, record offices,
museums, galleries and zoos.
2 Other special-purpose fittings,
furnishings and equipment.

fixing devices).
4 Sundry items.

194
Measurement rules
for components
4.1.4 Signs/notices. 1 Signs/notices: nr C1 Where components are to 1 Directional signboards. 1 Illuminated display signs,
details to be stated. be enumerated, the number of lettering, emblems and symbols
Definition: 2 Notice boards, white boards, etc.
components is to be stated. for information purposes,
directories, notice
3 Sign writing. advertising, etc. (included
boards, letters, signs, C2 Descriptions should include the
plaques, symbols and amount of any PC sum included in 4 Shop front lettering, emblems
emblems of all kinds the unit rates applied to the item. and symbols. 2 Identification labelling and
for identification and colour coding of service
C3 Work to existing buildings is 5 Door or floor numbering or installations and systems
directional purposes
to be described and identified lettering.
within or attached to (included in element 5.14).
separately. 6 Nameplates, plaques and
the building.
identification symbols.
responsible for designing specific 7 Lettering, emblems and other
elements and/or components of identification/directional symbols
the building project (i.e. not the carved into stone.
fixing devices).
9 Sundry items.

195
Measurement rules
for components
4.1.5 Works of art. 1 Objects d’art and nr C1 Where components are to 1 Objects d’art and other 1 Water features, including
other ornamental be enumerated, the number of ornamental features. fountains and waterfalls
Definition: objects
features: details components is to be stated. (included in sub-element 5.13.5).
d’art and other 2 Decorative features,
to be stated.
ornamental and C2 Descriptions should include the including panels.
decorative features 2 Decorative amount of any PC sum included in 3 Fish tanks, including fish
within or attached features and panels: the unit rates applied to the item. tanks set into internal walls
to the building. details to be stated. and partitions.
to be described and identified 4 Delivery, unpacking, sorting,
separately. checking all components,
C4 Where the contractor is only (including all bolts and other
responsible for designing specific fixing devices).
designed work is to be described out by a subcontractor, the
196
Measurement rules
for components
4.1.6 Non-mechanical 1 Equipment: details nr C1 Where components are to 1 Removable disabled access 1 Fixed access and escape
and non-electrical to be stated. be enumerated, the number of equipment. ladders, loft ladders, etc.
equipment. components is to be stated. (included in sub-element 2.4.4).
2 Removable 2 Removable ladders, etc.
Definition: non- ladders, etc.: details C2 Descriptions should include the
3 Other non-mechanical and
mechanical and non- to be stated. amount of any PC sum included in non-electrical equipment.
electrical equipment the unit rates applied to the item.
for use within or to 4 Delivery, unpacking, sorting,
C3 Work to existing buildings is checking all components,
enter the building.
to be described and identified assembling and fixing in position
separately. (including all bolts and other
fixing devices).
responsible for designing specific 5 Sundry items.
and identified separately overheads and profit, with
197
Measurement rules
for components
4.1.7 Internal planting. 1 Plant and shrub nr/m/ C1 Where components are to Natural and artificial planting in 1 Plant containers that are an
beds: details to m2 be enumerated, the number of internal environments, including: integral part of the building fabric
Definition: natural
be stated. components is to be stated. – construction only (included in
and artificial 1 Internal prefabricated plant
sub-element 1.1.5, or elements
planting in internal 2 Plant containers: nr C2 The area measured is the and tree containers, including
drainage layers, separation 2.5 or 2.7, as appropriate).
environments, details to be stated. surface area of planting.
layers, capillary matting and 2 Green roofs and roof gardens,
including containers.
3 Trees: details to C3 Where measured linearly, the wicks, compost, hydro-culture including protection layer,
be stated. length measured is the extreme supporting medium and drainage layer, filter membranes
length, over all obstructions. nutrients.
and growing medium (included
4 Tree planters:
2 Planting container-grown plants. in sub-element 2.3.2).
details to be stated. C4 Other cost-significant
components to be described and 3 Planting shrubs. 3 Planting in green roofs/
measured by area (m2) or linear roof gardens (included in
measurement (m), or enumerated 4 Planting trees. sub-element 2.3.2).
(nr) separately, as appropriate. 5 Plant containers that are an
C5 Descriptions should include the integral part of the building
fabric, including drainage layers,
separation layers, capillary
matting and wicks, compost,
C6 Work to existing buildings is hydro-culture supporting
to be described and identified medium and nutrients.
separately. 6 Planting containers, etc. to
roof gardens, including the
C7 Contractor-designed work is
planting itself.
separately.
198
Measurement rules
for components
7 Watering, feeding and
maintenance during the
defects liability period (or
period for rectifying defects,
or the maintenance period,
as appropriate).
8 Replacement planting.
9 Artificial plants, preserved

plants, etc. including fixing
medium and covering medium
for artificial plants.
10 Sundry items.

199
Measurement rules
for components
4.1.8 Bird and 1 Wires, nets, traps, nr C1 Where components are to 1 Wires, nets, traps, etc.
vermin control. etc.: details to be be enumerated, the number of
2 Electronic and sonic systems.
stated. components is to be stated.
Definition:
3 Sundry items.
installations and C2 The area measured is the
equipment to repel, 2 Electronic and surface area to which the coating 4 Where works are to be carried
trap or otherwise sonic systems: is to be applied. out by a subcontractor, the
control birds or details to be stated subcontractor’s preliminaries,
C3 Other cost-significant design fees, risk allowance,
vermin that may
components are to be described overheads and profit, with
be a nuisance or
and measured by area (m2) or allowance for these to be
danger to health.
linear measurement (m), or made within unit rate applied
enumerated (nr) separately, to element or component.
as appropriate.

separately.

200
Group element 5: Services

Group element 5 comprises the following elements: Note: where testing and commissioning is required to be
measured under elements 5.1 to 5.13, the terms should
5.1 Sanitary installations include the following works:
5.2 Services equipment 1 Testing includes:
5.3 Disposal installations (1) testing equipment and consumables
5.4 Water installations (2) calibration
5.5 Heat source (3) site installation tests
5.6 Space heating and air conditioning systems (4) static testing, including testing records
(5) performance testing, including performance test
5.7 Ventilation systems
records
5.8 Electrical installations (6) fuels required for testing.
5.9 Fuel installations 2 Commissioning includes:
5.10 Lift and conveyor installations (1) preliminary checks, setting systems and installations
5.11 Fire and lightning protection to work, regulation of such systems and installations,
and commissioning records
5.12 Communication, security and control systems
(2) temporary operation of equipment to employer’s
5.13 Specialist installations requirements
5.14 Builder’s work in connection with services (3) fuels required for commissioning.
3 Setting all mechanical and electrical services and installations

201
Element 5.1: Sanitary installations

Measurement rules
for components
5.1.1 Sanitary 1 Sanitary nr C1 Where components are to 1 WC pans and cisterns, WC 1 Sanitary installations procured
appliances. appliances: details be enumerated, the number suites, slop hoppers, urinals as part of prefabricated building,
to be stated. of components is to be stated. and cisterns. building unit or pod (included in
Definition: appliances
for health, hygiene 2 Testing of % C2 Work to existing buildings is 2 Sinks, including sinks not
and personal washing, to be described and identified supplied as part of the kitchen 2 Sanitary fittings (included in
installations.
fitting installation, and catering sub-element 5.1.2).
together with their separately.
3 Commissioning sinks not supplied as part of the
accessories. 3 Sinks included with domestic
of installations. C3 Where the contractor is only catering equipment installation.
kitchen fittings (included in
3 Wash basins, hand rinse basins sub-element 4.1.2).
elements and/or components of and wash fountains.
the building project (i.e. not the 4 Sinks included with catering
entire building project), contractor- 4 Bidets. equipment (included in sub-
designed work is to be described element 5.2.1).
5 Baths, including bath panels
and identified separately. and trims. 5 Waste pipes, fittings and traps
C4 The percentage additions for (included in sub-element 5.3.1).
6 Shower trays.
testing and commissioning are to 6 Cold water and hot water
be applied to the total cost of the 7 Shower units, including
distribution (included in sub-
items comprising the sub-element. shower heads and hoses.
elements 5.4.2 or 5.4.3).
A single combined percentage 8 Shower booster pumps. 7 Instantaneous water heaters,
9 Shower valves. including shower heaters, and
storage water heaters (included
commissioning. 10 Drinking fountains. in sub-element 5.4.4).
202
Measurement rules
for components
11 Taps, including mixer taps, 8 Heated towel rails, where an
and waste outlet fittings for integral part of a heating system
the appliances. (included in sub-element 5.6.1).
12 Water-saving devices. 9 Bathroom furniture, including
vanity units, cupboards, etc.
13 Automated controls and
sensors.
14 Final connections to sanitary
with services (included in
appliances, including stop cocks
element 5.14).
and stop taps, and final pipeline
connections from stop cocks and
stop taps to taps.
15 Sundry items.

203
Measurement rules
for components
5.1.2 Sanitary 1 Fittings: details nr C1 Where components are to be 1 Shower cubicles, including
ancillaries. to be stated. enumerated, the number shower curtains and rails.
Definition: 2 Bath/shower curtain rails,
bathroom, toilet C2 Work to existing buildings is screens, etc.
and shower fittings. to be described and identified 3 Grab/support rails.
separately.
4 Towel rails and holders not
C3 Where the contractor is only connected to a heating or hot
responsible for designing specific water supply installation.
elements and/or components of 5 Hand dryers, including final
the building project (i.e. not the connection to services.
designed work is to be described 6 Paper towel dispensers, toilet
paper holders, waste bins, soap
dispensers and holders.
7 Sanitary incinerators (i.e.

sanitary towel disposal).
8 Sanitary macerators.
9 Other sanitary fittings.
10 Sundry items.

204
Element 5.2: Services equipment

Measurement rules
for components
5.2.1 Services 1 Services nr C1 Where components are to be 1 Catering equipment designed 1 Domestic kitchen equipment
equipment. equipment: details enumerated, the number for use in provision of food (included in sub-element 4.1.2).
to be stated. of components is to be stated. and drink on a communal or
Definition: catering 2 Sinks, taps, waste fittings and
commercial scale.
equipment designed 2 Testing of % C2 Work to existing buildings is waste disposal units where
for use in provision installations. to be described and identified 2 Sinks supplied as an integral supplied as part of the kitchen
of food and drink separately. part of catering equipment. fitting installation (included in
on a communal or 3 Commissioning sub-element 4.1.2).
of installations. C3 Where the contractor is only 3 Food storage equipment.
commercial scale. 3 Services equipment procured
4 Other free standing or fixed as part of prefabricated building,
mechanical and electrical building unit or pod (included in
equipment for: element 6.1, as appropriate).
designed work is to be described • hospital, dentist, medical, 4 Sanitary incinerators and
and identified separately. welfare and animal welfare sanitary macerators (included
buildings in sub-element 5.1.2).
testing and commissioning are to • entertainment buildings, 5 Installation of refuse chutes,
be applied to the total cost of the community centres and clubs incineration plant, etc. (included
items comprising the sub-element. in sub-element 5.3.3).
• sports buildings, swimming
A single combined percentage 6 Cold rooms, including packaged
pools, marinas and stadia
addition can be applied to cover cold rooms, and packaged and
the costs of both testing and • religious and funerary
walk-in freezers (included in
commissioning. buildings
sub-element 5.13.2).
• educational buildings
• scientific research buildings with services (included in
element 5.14).
• special residential buildings,
hotels and elderly care homes
205
Measurement rules
for components
• rail, road, water and air
transport buildings and
terminals
• agricultural, fishing and
forestry buildings
• communications, power
supply, mineral supply and
water supply buildings
• laundry buildings (including:
ironing machines, steam
presses, tumble driers,
washer extractors and
washing machines)
• factories, and industrial
buildings for food, drink,
chemicals, engineering,
textiles, etc.
• shops, showrooms, stores,
shopping centres and
warehouses
• defence, police, prison and
fire service buildings
• restaurants, snack bars
and public houses
• libraries, record offices,
museums, galleries and zoos.
206
Measurement rules
for components
5 Sundry items.

207
Element 5.3: Disposal installations

Measurement rules
for components
5.3.1 Foul drainage 1 Drainage for nr C1 Where components are to 1 Waste pipes and fittings. 1 Drainage for balconies
above ground. sanitary appliances: be enumerated, the number (included in sub-element 2.2.3).
2 Discharge stacks and
details to be stated. of components is to be stated. 2 Rainwater disposal systems
Definition: piped waste pipes.
from roofs (included in sub-
foul water drainage 2 Drainage for C2 Work to existing buildings is 3 Ventilating stacks and pipes, element 2.3.4).
systems from sanitary service equipment: to be described and identified including air admittance
appliances, sinks and details to be stated. separately. valves (AAVs). 3 Drainage to external walkways
kitchen appliances to attached to buildings (included in
3 Testing of % C3 Where the contractor is only 4 Traps, access points, rodding sub-element 2.5.5).
the first underground
installations. responsible for designing specific eyes, collars, etc.
drain connection. 4 Drainage from surface of
elements and/or components of 5 Prefabricated pipeline
4 Commissioning ground floor assembly to first
the building project (i.e. not the assemblies. manhole beyond the enclosing
of installations. entire building project), contractor- walls of the building (included in
6 Prefabricated floor channels,
designed work is to be described sub-element 8.6.1).
gratings and drains in upper
floor construction. 5 Floor outlets and prefabricated
C4 The percentage additions for floor channels and gratings
7 Sump pumps and packaged
testing and commissioning are to in ground floor construction
pumps.
be applied to the total cost of the (included in sub-element 8.6.1).
items comprising the sub-element. 8 Sundry items. 6 Construction of pits for sump
A single combined percentage 9 Testing and commissioning. pumps and packaged pumps
addition can be applied to cover (included in sub-element 1.1.3).
the costs of both testing and 7 Internal manholes, etc.
commissioning. (included in sub-element 1.1.3).
design fees, risk allowance, 8 Drainage from first manhole
overheads and profit, with beyond the enclosing walls
allowance for these to be of the building (included in
sub-element 8.6.1).
208
Measurement rules
for components
9 Rainwater harvesting systems,
including collection pipelines
(included in sub-elements
10 Grey water systems, including
collection pipelines (included
in sub-elements 5.4.2 or 8.7.1,
as appropriate).
element 5.14).
5.3.2 Chemical, toxic 1 Drainage for nr C1 Where components are to 1 Pipelines and fittings, including 1 Chemical, toxic and industrial
and industrial liquid appliance or be enumerated, the number glass drainage. liquid waste drainage from the
waste drainage. equipment: of components is to be stated. external face of the external
2 Traps, access points, rodding
details to be stated. wall of the building to the point
Definition: separate C2 Work to existing buildings is eyes, collars, etc.
of disposal (included in
piped waste disposal 2 Testing of % to be described and identified 3 Gullies. sub-element 8.6.3).
systems, where installations. separately.
the waste needs 4 Connections tanks, etc. 2 Builder’s work in connection
3 Commissioning C3 Where the contractor is only with services (included in
special treatment
of installations. responsible for designing specific 5 Storage tanks and vessels.
or separate storage element 5.14).
elements and/or components of 6 Settlement tanks.
before disposal
from appliance or
entire building project), contractor- 7 Effluent treatment plant.
equipment, to the
external face of 8 Dosing equipment.
the external wall
9 Sterilisation equipment.
of the building.
209
Measurement rules
for components
C4 The percentage additions for 10 Supports integral to the
testing and commissioning are to storage tanks and vessels,
be applied to the total cost of the settlement tanks, etc. (including
items comprising the sub-element. mountings).
A single combined percentage 11 Thermal insulation.
the costs of both testing and 12 Connections to equipment.
commissioning.
13 Control components located
externally.
14 Monitoring equipment located

externally.
15 Painting, anti-corrosion
treatments and coating systems
for drainage pipelines.
16 Sundry items.

210
Measurement rules
for components
5.3.3 Refuse disposal. 1 Refuse disposal nr C1 Where components are to 1 Refuse input devices. 1 Sanitary incinerators and
Definition: refuse installations: details be enumerated, the number 2 Refuse chutes and ducts. sanitary macerators (included
chutes, incineration to be stated. of components is to be stated. in sub-element 5.1.2).
3 Plant for the compacting/
plant, etc.
2 Testing of % C2 Work to existing buildings is macerating of refuse ready for 2 Builder’s work in connection
collection (including compactors, with services (included in
installations. to be described and identified
bailing machines and shredding element 5.14).
separately. machines).
3 Commissioning
of installations. C3 Where the contractor is only 4 Refuse collection equipment,
responsible for designing specific including bins and continental bins.
elements and/or components of 5 Incineration plant and
the building project (i.e. not the ancillaries, including refuse
entire building project), contractor- and waste-handling equipment,
designed work is to be described afterburners, proprietary metal
chimney and flues, and ash-
handling equipment, as well
C4 The percentage additions for as gas-fired incineration plant.
testing and commissioning are to 6 Paper shredders.
be applied to the total cost of the 7 Safety devices.
8 Painting/anti-corrosive treatments.
addition can be applied to cover 9 Final connections to services.
the costs of both testing and 10 Sundry items.
commissioning. 11 Testing and commissioning.
211
Element 5.4: Water installations

Measurement rules
for components
5.4.1 Mains water 1 Mains water nr/m2 C1 Where components are to 1 Pipelines and pipeline fittings. 1 Piped water supply systems
supply. supply: details, be enumerated, the number of bringing water from statutory
2 Valves.
including the number components is to be stated. undertaker’s water main to point
Definition: piped 3 Internal water meters. of entry into building (included in
of draw-off points C2 The area measured is the total
water supply systems sub-element 8.7.1).
(nr), to be stated. GIFA of the building. 4 Rising main to storage tanks.
from point of
2 Connections to statutory
entry into building 2 Testing of % C3 Installations for residential 5 Water meters, where not undertaker’s water main
to appliance or installations. units, hotel rooms, student provided as part of water (included in sub-element 8.7.1).
equipment. accommodation units, etc. may mains supply installation
3 Commissioning be enumerated (nr). The type of by the statutory undertaker. 3 Water treatment systems
of installations. residential unit or room, and size (included in sub-element 5.4.2).
(by number of bedrooms) of unit, 6 Trace heating.
4 Storage tanks (included in
is to be stated.
7 Thermal insulation. sub-element 5.4.2).
8 Sundry items. 5 Water meters, where provided
as part of water mains supply by
separately. 9 Testing and commissioning. statutory undertaker (included
C5 Where the contractor is only 10 Where works are to be carried in sub-element 8.7.1).
responsible for designing specific out by a subcontractor, the 6 Builder’s work in connection
elements and/or components of subcontractor’s preliminaries, with services (included in
the building project (i.e. not the design fees, risk allowance, element 5.14).
C6 The percentage additions for to element or component.
testing and commissioning are to be
applied to the total cost of the items
comprising the sub-element. A single
combined percentage addition can
212
Measurement rules
for components
5.4.2 Cold water 1 Cold water nr/m2 C1 Where components are to 1 Cold water distribution pipelines 1 Taps for sanitary appliances
distribution. distribution: details, be enumerated, the number to sanitary appliances, sinks, and domestic kitchen sinks
including the number of components is to be stated. equipment, etc. including fittings. (included in sub-elements
Definition:
of draw-off points 5.1.1 or 4.1.2, as appropriate).
C2 The area measured is the area 2 Valves.
• piped water (nr), to be stated.
serviced by the system (i.e. the 2 Taps and valves for service
3 Water-saving devices.
supply systems 2 Water treatment nr area of the rooms and circulation equipment (included in
to distribute cold systems. spaces that are served by the 4 Taps, where not part of a sub-element 5.2.1).
water from point system, which is not necessarily sanitary appliance or service
3 Storage tanks: 3 Water tanks (i.e. header tanks),
of storage to the total GIFA of the building). equipment.
details, including type, including cold water distribution
user point The area serviced is measured 5 Pumps. to heat source (included in sub-
material and capacity, using the GIFA.
• internal rainwater element 5.5.1).
to be stated. 6 Pressurisation expansion units.
harvesting systems C3 Installations for residential
4 Rainwater Item 7 Pressure booster sets. 4 Building management systems
and piped water units, hotel rooms, student
harvesting systems: and other control systems
supply systems accommodation units, etc. may 8 Water treatment systems,
details to be stated. (included in sub-element 5.12.3).
to distribute cold be enumerated (nr). The type of including reverse osmosis (RO)
water from point of residential unit or room, and size systems, ultraviolet systems, 5 Builder’s work in connection
5 Testing of %
storage, including (by number of bedrooms) of unit, filtration systems, water cooler with services (included in
installations.
storage tanks, to is to be stated. filter systems, etc. element 5.14).
user point. 6 Commissioning
C4 Work to existing buildings is 9 Water storage tanks and cisterns.
of installations.
10 Trace heating.
separately.
11 Instrumentation and control
components for cold water
distribution systems.
the building project (i.e. not the 12 Thermal insulation.
entire building project), contractor- 13 Rainwater-harvesting systems
(internal), including collection
pipelines.
213
Measurement rules
for components
C6 The percentage additions for 14 Grey water collection pipe
testing and commissioning are to systems (internal), including
be applied to the total cost of the collection pipelines.
15 Sundry items.
addition can be applied to cover 16 Testing and commissioning.
commissioning.
5.4.3 Hot water 1 Hot water nr/m2 C1 Where components are to 1 Hot water distribution pipelines 1 Boilers or other heat sources
distribution. distribution: details, be enumerated, the number to sanitary appliances, sinks, (included in sub-element 5.5.1).
including the number of components is to be stated. equipment, etc. including fittings.
Definition: piped 2 Distribution pipelines that
of draw-off points
water supply systems C2 The area measured is the area 2 Valves. distribute hot water from the
(nr), to be stated.
to distribute hot water serviced by the system (i.e. the heat source to heat emitters
3 Water-saving devices.
to sanitary appliances, 2 Testing of % area of the rooms and circulation (included in element 5.6, as
installations. 4 Taps, where not part of a appropriate)
sinks, equipment and spaces that are served by the
sanitary appliance or service
other appliances, and system, which is not necessarily 3 Taps for sanitary appliances
3 Commissioning equipment.
to distribute mixed the total GIFA of the building). and domestic kitchen sinks
of installations.
water to water heaters The area serviced is measured 5 Pumps (i.e. secondary hot (included in sub-elements 5.1.1
and equipment. using the GIFA. water circulation pumps). or 4.1.2, as appropriate).
4 Taps and valves for service
equipment (included in sub-
element 5.2.1).
214
Measurement rules
for components
C3 Installations for residential 6 Heat exchangers (including coil 5 Building management systems
units, hotel rooms, student type, reheaters and water-to- and other control systems
accommodation units, etc. may water plate heat exchangers). (included in sub-element 5.12.3).
be enumerated (nr). The type of 7 Storage cylinders and calorifiers. 6 Builder’s work in connection
residential unit or room, and size
8 Trace heating and frost- with services (included in
(by number of bedrooms) of unit,
protection devices. element 5.14).
is to be stated.
9 Hot water storage vessels and
C4 Work to existing buildings is expansion vessels (including
to be described and identified domestic hot water system
separately. (DHWS) calorifiers, hot water
system (HWS) cylinders,
C5 Where the contractor is only unvented hot water systems
responsible for designing specific and hot water calorifiers
elements and/or components of incorporating load levellers).
10 Immersion heaters.
designed work is to be described 11 Insulated combination units,
and identified separately. with own feed and expansion tank.
12 Water softeners (including
C6 The percentage additions for ion exchange plant (commercial
testing and commissioning are to and domestic), magnetic water
be applied to the total cost of the conditioners and reverse
items comprising the sub-element. osmosis plant.
components for hot water
the costs of both testing and distribution systems (including
commissioning. temperature measurement
sensors).
14 Thermal insulation.
215
Measurement rules
for components
15 Sundry items.
5.4.4 Local hot 1 Water heaters: nr C1 Where components are to 1 Instantaneous water heaters 1 Builder’s work in connection
water distribution. details to be stated. be enumerated, the number (including shower heaters) and with services (included in
of components is to be stated. storage water heaters, including element 5.14).
Definition: systems 2 Testing of % flue pipes and terminals.
where hot water installations. to be described and identified 2 Wall or floor mounted,
is generated in
separately. under-sink, multipoint and
the vicinity of the 3 Commissioning over-sink units.
appliance being C3 Where the contractor is only
of installations.
served. responsible for designing specific 3 Sundry items.
testing and commissioning are to be
applied to the total cost of the items
comprising the sub-element. A single
combined percentage addition can
216
Measurement rules
for components
5.4.5 Steam 1 Steam and nr/m2 C1 Where components are to 1 Steam distribution pipelines to 1 Steam generators or other
and condensate condensate be enumerated, the number and condensate return pipelines heat sources (included in
distribution. distribution: details, of components is to be stated. from service equipment, sub-element 5.5.1).
including number of including fittings.
Definition: steam C2 The area measured is the area 2 Taps and valves for service
draw-off points (nr), 2 Valves, strainers, pressure
distribution and serviced by the system (i.e. the equipment (included in
to be stated. reducing sets, etc.
condensate return area of the rooms and circulation sub-element 5.2.1).
pipelines to and from 2 Testing of % spaces that are served by the 3 Steam reduction stations.
3 Building management systems
service equipment installations. system, which is not necessarily 4 Condensate receivers and and other control systems
within the building. the total GIFA of the building). storage tanks. (included in sub-element 5.12.3).
3 Commissioning The area serviced is measured
5 Condensate pump sets. 4 Builder’s work in connection
of installations. using the GIFA.
6 Steam connection outlets. with services (included in
C3 Installations for residential element 5.14).
7 Taps, where not part of service
units, hotel rooms, student
equipment.
accommodation units, etc. may
be enumerated (nr). The type of 8 Heat exchangers.
residential unit or room, and size 9 Storage cylinders and calorifiers.
is to be stated. components for steam and
condensate systems.
to be described and identified 11 Thermal insulation.
separately. 12 Sundry items.
217
Measurement rules
for components
commissioning.
218
Element 5.5: Heat source

Measurement rules
for components
5.5.1 Heat source. 1 Heat source (nr): nr C1 Where components are to 1 Biomass fuel boiler plant 1 Heat distribution and delivery
details, including be enumerated, the number of and ancillary items. (included in element 5.6).
Definition: a heat
output of heat source components is to be stated. 2 Chimneys and flues that are
source supplying 2 Gas- and oil-fired boiler plant
(kW), to be stated. and ancillary items, including low an integral part of the building
heat to one or more C2 Work to existing buildings is
temperature hot water (LTHW) structure should be included
heating systems. 2 Testing of % to be described and identified
and medium temperature hot with the appropriate structural
installations. separately.
water (MTHW) gas-fired boilers, element.
3 Commissioning C3 Where the contractor is only wall hung and floor mounted 3 Local heat source (included
of installations. responsible for designing specific domestic gas-fired boilers, light in sub-element 5.6.2).
elements and/or components of commercial gas-fired boilers,
gas-fired burners (e.g. 4 Fuel storage (included in
the building project (i.e. not the sub-elements 5.9.1 or 8.7.7, as
atmospheric free standing,
entire building project), contractor- appropriate).
blown gas burners (modular),
and combination atmospheric), 5 Photovoltaic tiles, panels, etc.
and identified separately. gas-fired condensing boilers, (included in sub-element 5.8.5).
dual-fuel boilers (gas and oil),
C4 The percentage additions for 6 Wind turbines (included in
gas-fired blow-down facilities,
testing and commissioning are to sub-element 5.8.5).
oil-fired condensing boilers,
oil-fired blow-down facilities 7 Solar collectors (included in
items comprising the sub-element. and pressurisation plant. sub-element 5.8.5).
addition can be applied to cover 3 Coal-fired boiler plant and 8 Local generation equipment
the costs of both testing and ancillary items, including for the production of electrical
burners, blow-down facilities, energy, including emergency
commissioning.
coal distribution equipment, and/or standby generator plant
ash handling and storage (included in sub-element 5.8.5).
equipment, grit arrestors
and pressurisation plant.
219
Measurement rules
for components
4 Electric boiler plant and 9 Building management systems
ancillaries, including electric and other control systems
and electrode boiler, blow-down (included in sub-element 5.12.3).
facilities and pressurisation plant. 10 Builder’s work in connection
5 Packaged steam generators
element 5.14).
and ancillaries, including
blow-down facilities and
pressurisation plant.
6 Waste and wood pellet boiler

plant and ancillary items.
7 Central combined heat and

power boiler plant.
8 Heat pumps (including domestic

air-to-water heat pumps).
9 Ground source heating (GSH),

including boreholes and all ancillary
components (including closed loop
and open loop systems).
10 Water or steam mains, pumps,

valves and other equipment from
district heating systems.
11 Step-down/non-storage
calorifiers connected to
external heat source.
12 Building mounted solar

thermal panels.
220
Measurement rules
for components
13 Other heat sources.
14 Water tanks (i.e. header tanks)

and cold-water distribution to
heat source.
15 Vibration isolation mountings.

components for heat source.
17 Forced draft fans.
18 Gantries.
19 Chimneys and all types of

flues, where not part of the
building.
20 Forced draft extractor.
21 Sundry items.

221
Element 5.6: Space heating and air conditioning systems

Measurement rules
for components
5.6.1 Central 1 Central heating m2 C1 The area measured is the area 1 Heating systems from, and 1 Heat source (included in
heating systems. systems: details serviced by the system (i.e. the including everything within, the element 5.5).
to be stated. area of the rooms and circulation plant room specifically related to
Definition: systems 2 Electrically operated heaters
spaces that are served by the the heating system, excluding the
other than in storage radiator
where heating is 2 Testing of % heat source (including domestic
system, which is not necessarily (included in sub-element 5.6.2).
generated at a central installations. heating and hot water systems).
the total GIFA of the building).
point and distributed 3 General-purpose LVLV
3 Commissioning The area serviced is measured 2 Heat distribution pipelines
to the spaces and/ power supplies (included
of installations. using the GIFA. from heat source to heat in sub-element 5.8.2).
or locations being
emitter or other equipment.
treated. C2 Where more than one system 4 Building management systems
is employed, the area measured 3 Heat emission units, such as: and other control systems
for each system is the area (included in sub-element 5.12.3).
• heat emitters
serviced by the system. 5 Builder’s work in connection
• skirting heaters (e.g. natural
C3 Installations for residential convectors and perimeter element 5.14).
units, hotel rooms, student skirting heaters)
• radiant strip heater systems
be enumerated (nr). The type of
• radiator systems
(by number of bedrooms) of unit, • natural convectors
is to be stated. • fan convectors
• unit heaters
to be described and identified • radiators (e.g. cast iron,
separately. steel and aluminium)
• convector heaters
• continuous convectors
• painting radiators.
222
Measurement rules
for components
C5 Where the contractor is only 4 In-screed embedded pipelines
responsible for designing specific (i.e. underfloor heating).
5 Electrical underfloor heating
systems.
designed work is to be described 6 Heated ceiling panels.
7 Warm air heating.
testing and commissioning are to 8 Convection systems.
9 Fan-assisted convection
systems, including underfloor
systems.
the costs of both testing and 10 Cable heating systems.
commissioning.
11 Plenum air heating system.
12 Off-peak heating system,

including storage radiators.
13 Distribution pipelines and

pipeline fittings.
14 Heated towel rails, where an

integral part of a heating system.
15 Valves and fittings.
16 Ductwork.
17 Air handling equipment.
223
Measurement rules
for components
18 Grilles, fans, filters and other
ancillary components of central
heating systems.
19 Plate recuperator.
20 Thermal wheel – rotary heat

recuperator.
21 Duct heater battery – electric.
22 Cables.

components for heating systems.
25 Sundry items.

224
Measurement rules
for components
5.6.2 Local heating 1 Heaters: details nr C1 Where components are to 1 Room heaters or fires, with 1 Chimneys and flues that are
systems. to be stated. be enumerated, the number or without boilers (including an integral part of the structure
of components is to be stated. electric air heaters). should be included with the
Definition: systems 2 Testing of % appropriate structural element.
where heating is installations. C2 Installations for residential 2 Chimneys and all flues, where
units, hotel rooms, student 2 General-purpose LVLV
generated in or not part of the building structure
3 Commissioning power supplies (included
adjacent to the accommodation units, etc. may (e.g. proprietary chimneys and
of installations. in sub-element 5.8.2).
space or location be enumerated (nr). The type of flue pipes).
to be treated. residential unit or room, and size 3 Building management systems
(by number of bedrooms) of unit, 3 Instrumentation and control and other control systems
is to be stated. components for heating systems. (included in sub-element 5.12.3).
4 Sundry items. 4 Builder’s work in connection

5 Testing and commissioning. element 5.14).
separately.

and identified separately. within unit rate applied to
commissioning.
225
Measurement rules
for components
5.6.3 Central cooling 1 Central cooling m2 C1 The area measured is the area 1 Chilled beams. 1 General-purpose LVLV
systems. systems: details serviced by the system (i.e. the power supplies (included in
2 Fan coil systems for cooling only.
to be stated. area of the rooms and circulation sub-element 5.8.2).
Definition: systems spaces that are served by the 3 Air-based systems – variable air
2 Testing of % 2 Building management systems
where cooling is system, which is not necessarily volume (VAV) for cooling only.
performed at a central installations. the total GIFA of the building). 4 Variable refrigerant volume (included in sub-element 5.12.3).
point and distributed The area serviced is measured (VRV) systems.
3 Commissioning 3 External cooling towers
to the spaces and/ using the rules of measurement
of installations. 5 Chillers and packaged chillers. (included in sub-element 8.8.2).
or locations being for ascertaining the GIFA.
treated. C2 Where more than one system 6 Central refrigeration plant. 4 Builder’s work in connection
is employed, the area measured 7 Cooling towers. with services (included in
for each system is the area element 5.14).
serviced by the system. 8 Distribution pipelines and
pipeline fittings (including
C3 Work to existing buildings is refrigerant distribution systems
to be described and identified and chilled water distribution
separately. systems).
C4 Where the contractor is only 9 Cold and treated water feeds
responsible for designing specific (including central filtration plant).
the building project (i.e. not the 10 Valves.
entire building project), contractor- 11 Pumps (including air-to-water
designed work is to be described heat pumps, water-to-water heat
and identified separately. pumps, and brine-to-water pumps).
C5 The percentage additions for 12 Distribution ductwork and
testing and commissioning are to ductwork fittings and ancillaries,
be applied to the total cost of the e.g. supports, hangers, access
items comprising the sub-element. openings and dampers (control,
fire and smoke).
commissioning.
226
Measurement rules
for components
cooling systems.
14 Air handling units (AHUs).
15 Emission units, including fan

coil units, chilled beam, etc.

components for central cooling
systems (including relative and
absolute humidity systems).
18 Sundry items.

227
Measurement rules
for components
5.6.4 Local cooling 1 Cooling units: nr C1 Where components are to 1 Local cooling units, including 1 General-purpose LVLV
systems. details to be stated. be enumerated, the number those with remote condensers. power supplies (included
of components is to be stated. in sub-element 5.8.2).
Definition: systems 2 Distribution pipelines and
2 Testing of %
C2 Installations for residential pipeline fittings. 2 Building management systems
where cooling is installations.
units, hotel rooms, student and other control systems
performed in or 3 Valves.
3 Commissioning accommodation units, etc. may (included in sub-element 5.12.3).
adjacent to the 4 Distribution ductwork and
of installations. be enumerated (nr). The type of 3 Builder’s work in connection
space or location ductwork fittings and ancillaries,
residential unit or room, and size with services (included in
to be treated. e.g. supports, hangers, access
(by number of bedrooms) of unit, element 5.14).
is to be stated. openings and dampers (control,
fire and smoke).
ancillary components of local
separately.
cooling systems.
C4 Where the contractor is only 6 Instrumentation and control
responsible for designing specific components for local cooling
elements and/or components of systems.
entire building project), contractor- 7 Thermal insulation.
designed work is to be described 8 Sundry items.
228
Measurement rules
for components
5.6.5 Central heating 1 Combined central m2 C1 The area measured is the area 1 Fan coil systems for heating 1 General-purpose LVLV
and cooling systems. heating and cooling serviced by the system (i.e. the and cooling. power supplies (included
systems: details area of the rooms and circulation in sub-element 5.8.2).
Definition: combined 2 Air-based systems – variable
to be stated. spaces that are served by the
systems where air volume (VAV) for heating 2 Building management systems
system, which is not necessarily
heating and cooling 2 Testing of % and cooling. and other control systems
are performed at installations. (included in sub-element 5.12.3).
The area serviced is measured 3 Reverse cycle heat pump
a central point and
using the GIFA. systems. 3 Builder’s work in connection
distributed to the 3 Commissioning
of installations. with services (included in
spaces and locations C2 Where more than one system 4 Chillers, including vapour
element 5.14).
being treated. is employed, the area measured compression chillers, absorption
for each system is the area chillers (run using low-grade
serviced by the system. waste heat from other industrial
processes), solar thermal
C3 Installations for residential
absorption chillers, etc.
accommodation units, etc. may 5 Distribution pipelines and
be enumerated (nr). The type of pipeline fittings.
(by number of bedrooms) of unit, 6 Valves.
is to be stated.
7 Pumps.
8 Distribution ductwork and
ductwork fittings and ancillaries,
separately.
e.g. supports, hangers, access
openings and dampers (control,
fire and smoke).

heating and cooling systems.
229
Measurement rules
for components
C5 Where the contractor is only 10 Air handling units (AHUs).
11 Emission equipment, including
fan coil units, etc.
entire building project), contractor- 12 Vibration isolation mountings.
and identified separately. 13 Instrumentation and control
components for central heating
C6 The percentage additions for and cooling systems.
be applied to the total cost of the 14 Thermal insulation.
15 Sundry items.
addition can be applied to cover 16 Testing and commissioning.
commissioning.
230
Measurement rules
for components
5.6.6 Local heating 1 Local heating and nr C1 Where components are to 1 Local heating and cooling units, 1 General-purpose LVLV
and cooling systems. cooling units: details be enumerated, the number including those with remote power supplies (included
to be stated. of components is to be stated. condensers. in sub-element 5.8.2).
Definition: combined
systems where C2 Installations for residential 2 Distribution pipelines and 2 Building management systems
heating and cooling units, hotel rooms, student pipeline fittings. and other control systems
2 Testing of %
accommodation units, etc. may (included in sub-element 5.12.3).
are performed in or installations.
be enumerated (nr). The type of 3 Valves.
adjacent to the space
3 Commissioning residential unit or room, and size 3 Builder’s work in connection
to be treated. 4 Pumps.
of installations. (by number of bedrooms) of unit, with services (included in
is to be stated. element 5.14).
C3 Work to existing buildings is ductwork fittings and ancillaries,
to be described and identified e.g. supports, hangers, access
separately. openings and dampers (control,
fire and smoke).
responsible for designing specific 6 Grilles, fans, filters and other
elements and/or components of ancillary components of local
the building project (i.e. not the heating and cooling systems.
designed work is to be described 7 Vibration isolation mountings.
C5 The percentage additions for components for local heating
testing and commissioning are to and cooling systems.
items comprising the sub-element. 9 Thermal insulation.
addition can be applied to cover 10 Sundry items.
commissioning.
231
Measurement rules
for components
5.6.7 Central air 1 Central air m2 C1 The area measured is the area 1 Plenum air heating systems. 1 Heat source (included in
conditioning systems. conditioning system: serviced by the system (i.e. the element 5.5).
2 Variable air volume (VAV)
details to be stated. area of the rooms and circulation
Definition: systems and constant volume air 2 Local cooling and air treatment
spaces that are served by the
where air treatment 2 Testing of % conditioning systems. independent of heating systems,
is performed at a installations. e.g. local comfort cooling,
the total GIFA of the building). 3 Single and dual-duct air
central point and air (included in sub-element 5.6.8).
The area serviced is measured conditioning systems.
is distributed to the 3 Commissioning using the GIFA. 3 General-purpose LVLV
spaces and locations of installations. 4 Multi-zone air conditioning
being treated. C2 Where more than one system systems.
is employed, the area measured
for each system is the area 5 Induction air conditioning
serviced by the system. systems.
6 Hybrid air conditioning (included in sub-element 5.12.3).
units, hotel rooms, student systems (i.e. systems based on
accommodation units, etc. may a combination of a number of
be enumerated (nr). The type of other air conditioning systems).
element 5.14).
7 Chillers.
is to be stated. 8 Air handling units (AHUs).
232
Measurement rules
for components
C4 Work to existing buildings is 9 Terminal units/emitters.
to be described and identified 10 Distribution pipelines
separately. and pipeline fittings.
C5 Where the contractor is only 11 Valves.
responsible for designing specific 12 Pumps.
the building project (i.e. not the 13 Distribution ductwork and
fire and smoke).
C6 The percentage additions for 14 Grilles, fans, filters and other
testing and commissioning are to ancillary components of central
be applied to the total cost of the air conditioning systems.
items comprising the sub-element. 15 Instrumentation and control
A single combined percentage components for central air
addition can be applied to cover conditioning systems.
commissioning.
17 Sundry items.
233
Measurement rules
for components
5.6.8 Local air 1 Self-contained air nr C1 Where components are to 1 Self-contained air conditioning 1 Heat source (included in
conditioning systems. conditioning units: be enumerated, the number units providing conditioned air to element 5.5).
details to be stated. of components is to be stated. rooms or areas, including units
Definition: systems 2 General-purpose LVLV
with remote condensers. These
where air treatment 2 Other local C2 Installations for residential power supplies (included
units, hotel rooms, student include room air conditioners
is performed in or air conditioning in sub-element 5.8.2).
accommodation units, etc. may such as unitary reverse cycle
adjacent to the space systems: details
be enumerated (nr). The type of heat pump terminal units with 3 Building management systems
to be treated. to be stated.
residential unit or room, and size electric heating and reversing and other control systems
3 Testing of % (by number of bedrooms) of unit, valve, and split systems such as (included in sub-element 5.12.3).
installations. is to be stated. air-cooled with direct expansion
(DX) evaporator, plus gas, hot 4 Builder’s work in connection
C3 Work to existing buildings is with services (included in
4 Commissioning water or electric heaters.
of installations. element 5.14).
separately. 2 Separate clean room or other
C4 Where the contractor is only local air conditioning systems
responsible for designing specific requiring air management, e.g.
elements and/or components of terminal reheat and terminal heat
the building project (i.e. not the pump air conditioning systems.
entire building project), contractor- These include computer room air
designed work is to be described conditioners, minicomputer room
and identified separately. enclosures, telecom equipment
precision air conditioning
testing and commissioning are to systems and units.
be applied to the total cost of the 3 Distribution pipelines and
pipeline fittings.
addition can be applied to cover 4 Valves.
commissioning. 5 Pumps.
234
Measurement rules
for components
6 Distribution ductwork, ductwork
fittings and ancillaries, e.g. supports,
hangers, access openings and
dampers (control, fire and smoke).

air conditioning systems.

components for local air
conditioning systems.
11 Air curtains (i.e. air movement

systems for circulating a ‘curtain’
of tempered air across the
dividing space between two
areas of differing temperatures).
12 Sundry items.

235
Element 5.7: Ventilation systems

Measurement rules
for components
5.7.1 Central 1 Central ventilation m2 C1 The area measured is the area 1 Air extraction systems. 1 General-purpose LVLV
ventilation systems. systems: details to serviced by the system (i.e. the area power supplies (included
of the rooms and circulation spaces 2 Air supply (ventilators) and
be stated. in sub-element 5.8.2).
Definition: air that are served by the system, which extraction systems.
movement systems 2 Testing of % is not necessarily the total GIFA of 2 Building management systems
3 Extraction units/terminal units.
removing vitiated installations. the building). The area serviced is and other control systems
air from spaces measured using the GIFA. 4 Fan units. (included in sub-element 5.12.3).
3 Commissioning
and/or supplying C2 Where more than one system
of installations. 5 Distribution ductwork and 3 Builder’s work in connection
fresh outside air to is employed, the area measured
for each system is the area ductwork fittings and ancillaries, with services (included in
spaces. There is no
serviced by the system. e.g. supports, hangers, access element 5.14).
environmental control
or air treatment, C3 Work to existing buildings is openings and dampers (control,
except filtration to be described and identified fire and smoke).
when required. separately.
ventilation systems.
the building project (i.e. not the 7 Distribution pipelines and
entire building project), contractor- pipeline fittings.
and identified separately. 8 Valves.
9 Pumps.
be applied to the total cost of the 10 Vibration isolation mountings.
A single combined percentage 11 Instrumentation and
addition can be applied to cover control components for
the costs of both testing and central ventilation systems.
commissioning.
236
Measurement rules
for components
12 Sundry items.

5.7.2 Local and special 1 Toilet/bathroom nr C1 Where components are to 1 Toilet/bathroom ventilation (air 1 Kitchen ventilation units where
ventilation systems. ventilation units: be enumerated, the number movement systems for removing an integral part of a domestic
details to be stated. of components is to be stated. odours and other unwanted kitchen installation or catering
Definition: local
contaminants from, or supplying installation (included in
and special air 2 Kitchen ventilation C2 Work to existing buildings is
fresh air to, toilet areas, e.g. sub-elements 4.1.2 or 5.2.1).
movement systems units: details to be to be described and identified
packaged toilet extractor fans).
removing vitiated air stated. separately. 2 General-purpose LVLV
from spaces and/ 2 Kitchen ventilation (air power supplies (included
3 Safety cabinet C3 Where the contractor is only
or supplying fresh movement systems for collecting, in sub-element 5.8.2).
and fume cupboard responsible for designing specific
outside air to spaces. containing and removing odours,
extractors: details elements and/or components of 3 Building management systems
No environmental fumes and other unwanted
to be stated. the building project (i.e. not the and other control systems
control or air contaminants from, or supplying
entire building project), contractor- (included in sub-element 5.12.3).
treatment, except 4 Fume extractors: fresh air to, kitchen areas),
filtration when details to be stated. including hoods, canopies 4 Builder’s work in connection
required. and grease filters. with services (included in
5 Dust collection element 5.14).
units: details to
be stated.
237
Measurement rules
for components
6 Anaesthetic gas nr C4 The percentage additions for 3 Safety cabinet and fume
extractors: details testing and commissioning are to cupboard extractors (air
to be stated. be applied to the total cost of the movement systems for
items comprising the sub-element. collecting, containing, cleaning
7 Cyclone systems: A single combined percentage and removing odours, fumes and
details to be stated. addition can be applied to cover other unwanted contaminants),
8 Unit extraction the costs of both testing and including safety cabinets and
fans: details to be commissioning. fume cupboard extractors with
stated. integral extraction.
9 Rotating 4 Fume extractors (air movement

ventilators: details systems for collecting, containing,
to be stated. cleaning and removing odours,
fumes and other unwanted
10 Roof mounted contaminants), including hoods,
ventilation units: canopies and valances.
5 Dust collection, including
11 Car parking dust and particle extraction or
ventilation: details separation equipment, discharge
to be stated. stacks, hoods and collection
12 Other local and equipment.
special ventilation
6 Anaesthetic gas extractors
systems: details
(i.e. scavenging systems for the
to be stated.
removal of anaesthetic gases).
13 Testing of %
installations.
14 Commissioning
of installations.
238
Measurement rules
for components
7 Cyclone systems.
8 Unit extractor fans.
9 Rotating ventilators.
10 Roof mounted ventilation units,

including smoke extraction units.
11 Car parking ventilation (i.e. air

movement systems for removing
fumes, odours and other
contaminants in the air from car
parks to the outside), including
systems involving no air treatment
and systems supplying fresh air
to the car parking spaces.

fire and smoke).

and special ventilation systems.

components for local and special
239
Measurement rules
for components
16 Sundry items.

5.7.3 Smoke 1 Smoke extraction/ m2 C1 The area measured is the area 1 Automatic smoke extraction 1 Roof vents and roof cowls
extraction/control control systems: serviced by the system (i.e. the systems, including natural smoke (included in sub-element 2.3.5).
systems. details to be stated. area of the rooms and circulation relief and fire ventilators, and
spaces that are served by the powered smoke relief ventilators).
Definition: air 2 Testing of % power supplies (included
movement and installations. 2 Automatic smoke in sub-element 5.8.2).
pressurisation compartmentalisation systems.
3 Commissioning The area serviced is measured 3 Building management systems
systems for removing
of installations. using the GIFA. 3 Fan units. and other control systems
and controlling the
build-up of smoke C2 Where more than one system 4 Distribution ductwork and
arising from a fire, is employed, the area measured ductwork fittings and ancillaries, 4 Builder’s work in connection
and to assist in for each system is the area e.g. supports, hangers, access with services (included in
ensuring the safety serviced by the system. openings and dampers (control, element 5.14).
of personnel and fire and smoke).
maintaining safe
escape routes. 5 Grilles, fans, filters and other
ancillary components of smoke
240
Measurement rules
for components
C3 Installations for residential 6 Vibration isolation mountings.
components for smoke
(by number of bedrooms) of unit, 8 Sundry items.
is to be stated.
to be described and identified 10 Where works are to be carried
separately. out by a subcontractor, the
C5 Where the contractor is only design fees, risk allowance,
responsible for designing specific overheads and profit, with
elements and/or components of allowance for these to be
the building project (i.e. not the made within unit rate applied
entire building project), contractor- to element or component.

commissioning.
241
Element 5.8: Electrical installations

Measurement rules
for components
5.8.1 Electrical mains 1 Electrical mains m2 C1 The area measured is the total 1 Distribution of LV electricity from 1 Connections to statutory
and sub-mains and sub-mains GIFA of the building. (and including) the building’s main undertaker’s electricity main
distribution. distribution: details switchgear panel to (and including) (included in sub-element 8.7.2).
to be stated. the area distribution boards.
Definition: the units, hotel rooms, student 2 Distribution of HV electricity to
2 HV switchgear.
distribution of LV 2 Testing of % accommodation units, etc. may on-site transformer (included in
3 LV switchgear and distribution
electricity from installations. be enumerated (nr). The type of sub-element 8.7.2).
boards.
(and including) residential unit or room, and size
3 Commissioning (by number of bedrooms) of unit, 4 HV and LV cables and wiring, 3 Transformer sub-stations,
the building’s main
of installations. including support components, including packaged sub-station's
switchgear panel is to be stated.)
cable trays, etc. main (included in sub-element
to (and including) C3 Work to existing buildings is 5 Conduits and cable trunking, 8.7.2).
the area distribution to be described and identified including all fittings and
boards. separately. support components. 4 Distribution of LV electricity to
6 Busbar trunking. main switchgear panel within the
building, including main switchgear
responsible for designing specific 7 Earthing and bonding
components. panel, cables, excavating and
backfilling trenches, etc. (included
the building project (i.e. not the 8 Transformers.
entire building project), contractor- 9 Fuse pillars, base units, poles
designed work is to be described and accessories, etc. 5 Electric generation installations
and identified separately. 10 Sundry items. within the building (included in
C5 The percentage additions for 11 Testing and commissioning. sub-element 5.8.5).
testing and commissioning are to 12 Where works are to be carried 6 Building management systems
be applied to the total cost of the out by a subcontractor, the
items comprising the sub-element. subcontractor’s preliminaries, design
A single combined percentage fees, risk allowance, overheads and
addition can be applied to profit, with allowance for these to 7 Builder’s work in connection with
cover the costs. be made within unit rate applied services (included in element 5.14).
242
Measurement rules
for components
5.8.2 Power 1 Power installation: m2 C1 The area measured is the area 1 General-purpose LVLV power 1 Electric heating installation
installations. details to be stated. serviced by the system (i.e. the area installations. (included in sub-elements
of the rooms and circulation spaces 5.6.1 or 5.6.2, as appropriate).
Definition: sub-circuit 2 Testing of % 2 Extra LV supply installations.
that are served by the system, which
power installations installations. 2 LV switchgear and distribution
is not necessarily the total GIFA of 3 Direct current (DC) installations.
from sub-distribution boards included as part of the
3 Commissioning the building). The area serviced is
boards terminating 4 LV switchgear and distribution sub-mains distribution (included
of installations. measured using the GIFA.
at socket outlets, boards, where not included in sub-element 5.8.1).
fuse connection C2 Where more than one system as part of the sub-mains
3 Final connections to sanitary
units and other is employed, the area measured distribution.
appliances and pods (included
accessories, including for each system is the area
5 Uninterruptible power supply in sub-elements 5.1.1 and 5.1.3,
final connections serviced by the system.
(UPS) installations, etc. as appropriate).
to permanent
mechanical and 4 Final connections to specialist
units, hotel rooms, student 6 Cables and wiring, including
electrical equipment. mechanical and electrical
accommodation units, etc. may support components from sub-
distribution boards to socket equipment where carried out
outlets, fuse connection units, etc. by the equipment installer.
(by number of bedrooms) of unit, 5 Building management systems
7 Conduits and cable trunking,
is to be stated. and other control systems
including all fittings and support
components. (included in sub-element 5.12.3).
to be described and identified 6 Builder’s work in connection
8 Earthing and bonding
separately. with services (included in
components.
element 5.14).
9 Socket outlets, fuse connection
units and other outlet accessories.
243
Measurement rules
for components
C5 Where the contractor is only 10 Final connections to
responsible for designing specific equipment (e.g. boilers,
elements and/or components of kitchen and catering equipment,
the building project (i.e. not the instantaneous water heaters,
entire building project), contractor- cookers and extraction terminals).
11 Separate power installations
for specialist mechanical and
C6 The percentage additions for electrical equipment (e.g. for
testing and commissioning are to transportation systems).
12 Final connections to specialist
mechanical and electrical
equipment where not carried
out by the equipment installer.
commissioning. 13 Sundry items.

244
Measurement rules
for components
5.8.3 Lighting 1 Lighting m2 C1 The area measured is the area 1 General internal lighting, 1 Specialist lighting systems
installations. installation: details serviced by the system (i.e. the including lighting fixed to the (included in sub-element 5.8.4).
to be stated. area of the rooms and circulation exterior of the building (e.g.
Definition: sub-circuit 2 Security lights and lighting
spaces that are served by the bulkhead fittings and downlights
installations from sub- 2 Testing of % systems (included in
system, which is not necessarily for soffits/external suspended
distribution boards installations. sub-element 8.7.8).
the total GIFA of the building). ceilings).
to provide lighting.
3 Commissioning The area serviced is measured 3 Street lighting, area lighting
2 Emergency lighting.
of installations. using the GIFA. and flood lighting (included in
3 Lighting fixed to the exterior sub-element 8.7.9).
C2 Where more than one system
of the building supplied as
is employed, the area measured 4 Building management systems
part of the interior system.
for each system is the area and other control systems
serviced by the system. 4 LVLV switchgear and distribution (included in sub-element 5.12.3).
boards, where not included as
C3 Installations for residential 5 Builder’s work in connection
part of the sub-mains distribution.
units, hotel rooms, student with services (included in
accommodation units, etc. may 5 Cables and wiring, including element 5.14).
be enumerated (nr). The type of support components from sub-
residential unit or room, and size distribution boards to lighting
(by number of bedrooms) of unit, points, switches, etc.
is to be stated.
C4 Work to existing buildings is including all fittings and support
to be described and identified components.
separately.
7 Earthing and bonding.
8 Fittings for lighting points,

including roses, pendants, etc.
245
Measurement rules
for components
C5 Where the contractor is only 9 Switches, including pull cords.
10 Luminaires and lamps.
the building project (i.e. not the 11 Lighting control equipment.
commissioning.
5.8.4 Specialist 1 Specialist lighting nr/m2 C1 Where components are to 1 Illuminated display signs, 1 General lighting and emergency
lighting installations. installation: details be enumerated, the number lettering, emblems and symbols lighting installations (included in
to be stated. of components is to be stated. for information purposes, sub-element 5.8.3).
Definition:
advertising, etc. such as cold
specialist or special 2 Testing of % C2 The area measured is the area 2 Building management systems
cathode, fluorescent lighting, etc.
effect internal installations. serviced by the system (i.e. the and other control systems
illumination systems. area of the rooms and circulation 2 Studio lighting. (included in sub-element 5.12.3).
3 Commissioning
of installations. 3 Auditorium lighting, theatre 3 Builder’s work in connection
lighting, stage lighting, etc. with services (included in
the total GIFA of the building). The
element 5.14).
area serviced is measured using 4 Arena lighting.
ascertaining the GIFA. 5 Operating theatres and other
specialist lighting installations.
246
Measurement rules
for components
C3 Where more than one system 6 LV switchgear and distribution
is employed, the area measured boards, where not included as
for each system is the area part of the sub-mains distribution.
serviced by the system. 7 Cables and wiring, including
support components from sub-
distribution boards to lighting
points, switches, etc.
separately.
C5 Where the contractor is only including all fittings and support
responsible for designing specific components.
elements and/or components of 9 Earthing and bonding.
10 Fittings for lighting points.
designed work is to be described 11 Switches, including pull cords.
and identified separately. 12 Luminaires and lamps.
C6 The percentage additions for 13 Lighting gantries, etc.
testing and commissioning are to 14 Lighting control equipment.
items comprising the sub-element. 15 Sundry items.
A single combined percentage 16 Testing and commissioning.
addition can be applied to cover 17 Where works are to be carried
the costs of both testing and out by a subcontractor, the
commissioning. subcontractor’s preliminaries,
247
Measurement rules
for components
5.8.5 Local electricity 1 Electricity nr C1 Where components are to 1 Emergency/standby generator 1 Storage tanks and vessels,
generation systems. generation systems: be enumerated, the number plant (gas, oil and dual fuel). and fuel distribution pipelines
details to be stated. of components is to be stated. (included in sub-elements 5.9.2
Definition: 2 Ancillary cables and wiring,
or 8.7.7, as appropriate).
2 Testing of % C2 Work to existing buildings is conduits and cable trunking,
• local generation
installations. to be described and identified and controls required to connect 2 Central heat and power boiler
equipment for
separately. local electricity generation plant (included in element 5.5).
the production 3 Commissioning systems to other systems.
of electrical of installations. C3 Where the contractor is only 3 Solar collectors (included in
energy, including responsible for designing specific 3 Sundry items. element 5.5).
emergency elements and/or components of
4 Testing (including full load 4 Photovoltaic tiles, panels, etc.
and/or standby the building project (i.e. not the
and off load testing) and (included in sub-elements 5.8.5
generator plant entire building project), contractor-
commissioning. or 8.7.3, as appropriate).
• systems using the
and identified separately. 5 Where works are to be carried 5 Wind turbines, etc. (included in
natural elements
(i.e. wind and sun) out by a subcontractor, the sub-elements 5.8.5 or 8.7.3, as
to generate energy. subcontractor’s preliminaries, appropriate).
be applied to the total cost of the 6 Uninterruptible power supply
items comprising the sub-element. (UPS) installations, etc. (included
A single combined percentage in sub-element 5.8.2).
to element or component. 7 Building management systems
commissioning. and other control systems

element 5.14).
248
Measurement rules
for components
Transformation nr C1 Where components are to 1 Wind turbines, including 1 Building mounted solar
devices: be enumerated, the number rooftop wind energy systems. thermal panels (included
of components is to be stated. 2 Photovoltaic devices, including in sub-element 5.5.1).
4 Wind turbines:
cells, panels, modules, etc.
details, including C2 Work to existing buildings is 2 Horizontal solar power
both roof mounted and
output (kW), to to be described and identified systems providing protection
building mounted.
be stated. separately. to external walls (included in
3 Solar collectors, including sub-element 2.5.3).
5 Photovoltaic C3 Where the contractor is only supporting framework (fish
devices: details, responsible for designing specific plate collectors, evacuated 3 Wind turbines external to the
including surface elements and/or components of tube collectors, etc.). building envelope (included in
area of units (m2) the building project (i.e. not the 4 Other transformation devices. sub-element 8.7.3).
and output (kW), entire building project), contractor-
5 Generators in connection with 4 Photovoltaic devices external
to be stated. designed work is to be described
transformation devices. to the building envelope
6 Other 6 Ancillary cables and wiring, (included in sub-element 8.7.3).
transformation C4 The percentage additions for conduits and cable trunking,
5 Heat pumps (included in
devices: details, testing and commissioning are to and controls required to connect
element 5.5).
including output be applied to the total cost of the transformation devices to
(kW), to be stated. items comprising the sub-element. other systems. 6 Ground source heating
A single combined percentage 7 Sundry items. (included in element 5.5).
7 Testing of % addition can be applied to cover
installations. the costs of both testing and 8 Testing and commissioning. 7 Solar collectors (included
commissioning. 9 Where works are to be carried in element 5.5).
8 Commissioning
of installations. 8 Photovoltaic devices (e.g.
design fees, risk allowance, tiles, slates and profiled sheets)
overheads and profit, with where an integral part of a roof
allowance for these to be made covering system (included in
within unit rate applied to sub-element 2.3.2).
249
Measurement rules
for components
9 Photovoltaic devices (e.g. profiled
sheet cladding systems) where an
integral part of an external wall
system (included in sub-elements
10 Photovoltaic glazing where an

integral part of a curtain walling
system, a structural glazing
assembly or external windows
(included in sub-elements 2.5.1,


element 5.14).
250
Measurement rules
for components
5.8.6 Earthing and 1 Earthing and m2 C1 The area measured is the area 1 Earthing and bonding cables. 1 Earthing provided with
bonding systems. bonding systems: serviced by the system (i.e. the individual systems (included
details to be stated. area of the rooms and circulation in appropriate sub-element).
Definition: systems components, including protective
for the transfer of 2 Testing of % conductors, earth clamps, earth 2 Builder’s work in connection
electrical current installations. tapes, clean earth bars, earth with services (included in
to earth, to protect electrodes, earthing busbars, element 5.14).
3 Commissioning The area serviced is measured
personnel, buildings, earth rod covers and boxing,
of installations. using the rules of measurement
structure, plant and equipotential bonding and all
for ascertaining the GIFA.
equipment in the case other ancillary components.
of an electrical fault C2 Where more than one system
3 Sundry items.
within the electricity is employed, the area measured
supply system, and for each system is the area 4 Testing and commissioning.
also to protect against serviced by the system.
interference from 5 Where works are to be carried
C3 Installations for residential out by a subcontractor, the
electromagnetic fields
units, hotel rooms, student subcontractor’s preliminaries,
and electromagnetic
accommodation units, etc. may design fees, risk allowance,
forces.
be enumerated (nr). The type of overheads and profit, with
residential unit or room, and size allowance for these to be
(by number of bedrooms) of unit, made within unit rate applied
is to be stated. to element or component.
separately.
251
Measurement rules
for components
commissioning.
252
Element 5.9: Fuel installations

Measurement rules
for components
5.9.1 Fuel storage. 1 Fuel storage: nr C1 Where components are to 1 Gas, oil, petrol, diesel, LPG, 1 Storage tanks and vessels
details to be stated. be enumerated, the number biomass and other fuel systems. supplied as an integral part
Definition: storage of components is to be stated. of heat source installations
tanks and vessels, 2 Testing of % 2 Storage tanks and vessels not
C2 The area measured is the (included in element 5.5).
for gas, oil, petrol, installations. supplied in connection with heat
total GIFA of the building.
diesel or LPG. source installations. 2 Storage tanks and vessels
3 Commissioning C3 Installations for residential external to the building
of installations. units, hotel rooms, student 3 Proprietary supports forming
accommodation units, etc. may an integral part of the storage
be enumerated (nr). The type of tank/vessel unit. 3 Supports not integral to the
storage tank/vessel (included
(by number of bedrooms) of unit, 4 Off-site painting/anti-corrosion
in element 5.14).
is to be stated. treatments.
C4 Work to existing buildings is to be 4 Fuel bunds, etc. for storage/
described and identified separately. retention tanks and vessels
C5 Where the contractor is only 6 Sundry items. (included in element 5.14).
7 Testing and commissioning. 5 On-site painting of storage
tanks and vessels, supports
8 Where works are to be carried and pipelines (included in
designed work is to be described out by a subcontractor, the element 5.14).
design fees, risk allowance, 6 Building management systems
C6 The percentage additions for and other control systems
allowance for these to be (included in sub-element 5.12.3).
items comprising the sub-element. made within unit rate applied
A single combined percentage to element or component.
element 5.14).
commissioning.
253
Measurement rules
for components
5.9.2 Fuel distribution 1 Piped distribution m2 C1 The area measured is the total 1 Gas, oil, petrol, diesel and LPG, 1 Connection to the statutory
systems. systems: details to GIFA of the building. and other fuel systems. undertaker’s main (included
be stated. 2 Distribution pipelines from in sub-element 8.7.5).
Definition: piped C2 Installations for residential
mains connection point within
gas supply systems 2 Testing of % units, hotel rooms, student 2 On-site painting of pipelines
building to user points, including
taking gas from mains installations. accommodation units, etc. may and supports for pipelines
pipeline ancillaries and fittings.
connection point be enumerated (nr). The type of (included in element 5.14).
within building and 3 Commissioning residential unit or room, and size 3 Pipeline components/ancillaries
of installations. (e.g. valves and pumps). 3 Building management systems
distributing it to (by number of bedrooms) of unit,
user points. is to be stated. 4 Bracketry.
C3 Work to existing buildings is 5 Manifolds, local meters, gas
governors, gas boosters and 4 Builder’s work in connection
gas connection outlets. with services (included in
separately.
6 Terminal control equipment. element 5.14).
responsible for designing specific 7 Thermal insulation.
elements and/or components of 8 Off-site painting/anti-corrosion
the building project (i.e. not the treatments.
entire building project), contractor- 9 Monitoring equipment.
10 Sundry items.
testing and commissioning are to 12 Where works are to be carried
addition can be applied to cover allowance for these to be made
the costs of both testing and within unit rate applied to
commissioning. element or component.
254
Element 5.10: Lift and conveyor installations

Measurement rules
for components
5.10.1 Lifts and 1 Passenger lifts: nr C1 Where components are to 1 Complete lift installation, 1 Lift shaft (included in
enclosed hoists. details, including be enumerated, the number including lift cars, doors and group elements 1 and 2,
capacity (i.e. of components is to be stated. equipment, guides and counter as appropriate).
Definition: balances, hydraulic and lifting
number of people),
C2 Work to existing buildings is equipment, emergency lighting, 2 General-purpose LV
• electro-mechanical speed (in m/sec),
to be described and identified lift alarms and telephones. power supplies (included
or electro-hydraulic number of doors
separately. in sub-element 5.8.2).
installations for (nr), door heights
2 Firefighting lifts.
the conveyance of (mm) and number C3 Where the contractor is only 3 Building management systems
people, goods or of levels serviced responsible for designing specific 3 Wall climbing lifts. and other control systems
equipment from (nr), to be stated. elements and/or components of (included in sub-element 5.12.3).
4 Gantries, trolleys, blocks,
one level to another the building project (i.e. not the hooks and ropes, down shop
2 Wall climbing lifts: 4 Builder’s work in connection
in a vertical plane entire building project), contractor- leads, pendants, etc.
details, including with services (included in
• permanently fixed capacity (in kg), element 5.14).
and identified separately. 5 Controls and electrical work
lifting equipment, number of people, from, and including, isolator
either electro- speed (in m/sec) C4 The percentage additions for where supplied with installation.
mechanical or and number of testing and commissioning are to
hydraulically levels serviced (nr), be applied to the total cost of the 6 Sundry items.
operated, for the to be stated. items comprising the sub-element. 7 Testing and commissioning.
raising or lowering A single combined percentage
of people, goods 3 Goods lifts: 8 Where works are to be carried
or equipment. details, including out by a subcontractor, the
capacity (in kg), subcontractor’s preliminaries,
commissioning.
number of doors, design fees, risk allowance,
door heights (mm) overheads and profit, with
and number of allowance for these to be
levels serviced (nr), made within unit rate applied
to be stated. to element or component.
255
Measurement rules
for components
4 Testing of lift %
installations.
5 Commissioning
of lift installations.
6 Enclosed hoists: nr 1 Hoists, kitchen service hoists, 1 Hoist enclosure or shaft

details, including dumb waiters, etc. (included in group elements
capacity (in kg) and 1 and 2, as appropriate).
2 Complete hoist installation,
number of levels
including cages, doors and 2 General-purpose LV
(nr) serviced, to
equipment, guides and counter- power supplies (included
be stated.
balances, and hydraulic and in sub-element 5.8.2).
7 Testing of enclosed % lifting equipment.
hoist installations.
3 Controls and electrical work and other control systems
8 Commissioning from, and including, isolator (included in sub-element 5.12.3).
of enclosed hoist where supplied with installation.
installations. 4 Builder’s work in connection
4 Sundry items. with services (included in
element 5.14).

256
Measurement rules
for components
5.10.2 Escalators. 1 Escalators: details, nr C1 Where components are to 1 Escalators. 1 General-purpose LV
including number be enumerated, the number of 2 Ancillary components, including power supplies (included
Definition: electro-
of flights served components is to be stated. under-step lighting, under- in sub-element 5.8.2).
mechanical systems
(nr), angle of rise handrail lighting, balustrades,
for the conveyance C2 The rise is the distance 2 Building management systems
(in degrees), rise cladding to sides and soffits,
of people from one between the finished floor level and other control systems
(m) and step width and chairs.
level to another by at the bottom of the escalator (included in sub-element 5.12.3).
(mm), to be stated.
means of a continually and the finished floor level at 3 Controls and electrical work
from, and including, isolator 3 Builder’s work in connection
moving stairway. 2 Testing of % the top of the escalator.
where supplied with installation. with services (included in
installations.
C3 Work to existing buildings is element 5.14).
4 Sundry items.
3 Commissioning to be described and identified
of installations. separately. 5 Testing and commissioning.
C4 Where the contractor is only out by a subcontractor, the
responsible for designing specific subcontractor’s preliminaries,
elements and/or components of design fees, risk allowance,
the building project (i.e. not the overheads and profit, with
entire building project), contractor- allowance for these to be
designed work is to be described made within unit rate applied
and identified separately. to element or component.

commissioning.
257
Measurement rules
for components
5.10.3 Moving 1 Moving nr C1 Where components are to 1 Moving pavements. 1 General-purpose LV
pavements. pavements: details, be enumerated, the number 2 Travelators. power supplies (included
including length of components is to be stated. in sub-element 5.8.2).
Definition: electro- 3 Stairlifts.
(m) and width
mechanical systems C2 The linear length measured 2 Building management systems
(mm), to be stated. 4 Controls and electrical work
for the conveyance of is the extreme length. from, and including, isolator and other control systems
people from one place 2 Testing of % where supplied with installation. (included in sub-element 5.12.3).
to another by means installations.
to be described and identified 5 Sundry items. 3 Builder’s work in connection
of a moving flat strip
3 Commissioning separately. with services (included in
of pavement, either 6 Testing and commissioning.
of installations. element 5.14).
level or inclined, to C4 Where the contractor is only 7 Where works are to be carried
elevate from one level responsible for designing specific out by a subcontractor, the
to another. elements and/or components of subcontractor’s preliminaries,
commissioning.
258
Measurement rules
for components
5.10.4 Powered 1 Powered stairlifts: nr C1 Where components are to 1 Complete stairlift installation, 1 General-purpose LV
stairlifts. details to be stated. be enumerated, the number including rails, folding rails, power supplies (included
of components is to be stated. carriages, hinged bridging in sub-element 5.8.2).
Definition: electro- 2 Testing of %
platforms, guards, drive units
mechanical systems, installations. C2 Work to existing buildings is 2 Building management systems
and signage.
fixed to the wall to be described and identified and other control systems
3 Commissioning
or balustrade of separately. 2 Controls and electrical work (included in sub-element 5.12.3).
of installations.
a staircase, for from, and including, isolator
C3 Where the contractor is only 3 Builder’s work in connection
the conveyance of where supplied with installation.
responsible for designing specific with services (included in
people with impaired
elements and/or components of 3 Sundry items. element 5.14).
mobility from one
level to another. 4 Testing and commissioning.
designed work is to be described 5 Where works are to be carried
commissioning.
259
Measurement rules
for components
5.10.5 Conveyors. 1 People conveyors: nr C1 Where components are to 1 Complete conveyor systems. 1 General-purpose LV
details, including be enumerated, the number power supplies (included
Definition: systems 2 Specialist systems (e.g. baggage
length (m) and width of components is to be stated. in sub-element 5.8.2).
for the mechanical handling systems, etc.).
(mm), to be stated.
conveyance of goods C2 The linear length measured 2 Building management systems
2 Goods conveyors: 3 Controls and electrical work
between two or is the extreme length. and other control systems
details, including from, and including, isolator
more points. (included in sub-element 5.12.3).
length (m) and width C3 Work to existing buildings is where supplied with installation.
(mm), to be stated. to be described and identified 3 Builder’s work in connection
4 Sundry items.
separately. with services (included in
3 Testing of % 5 Testing and commissioning. element 5.14).
installations.
responsible for designing specific 6 Where works are to be carried
4 Commissioning elements and/or components of out by a subcontractor, the
of installations. the building project (i.e. not the subcontractor’s preliminaries,
entire building project), contractor- design fees, risk allowance,
designed work is to be described overheads and profit, with
and identified separately. allowance for these to be
commissioning.
260
Measurement rules
for components
5.10.6 Dock levellers 1 Dock levellers: nr C1 Where components are to 1 Dock levellers, including canopy. 1 General-purpose LV
and scissor lifts. details, including be enumerated, the number power supplies (included
2 Scissor lifts and levellers.
total rise (m), to be of components is to be stated. in sub-element 5.8.2).
Definition: localised
stated. 3 Controls and electrical work
lifting systems for C2 Work to existing buildings is 2 Building management systems
2 Scissor lifts: from, and including, isolator
goods and people. to be described and identified and other control systems
details, including where supplied with installation.
separately. (included in sub-element 5.12.3).
total rise (m), to 4 Sundry items.
be stated. C3 Where the contractor is only 3 Builder’s work in connection
responsible for designing specific 5 Testing and commissioning. with services (included in
3 Testing of % elements and/or components of element 5.14).
installations. the building project (i.e. not the 6 Where works are to be carried
entire building project), contractor- out by a subcontractor, the
4 Commissioning designed work is to be described subcontractor’s preliminaries,
of installations. and identified separately. design fees, risk allowance,
C4 The percentage additions for allowance for these to be
testing and commissioning are to made within unit rate applied
be applied to the total cost of the to element or component.
commissioning.
261
Measurement rules
for components
5.10.7 Cranes and 1 Cranes: details, nr C1 Where components are to 1 Cranes. 1 General-purpose LV
unenclosed hoists. including design load be enumerated, the number of power supplies (included
2 Travelling cranes.
(kN) and total rise components is to be stated. in sub-element 5.8.2).
Definition: cranes
(m), to be stated. 3 Unenclosed hoists and other
and unenclosed C2 Work to existing buildings is 2 Building management systems
lifting systems for materials
hoists for the lifting 2 Travelling cranes: to be described and identified and other control systems
and goods.
and movement of details, including separately. (included in sub-element 5.12.3).
heavy goods and design load (kN), 4 Controls and electrical work
equipment. to be stated. from, and including, isolator
where supplied with installation.
3 Unenclosed elements and/or components of element 5.14).
hoists: details, the building project (i.e. not the 5 Sundry items.
including total rise entire building project), contractor-
(m), to be stated. designed work is to be described 6 Testing and commissioning.
4 Testing of %
C4 The percentage additions for out by a subcontractor, the
installations.
testing and commissioning are to subcontractor’s preliminaries,
5 Commissioning be applied to the total cost of the design fees, risk allowance,
of installations. items comprising the sub-element. overheads and profit, with
A single combined percentage allowance for these to be
addition can be applied to cover made within unit rate applied
the costs of both testing and to element or component.
commissioning.
262
Measurement rules
for components
5.10.8 Car lifts, car 1 Car lifts: details, nr C1 Where components are to 1 Car lifts, car stacking systems, etc. 1 General-purpose LV
stacking systems, including number be enumerated, the number power supplies (included
2 Vehicle turntables.
turntables, etc. of floors served (nr), of components is to be stated. in sub-element 5.8.2).
to be stated. 3 Controls and electrical work
Definition: vehicle C2 Work to existing buildings is from, and including, isolator 2 Building management systems
lifting, storage and 2 Car stacking to be described and identified where supplied with installation. and other control systems
moving systems. systems: details, separately. (included in sub-element 5.12.3).
4 Sundry items.
including capacity
(i.e. number of cars, 5 Testing and commissioning.
nr), to be stated.
elements and/or components of 6 Where works are to be carried element 5.14).
3 Vehicle turntables: the building project (i.e. not the out by a subcontractor, the
details to be stated. entire building project), contractor- subcontractor’s preliminaries,
4 Testing of % overheads and profit, with
installations. allowance for these to be made
5 Commissioning
of installations.
5.10.9 Document 1 Document nr C1 Where components are to 1 Document handling/delivery 1 General-purpose LV

handling systems. handling/delivery be enumerated, the number systems, warehouse picking power supplies (included
systems: details of components is to be stated. systems, etc. in sub-element 5.8.2).
to be stated. C2 Work to existing buildings is to be
document handling/ 2 Controls and electrical work 2 Building management systems
described and identified separately. from, and including, isolator
delivery systems, 2 Warehouse picking and other control systems
warehouse picking C3 Where the contractor is only where supplied with installation. (included in sub-element 5.12.3).
systems: details to
systems, etc. responsible for designing specific
be stated. 3 Sundry items.
elements and/or components of 3 Builder’s work in connection
3 Other systems: the building project (i.e. not the 4 Testing and commissioning. with services (included in
details to be stated. entire building project), contractor- element 5.14).
263
Measurement rules
for components
4 Testing of nr C4 The percentage additions for 5 Where works are to be carried
installations. testing and commissioning are to out by a subcontractor, the
5 Commissioning items comprising the sub-element. design fees, risk allowance,
of installations. A single combined percentage overheads and profit, with
5.10.10 Other lift and 1 Other lift nr C1 Where components are 1 Paternoster lifts. 1 Shafts, etc. (included in
conveyor installations. and conveyor to be enumerated, the number group elements 1 and 2,
2 Hoists for moving people
installations: of components is to be stated. as appropriate).
Definition: transport with disabilities.
systems not covered C2 Work to existing buildings is to be 2 General-purpose LV
3 Other transport systems.
by sub-elements described and identified separately. power supplies (included
4 Controls and electrical work
5.11.1 to 5.11.10. C3 Where the contractor is only in sub-element 5.8.2).
from, and including, isolator
where supplied with installation. 3 Building management systems
designed work is to be described 4 Builder’s work in connection
and identified separately. 7 Where works are to be carried
C4 The percentage additions for element 5.14).
items comprising the sub-element. overheads and profit, with
commissioning.
264
Element 5.11: Fire and lightning protection

Measurement rules
for components
5.11.1 Firefighting 1 Fire hose reels: nr C1 Where components are 1 Fire hose reels, including hose 1 Water supply (included in
systems. details of each type of to be enumerated, the number reels and pressure booster sets. element 5.4, as appropriate).
system to be stated. of components is to be stated.
Definition: piped 2 Dry risers, including inlet 2 General-purpose LV
distribution systems 2 Dry risers: details C2 The area measured is the area breechings, inlet boxes, power supplies (included
within the confines to be stated. serviced by the system (i.e. the landing valves, outlet boxes in sub-element 5.8.2).
of the building for area of the rooms and circulation and drain valves.
3 Wet risers: details 3 Fire hydrants (included
firefighting purposes. spaces that are served by the
to be stated. 3 Wet risers, including landing in sub-element 5.4.1).
valves, outlet boxes, pressure
4 Fire and smoke the total GIFA of the building). The 4 Hand-held firefighting
vessels within diaphragms and
protection curtains: area serviced is measured using equipment, including fire
control panels.
details of each type of the rules of measurement for extinguishers, fire blankets, etc.
system to be stated. ascertaining the GIFA. 4 Distribution pipelines, pipeline (included in sub-element 4.1.1).
ancillaries and fittings.
5 Other firefighting nr/m2 C3 Where more than one system 5 Fire detection and alarm
systems: details of is employed, the area measured 5 Thermal insulation. systems (included in
each type of system for each system is the area sub-element 5.12.1).
serviced by the system. 6 Control components.
to be stated.
C4 Work to existing buildings is 7 Fire and smoke protection
6 Testing of % and other control systems
to be described and identified curtains (e.g. dropdown curtains),
installations. (included in sub-element 5.12.3).
separately. including control panels.
7 Commissioning 7 Builder’s work in connection
8 Sundry items.
9 Testing and commissioning element 5.14).
265
Measurement rules
for components
commissioning.
5.11.2 Fire 1 Sprinklers: details m2 C1 Where components are to 1 Sprinklers, including reaction 1 Water supply (included in
suppression systems. of each type of be enumerated, the number and control devices, and element 5.4, as appropriate).
system to be stated. of components is to be stated. sprinkler heads.
Definition: piped 2 General-purpose LV
distribution systems 2 Deluge systems: C2 The area measured is the area 2 Deluge systems, including water power supplies (included
within the confines details of each type of serviced by the system (i.e. the storage, reaction and control in sub-element 5.8.2).
of the building for system to be stated. area of the rooms and circulation devices, and deluge discharge
3 Fire hydrants (included in
firefighting purposes. spaces that are served by the nozzles.
3 Gas firefighting sub-element 5.4.1).
systems: details of 3 Gas firefighting systems,
the total GIFA of the building). The 4 Hand-held firefighting
each type of system including gas storage cylinders
area serviced is measured using equipment, including fire
to be stated. and vessels, gas manifolds and
the rules of measurement for extinguishers, fire blankets, etc.
equipment, discharge nozzles,
ascertaining the GIFA. (included in sub-element 4.1.1).
detectors and activators.
266
Measurement rules
for components
4 Foam firefighting m2 C3 Where more than one system 4 Foam firefighting systems, 5 Fire detection and alarm
systems: details of is employed, the area measured including foam generation systems (included in
each type of system for each system is the area equipment, storage vessels, sub-element 5.12.1).
to be stated. serviced by the system. detectors and activators,
foam discharge nozzles, etc.
5 Other fire C4 Work to existing buildings is and other control systems
suppression to be described and identified 5 Distribution pipelines, pipeline (included in sub-element 5.12.3).
systems: details separately. ancillaries and fittings.
of each type of
C5 Where the contractor is only 6 Water tanks and cisterns for with services (included in
system to be stated.
responsible for designing specific firefighting installations. element 5.14).
6 Testing of % elements and/or components of
installations. the building project (i.e. not the
entire building project), contractor- 8 Control components.
7 Commissioning designed work is to be described
of installations and identified separately. 9 Sundry items.
C6 The percentage additions for 10 Testing and commissioning.

commissioning.
267
Measurement rules
for components
5.11.3 Lightning 1 Lightning m2 C1 The area measured is the area 1 Bonded steel frames and 1 Earthing systems (included
protection. protection serviced by the system (i.e. the other tape-based systems. in sub-element 5.8.6).
installations: details area of the rooms and circulation
Definition: spaces that are served by the 2 Finials. 2 Builder’s work in connection
of each type of
lightning protection system, which is not necessarily with services (included in
system to be stated. 3 Conductor tapes.
installations. the total GIFA of the building). The element 5.14).
2 Testing of % area serviced is measured using 4 Grounding/earthing.
installations. the rules of measurement for
ascertaining the GIFA. 5 Sundry items.
3 Commissioning
of installations. C2 Where more than one system 6 Testing and commissioning.
is employed, the area measured
for each system is the area 7 Where works are to be carried
serviced by the system. out by a subcontractor, the
C3 Work to existing buildings is to be subcontractor’s preliminaries,
described and identified separately. design fees, risk allowance,
the building project (i.e. not the to element or component.
commissioning.
268
Element 5.12: Communication, security and control systems

Measurement rules
for components
5.12.1 Communication 1 Telecommunication m2 C1 Where components are to 1 Telecommunication systems, 1 Radio and television studio
systems. systems: details of be enumerated, the number of including wiring, handsets and installations (included in
each type of system components is to be stated. equipment, telex equipment, sub-element 5.8.2).
Definition: systems
to be stated. facsimile equipment, combined
for communicating, C2 The area measured is the area 2 Illuminated display signs,
systems (e.g. PAX, PAXB and
including visual, audio 2 Data transmission serviced by the system (i.e. the lettering, emblems and symbols
PNBX systems), etc.
and data installations. systems: details of area of the rooms and circulation for information purposes,
each type of system spaces that are served by the 2 Data transmission, including advertising, etc. (included
to be stated. system, which is not necessarily wiring, computer networking, in sub-element 5.13.2).
the total GIFA of the building). The modems, multiplexers, data
3 Paging and 3 General-purpose LV
area serviced is measured using terminals and data-bus systems.
emergency call power supplies (included
systems: details of 3 Paging and emergency call in sub-element 5.8.2).
each type of system systems, including emergency call
to be stated. C3 Where more than one system buttons, pull cords, aerials, radio
is employed, the area measured paging equipment, microphones,
4 Public address and for each system is the area amplifiers and speakers,
conference audio serviced by the system. induction loops, personal 5 Builder’s work in connection
systems: details of receivers and indicator boards. with services (included in
each type of system element 5.14).
units, hotel rooms, student 4 Public address and conference
to be stated.
accommodation units, etc. may audio facilities, including public
5 Radio systems: be enumerated (nr). The type of address systems, hospital radio,
details of each type of residential unit or room, and size conference audio facilities,
system to be stated. (by number of bedrooms) of unit, audio frequency induction
is to be stated. loop systems, background
6 Projection systems: nr
noise systems, microphones,
details of each type of
amplifiers, and speakers.
269
Measurement rules
for components
7 Fire detection m2 C5 Work to existing buildings is 5 Radio, cable and satellite
and alarm systems: to be described and identified systems (including receivers).
details of each type of separately.
6 Projection systems (e.g.
C6 Where the contractor is only cinematographic equipment, fixed
8 Smoke detection responsible for designing specific or portable projection equipment,
and alarm systems: elements and/or components of screens, back-projection
details of each type of the building project (i.e. not the equipment and sound equipment).
system to be stated. entire building project), contractor-
7 Fire detection and alarm
9 Liquid detection nr systems, including manual call
systems: details of points, automatic detection
each type of system C7 The percentage additions for equipment, sounders, controls
to be stated. testing and commissioning are to and indicator panels.
10 Clocks, card nr 8 Smoke detection and alarm
clocks, flexitime systems.
installations: details
addition can be applied to cover 9 Liquid detection alarms (i.e.
of each type of
the costs of both testing and systems that give early warning
commissioning. of water/liquid leaks to prevent
11 Door entry damage), including flood line
systems: details multi-zone leak detection systems.
of each type of
10 Clocks, card clocks and
flexitime installations.
11 Radio and television, including

cable and satellite systems.
12 Television systems, including

satellite.
270
Measurement rules
for components
13 Television nr 13 TV monitors.
systems: details
14 Pneumatic message systems.
of each type of
system to be stated. 15 Other communication systems.
14 TV monitors: 16 Sundry items.
details of each
type of system 17 Testing and commissioning.
to be stated.
15 Pneumatic out by a subcontractor, the
message systems: subcontractor’s preliminaries,
details of each type of design fees, risk allowance,
system to be stated. overheads and profit, with
16 Other nr/m2
communication
systems: details of
each type of system
to be stated.
17 Testing of %
installations.
18 Commissioning
of installations.
271
Measurement rules
for components
5.12.2 Security 1 Surveillance nr/m2 C1 Where components are 1 Surveillance equipment (e.g. 1 General-purpose LV
systems. equipment: details to be enumerated, the number CCTV), including cameras. power supplies (included
of each type of of components is to be stated. in sub-element 5.8.2).
Definition: 2 Security detection equipment,
observation and C2 The area measured is the area including intruder alarms, 2 External observation and
access control 2 Security detection serviced by the system (i.e. the temperature measurement access control installations,
installations, etc. equipment: details area of the rooms and circulation sensors, occupancy sensors etc. (unless stated otherwise,
of each type of spaces that are served by the and active infra-red. included in sub-element 8.7.8).
system to be stated. system, which is not necessarily
3 Security alarm equipment (i.e. 3 Building management systems
the total GIFA of the building). The
3 Security alarm personal attack alarm systems). and other control systems
area serviced is measured using
equipment: details of (included in sub-element 5.12.3).
the rules of measurement for 4 Access control systems.
each type of system
ascertaining the GIFA. 4 Builder’s work in connection
to be stated.
5 Burglar and security alarms.
4 Access control C3 Where more than one system
6 Door entry systems (audio element 5.14).
systems: details of is employed, the area measured
for each system is the area (intercom) and visual).
each type of system
to be stated. serviced by the system.
7 Security lights and lighting
C4 Installations for residential systems.
5 Burglar and security
alarms: details of units, hotel rooms, student
8 Other security systems,
each type of system accommodation units, etc. may
including active infra-red, hand
to be stated. be enumerated (nr). The type of
geometry, microwave, passive
6 Door entry nr infra-red, x-ray equipment,
systems: details of metal detection portals and
is to be stated.
each type of system pegging systems.
to be stated. C5 Work to existing buildings is
9 Sundry items.
separately. 10 Testing and commissioning.
272
Measurement rules
for components
7 Security lights and nr/m2 C6 Where the contractor is only 11 Where works are to be carried
lighting systems: responsible for designing specific out by a subcontractor, the
details of each type of elements and/or components of subcontractor’s preliminaries,
system to be stated. the building project (i.e. not the design fees, risk allowance,
8 Other security designed work is to be described allowance for these to be
systems: details of and identified separately. made within unit rate applied
each type of system to element or component.
to be stated. C7 State whether external security
systems are included with building
9 Testing of % security systems (cross-reference
installations. with sub-element 9.7.8).
10 Commissioning C8 The percentage additions for
of installations. testing and commissioning are to
commissioning.
273
Measurement rules
for components
5.12.3 Central control/ 1 Central control/ m2 C1 The area measured is the area 1 Control panels for mechanical 1 Individual controls for heating,
building management building management serviced by the system (i.e. the and electrical equipment. air conditioning installations, etc.
systems. systems: details of area of the rooms and circulation (included with service installation
spaces that are served by the 2 Building management systems
each type of system or system as appropriate)
Definition: control system, which is not necessarily (BMS), including central operating
to be stated. (included in element 5.6 and
systems that, from the total GIFA of the building). The station and satellite computer
a central remote 2 Computer-aided item area serviced is measured using terminal software.
the rules of measurement for 2 General-purpose LV
location, provide facilities management
ascertaining the GIFA. 3 CAFMs, including central
means for controlling systems (CAFMs): power supplies (included
C2 Where more than one system operating station and computer
and reporting on the details of each type of in sub-element 5.8.2).
is employed, the area measured terminal software.
performance of the system to be stated.
for each system is the area 3 Web-based documentation
operational systems 4 Controlling terminal units and
3 Testing of % serviced by the system. project management systems
of a building. switches.
installations. C3 Work to existing buildings is (included in component 9.1.2.1).
to be described and identified 5 Control cabling
4 Commissioning 4 Builder’s work in connection
separately. and containment.
C4 Where the contractor is only element 5.14).
6 Compressed air and vacuum
elements and/or components of operated control systems.
7 Sundry items.
designed work is to be described 8 Testing and commissioning.
commissioning
274
Element 5.13: Specialist installations

Measurement rules
for components
5.13.1 Specialist piped 1 Medical and nr/m2 C1 Where components are to 1 Medical and laboratory gas 1 General-purpose LV
supply installations. laboratory gas supply be enumerated, the number of supply systems, including gas power supplies (included
systems: details of components is to be stated. bottles and bulk storage vessels, in sub-element 5.8.2).
Definition:
each type of system manifold headers, gas governors,
C2 The area measured is the area 2 Building management systems
• piped gas supply to be stated. serviced by the system (i.e. the monitoring equipment, terminal
systems of and other control systems
area of the rooms and circulation control equipment, gas detection
high purity (e.g. 2 Centralised (included in sub-element 5.12.3).
spaces that are served by the and alarm equipment, gas
oxygen or nitrous vacuum cleaning
system, which is not necessarily connection outlets, etc. 3 Builder’s work in connection
oxide) from systems: details of
the total GIFA of the building). The with services (included in
storage source each type of system 2 Centralised vacuum cleaning
area serviced is measured using element 5.14).
to distribution to be stated. systems, including vacuum
points in medical ascertaining the GIFA. pumps, blowers and vacuum
treatment, medical 3 Treated water
connection units.
research or similar systems: details of C3 Where more than one system
establishments each type of system is employed, the area measured 3 Treated water systems,
to be stated. for each system is the area including de-alkalisation, de-
• piped distribution
serviced by the system. ionisation, de-aeration, raw
systems providing 4 Swimming pool
suction for vacuum sewage storage tanks and
water treatment C4 Work to existing buildings is
cleaning and vessels, chemical storage tanks
systems: details of to be described and identified
collection facilities separately. and vessels, purified water
each type of system
tanks and vessels, distillation
• piped water supply to be stated.
C5 Where the contractor is only equipment, electrolytic chlorine
systems where the
5 Compressed air responsible for designing specific ion generation equipment,
water is treated
systems: details of elements and/or components of demineralisation plant,
to obtain a high
the building project (i.e. not the reverse osmosis plant, etc.
degree of purity each type of system
for special use to be stated.
and application
275
Measurement rules
for components
• systems for the 6 Vacuum nr/m2 C6 The percentage additions for 4 Swimming pool water treatment,
treatment and installations: details testing and commissioning are to including filter vessels, chemical
circulation of water of each type of be applied to the total cost of the storage vessels, chemical dosing
for swimming pools system to be stated. items comprising the sub-element. equipment, ozone generation and
A single combined percentage injection equipment, de-ozoning
• piped distribution
7 Other specialist addition can be applied to cover
systems providing vessels, electrolytic chlorine ion
piped supply the costs of both testing and
compressed air generation equipment, pool inlet
systems: details commissioning.
for motive power jets, scum channels, perimeter
and general- of each type of
draw-off grilles, etc.
purpose use system to be stated.
5 Compressed air systems,
• piped distribution 8 Testing of %
including compressors (with
systems providing installations.
compressed air of motors and starters), inter-
high quality (oil- 9 Commissioning coolers, after-coolers, air
free) for purposes of installations. storage vessels and receivers,
of operating air separators, cooling water
pneumatic controls systems, lubrication systems,
and other delicate local water coolers, compressed
instruments and air ancillaries, compressed air
equipment connection outlets, instrument
• piped distribution air pipeline ancillaries (such
systems providing as manifolds), instrument air
negative pressure connection outlets, etc.
at a number of
points for particular 6 Vacuum systems, including
user or process vacuum pumps, intercoolers
functions and driers, vacuum connection
points, etc.
• other piped
distributions of a
specialist nature.
276
Measurement rules
for components
7 Other specialist piped
supply systems.
8 Pipelines, pipeline ancillaries

and fittings.
9 Air duct lines, duct line

ancillaries and fittings.
11 Silencers and acoustic

treatment.
12 Control components.
13 Sundry items.

277
Measurement rules
for components
5.13.2 Specialist 1 Cold rooms: nr/m2 C1 Where components are to 1 Cold rooms, including packaged 1 Central refrigeration plant
refrigeration systems. details of each be enumerated, the number of cold rooms, packaged walk- and chillers (included in
type of system components is to be stated. in freezers, wall panels and sub-element 5.6.3).
to be stated. linings, ceiling panels and linings,
refrigeration systems, C2 The area measured is the area 2 Cooling towers (included
flooring systems, doors and door
including cold rooms, 2 Ice pads: details serviced by the system (i.e. the in sub-element 5.6.3).
mechanisms, jointing material,
ice pads and other to be stated. area of the rooms and circulation
thermal cladding, refrigeration 3 External cooling towers
specialist systems. spaces that are served by the
3 Other specialist plant and equipment, (included in sub-element 8.8.2).
refrigeration evaporators, lighting, etc.
the total GIFA of the building). The 4 General-purpose LV
systems: details of
area serviced is measured using 2 Ice pads, including waterproof power supplies (included
each type of system
the rules of measurement for layer, insulation layer, working in sub-element 5.8.2).
to be stated.
ascertaining the GIFA. screed, slip plane layer, bonded
4 Testing of % refrigeration pads (incorporating 5 Building management systems
C3 Where more than one system and other control systems
installations. pipelines, reinforcement, etc.), floor
is employed, the area measured (included in sub-element 5.12.3).
drains and sealing plates, cooling
5 Commissioning for each system is the area
towers, evaporative condensers,
of installations. serviced by the system. 6 Builder’s work in connection
heat recovery systems, etc.
C4 Work to existing buildings is element 5.14).
3 Other specialist refrigeration
systems.
separately.
4 Sundry items.
responsible for designing specific 5 Testing and commissioning.
278
Measurement rules
for components
5.13.3 Specialist 1 Specialist nr/m2 C1 Where components are to 1 Wave machines. 1 Water supply (included in
mechanical mechanical be enumerated, the number of element 5.4, as appropriate).
2 Saunas and sauna equipment.
installations. installations: details components is to be stated.
2 Gas supply (included in
of each type of 3 Jacuzzis.
Definition: specialist C2 The area measured is the area sub-element 5.9.1).
installations not serviced by the system (i.e. the 4 Swimming pools.
2 Testing of % 3 General-purpose LV
covered by elements area of the rooms and circulation
installations. 5 Other specialist installations. power supplies (included
5.1 to 5.12 or spaces that are served by the
sub-elements 5.13.1, system, which is not necessarily
3 Commissioning 6 Sundry items.
5.13.2 or 5.13.4. the total GIFA of the building). The 4 Building management systems
of installations.
area serviced is measured using 7 Testing and commissioning. and other control systems
the rules of measurement for (included in sub-element 5.12.3).
out by a subcontractor, the 5 Builder’s work in connection
C3 Where more than one system subcontractor’s preliminaries, with services (included in
is employed, the area measured design fees, risk allowance, element 5.14).
for each system is the area overheads and profit, with
serviced by the system. allowance for these to be
separately.
279
Measurement rules
for components

commissioning.
5.13.4 Specialist 1 Specialist electrical nr C1 Where components are to 1 Radio and television studio 1 General-purpose LV
electrical/electronic and electronic be enumerated, the number of equipment and installations. power supplies (included
installations. installations and/or components is to be stated. in sub-element 5.8.2).
2 Recording studio equipment
systems: details to and installations.
Definition: electrical C2 Work to existing buildings is 2 Builder’s work in connection
be stated. to be described and identified
and electronic 3 Discrete and communal television with services (included in
2 Testing of % separately.
installations, and/ aerial and satellite systems. element 5.14).
or systems, for installations. C3 Where the contractor is only 4 Home cinema.
specialist purposes. responsible for designing specific
3 Commissioning
elements and/or components of 5 Multi-room audio and video.
of installations.
6 Automated curtains and blinds.
designed work is to be described 7 Other specialist electrical and
and identified separately. electronic installations and systems.
280
Measurement rules
for components
C4 The percentage additions for 8 Sundry items.
be applied to the total cost of the 9 Testing and commissioning.
commissioning. design fees, risk allowance,
5.13.5 Water features. 1 Water features: nr C1 Quantity of water features. 1 Water features, including 1 Drinking fountains (included
details to be stated. ornamental fountains and in sub-element 5.1.1).
Definition: systems C2 Work to existing buildings is
waterfalls.
for display or to be described and identified 2 Cold water supply (included
separately. 2 Water filtration equipment.
decorative purposes 2 Testing of in sub-element 5.4.2).
involving the installations C3 Where the contractor is only 3 Nutrient treatment and
equipment. 3 General-purpose LV
movement of water. responsible for designing specific
elements and/or components of 4 Final electrical connections.
the building project (i.e. not the in sub-element 5.8.2).
3 Commissioning of 5 Control components.
installations 4 Building management systems
7 Testing and commissioning. (included in sub-element 5.12.3).
8 Where works are to be carried 5 Builder’s work in connection
be applied to the total cost of the with services (included in
items comprising the sub-element. element 5.14).
commissioning.
281
Element 5.14: Builder’s work in connection with services

Measurement rules
for components
5.14.1 Builder’s work 1 Builder’s work nr/m/ C1 Where quantifiable, cost- 1 Builder’s work in general areas.
in connection with in general areas: m2/% significant builder’s work items
2 Builder’s work to landlord’s areas.
services. details to be stated. in connection with services
should be separately identified 3 Builder’s work to plant rooms.
Definition: sundry 2 Builder’s work to
and measured by area (m2)
builder’s work landlord’s areas:
or linear measurement (m), 4 Plant and equipment bases
associated with details to be stated.
or enumerated (nr). constructed on top of ground
the installation of 3 Builder’s work to slabs and beds.
water, gas, electricity, plant rooms: details C2 Where components are to
heating, ventilation, be enumerated, the number of 5 Fuel bunds, etc. for storage/
to be stated.
aboveground components is to be stated. retention tanks and vessels.
drainage, 4 Large plant and nr
C3 Where the length of a 6 Forming/cutting holes,
telecommunications equipment bases:
component is to be measured, mortices, sinkings, chases, etc.
and other services, as details, including
the length of linear components including making good.
well as prefabricated overall size (in m),
to be stated. measured is their extreme length,
buildings and pods 7 Ducts, pipe sleeves, etc.
(i.e. pre-fabricated
5 Fuel bunds: 8 Trench covers, duct covers
bathroom, toilet C4 When not quantifiable, or of
details, including and frames.
and shower units). . a non-cost-significant nature,
construction and
overall size (m), builder’s work items in connection 9 Supports for storage tanks,
to be stated. with services should be identified vessels, cisterns, etc.
and quantified by a percentage
10 Stopping up and sealing holes.
allowance or by applying the GIFA.
11 Fire-resistant stopping,
C5 The area measured is the floor
including fire sleeves.
area relating to each builder’s
work classification. 12 Fire breaks.
282
Measurement rules
for components
C6 Percentage additions for 13 Painting/anti-corrosion
builder’s work items in connection treatment of mechanical service
with services should be applied equipment, including fuel storage
to the total cost of all elements tanks and vessels, supports and
comprising group element 5. pipelines.
C7 Other cost-significant items 14 Identification labelling

are to be measured by area (m2) and colour coding of service
or linear measurement (m), or installations and systems.
enumerated (nr) and identified
15 Other builder’s work items
separately.
in connection with services.
16 Sundry items.
separately. 17 Where works are to be carried
283
Group element 6: Prefabricated

buildings and building units
6.1 Prefabricated buildings and building units
Note: where on-site testing and commissioning is required to be measured under

sub-elements 6.1.1 to 6.1.3, the terms should include the following works:
1 Testing includes:
(2) calibration
(3) site installation tests
(6) fuels required for testing.

(3) fuels required for commissioning.
3 Setting all mechanical and electrical services and installations

284
Element 6.1: Prefabricated buildings and building units

Measurement rules
for components
6.1.1 Complete 1 Prefabricated m2 C1 The area measured is the GIFA 1 Complete self-finished 1 Prefabricated room units,
buildings. modular buildings: of the complete building unit. prefabricated modular supplied as completed units,
details to be stated. building systems for: manufactured off-site (included
Definition: complete C2 Where the contractor is only
or substantially 2 On-site testing % responsible for designing specific • industrial use (e.g. a complete
complete self- of installations. elements and/or components of warehouses) 2 Bathroom, toilet and shower
finished building the building project (i.e. not the pods, supplied as completed
3 On-site • commercial use (e.g. a
superstructures of entire building project), contractor- units, manufactured off-site
commissioning complete office building)
proprietary modular designed work is to be described (included in sub-element 6.1.3).
of installations. • retail use (e.g. retail units and
construction, largely and identified separately. 3 Non-permanent prefabricated
retail distribution centres)
prefabricated. buildings/building systems
• agricultural use (e.g. complete (i.e. used as temporary
testing and commissioning are to livestock buildings and barns) accommodation for the duration
• domestic use (complete of the building project) (included
dwellings, garages and in sub-elements 0.2.1 or 0.2.2,
workshops) as appropriate).
the costs of both testing and • education use (complete 4 Foundations and substructures
commissioning. school buildings) (included in group element 1).
• healthcare buildings (e.g. 5 Drainage below ground
complete offices, staff and public (included in sub-element 1.1.3
amenities, training centres, or element 8.6, as appropriate).
laboratories, day care centres
6 Minor prefabricated buildings,
and specialist surgical buildings)
such as workshops, sheds,
• other complete off-site stores, etc. (included in
prefabricated complete sub-element 8.8.2).
self-finished modular
buildings (e.g. aircraft hangars).
285
Measurement rules
for components
2 Where included as part of the
building systems:
• structure, roof and wall
cladding
• rainwater drainage
• windows, external doors,
stairs, etc.
• internal partitions, linings
and finishes
• internal doors
• fixtures, furnishings and
equipment
• sanitary appliances
• mechanical and electrical
services
• stopping up and sealing holes
• fire-resistant stopping,
including fire sleeves
• fire breaks around units.
3 Final connections of cold
water, hot water, electricity
and other fuels to pods.
4 Sundry items.
286
Measurement rules
for components

6.1.2 Building units. 1 Prefabricated m2 C1 Where components are to 1 Prefabricated modular room 1 Complete self-finished
room units, be enumerated, the number units, singular or multiple, which prefabricated modular buildings
Definition: complete
including type of of components is to be stated. are to be enclosed by an external (included in sub-element 6.1.1).
or substantially
unit, GIFA of unit (in envelope, such as:
complete modular C2 The area measured is the 2 Bathroom, toilet and shower
m2), construction of
room units of GIFA for each type of unit. • accommodation units/ pods, supplied as completed
unit and content of
proprietary bedroom units units, manufactured off-site
units, to be stated. C3 Building units of different type,
construction, largely (included in sub-element 6.1.3).
composition and GIFA are to be • hotel suites
prefabricated and 2 On-site testing %
of installations. measured separately. • office units
manufactured off-site,
for incorporation C4 Where the contractor is only • classrooms
3 On-site
into buildings. responsible for designing specific
commissioning • toilet units/washroom units
of installations. elements and/or components of
the building project (i.e. not the • corridors
entire building project), contractor- • staircases
• student accommodation
• soundproof rooms
• computer rooms
287
Measurement rules
for components
C5 The percentage additions for • cold rooms
• spray booths
items comprising the sub-element. • kitchens
A single combined percentage • kiosks
• healthcare modules, including
operating theatres.
commissioning.
2 Where included as part of the
building unit:
• structure, roof and wall
cladding
• windows, external doors,
stairs, etc.
• internal partitions, linings
and finishes
• internal doors
• fixtures, furnishings and
equipment
• sanitary appliances
• mechanical and electrical
services
• stopping up and sealing holes
• fire-resistant stopping,
including fire sleeves
• fire breaks around units.
288
Measurement rules
for components
3 Final connections of cold water,
hot water, electricity and other
fuels to pods.
4 Sundry items.

6.1.3 Pods. 1 Prefabricated nr C1 Where components are to 1 Complete pods including 1 Cold water and hot water
bathroom pods: be enumerated, the number structural framework; floor, wall distribution feeding pod
Definition: bathroom, and ceiling linings; applied finishes;
details to be stated. of components is to be stated. (included in sub-elements
toilet and shower sanitary appliances; all fixtures, 5.4.2 or 5.4.3).
pods, supplied as 2 Prefabricated C2 Work to existing buildings is furnishings and equipment; and
complete units, toilet pods: details to be described and identified all mechanical and electrical 2 Foul drainage from pod
manufactured off-site. to be stated. separately. services within the pod. (included in sub-element 5.3.1).
3 Prefabricated 2 Bathroom pods. 3 General-purpose LV power

shower room pods: supplies to pod (included in
3 Toilet pods. sub-element 5.8.2).
details to be stated. elements and/or components of
the building project (i.e. not the 4 Shower room pods. 4 Fire-resistant stopping in
entire building project), contractor- connection with pods, including
5 Final connections of cold water,
designed work is to be described fire sleeves installed on site
hot water, electricity and other
and identified separately. (included in element 5.14).
fuels to pods.
289
Measurement rules
for components
4 On-site testing % C4 The percentage additions for 6 Sundry items. 5 Builder’s work in connection
of installations testing and commissioning are to with services (included in
be applied to the total cost of the element 5.14).
5 On-site
items comprising the sub-element. 8 Where works are to be carried
commissioning
A single combined percentage out by a subcontractor, the
of installations.
addition can be applied to cover subcontractor’s preliminaries,
the costs of both testing and design fees, risk allowance,
commissioning. overheads and profit, with
290
Group element 7:
Work to existing buildings
7.1 Minor demolition and alteration works
7.2 Repairs to existing services
7.3 Damp-proof courses/fungus and beetle eradication
7.4 Facade retention
7.5 Cleaning existing surfaces
7.6 Renovation works
Note: fit-out works in connection with a new building (i.e. one for which the shell and core
have already been constructed) do not constitute work to existing buildings. Such fit-out
works are to be measured as new work in accordance with the measurement rules.
291
Element 7.1: Minor demolition and alteration works

Measurement rules
for components
7.1.1 Minor demolition 1 Spot items: details item C1 Where components are 1 Stripping out existing service 1 Removal of toxic or hazardous
and alteration works. to be stated. to be enumerated, the number installations, including pipe material prior to alteration works,
of components is to be stated. casings, etc. e.g. asbestos removal (included
Definition: individual 2 Minor demolition nr/m/
items of work to works: details to m2 C2 Where the length of a 2 Stripping out fixtures
existing buildings, be stated. component is to be measured, and fittings. 2 Decontaminating existing
such items involving the length of linear components service systems prior to
3 Removal: details item/ 3 Stripping out skirtings, dado demolition, e.g. boilers and
one or more trades. measured is their extreme length,
to be stated. nr/m/ rails, picture rails, architraves, etc. fuel storage tanks and vessels
Items involve altering, over all obstructions.
m2 (included in sub-element 0.1.1).
adapting or repairing 4 Alteration works: 4 Taking out kitchen fittings and
C3 Where the area of a component
existing buildings, details to be stated. appliances. 3 Underpinning to external
is to be measured, the area
including cutting away walls that are an integral part
measured for an item is the 5 Removing shelves, work
and removing existing of the new building (included
surface area of the item, with benches, etc.
work, inserting new, in sub-element 1.1.2).
no deduction for voids.
minor demolition
6 Removing sanitary appliances 4 Underpinning to walls within
works and soft strip. C4 Work arising out of party and fittings. existing buildings that are to be
wall awards/agreements is to
rehabilitated, i.e. internal walls
be described and identified 7 Removing parts of existing
separately. buildings.
5 Underpinning to external site
C5 Where the contractor is only 8 Cutting openings in
boundary walls (included in
responsible for designing specific existing work.
sub-element 8.8.3).
9 Strutting and supports for 6 Overhauling and repairs to
openings in walls or after existing mechanical and electrical
removal of walls. installations, systems, plant
and equipment (included
and identified separately. 10 Inserting tie beams,
tie rods, etc.
292
Measurement rules
for components
11 Removing wall, floor and 7 Repairs to masonry, concrete,
ceiling finishes. metal, timber and plastic
components (included in
12 Removing internal walls and
partitions, including making good.
8 New building work and services
13 Removing floor construction. within existing buildings to be
included in the appropriate
14 Removing existing roof
element/sub-element for building
coverings.
works. Work to existing buildings
15 Repairs to external wall to be described and identified
cladding and covering systems. separately within each element/
sub-element.
16 Repairs to roof coverings (e.g.
tiles, slates, sheet coverings, flexible 9 Repairs to or replacement of
sheet coverings and asphalt). structural members, e.g. roof
members and structural beams
17 Repairs to existing rainwater (included in sub-elements 7.6.2,
installations. 7.6.3 or 7.6.4, as appropriate).
18 Rebuilding chimney stacks. 10 Repairs to existing windows,

doors, hatches, rooflights,
19 Cutting back chimney breasts. frames, linings, etc. (included
20 Rebuilding piers and columns. in sub-elements 7.6.3, 7.6.4
or 7.6.5, as appropriate).
21 Rebuilding walls and partitions
11 Damp-proof courses (included
(isolated – where not included in
element 2.7).
12 Fungus/beetle eradication
22 Repairs to sheet linings (e.g. (included in sub-element 7.3.2).
plasterboard and timber sheeting
for walls, floors and ceilings).
293
Measurement rules
for components
23 Taking out windows, doors,
frames, linings, screens, etc. in
preparation for filling openings
and/or taking down walls or
partitions.
24 Filling in or covering over

existing openings.
25 Inserting new windows, doors,

stairs, rooflights, etc. into existing
building fabric.
26 Re-glazing.
27 Repairs to screeds.
28 Repairs to toppings
(e.g. granolithic).
29 Latex screeds for existing

floors.
30 Repairs to plastered, rendered

and roughcast coatings (including
lathing and baseboards).
31 Repairs to tiled finishes for

walls and floors (e.g. quarry tiles
and ceramic tiles).
32 Repairs to wood block flooring.
294
Measurement rules
for components
33 Repairs to floor coverings.
34 Degreasing old painted

surfaces.
35 Stripping previously decorated

surfaces.
36 Removing paint from timber,

metal and other similar surfaces
(e.g. burning off paint and
chemically stripping paint).
37 Repainting existing timber,

metal and other similar surfaces
(e.g. windows, doors, rooflights,
etc.).
38 Scraping paint from plastered

surfaces, etc.
39 Minor painting and

redecoration (e.g. touch-up
painting).
40 Overhauling ironmongery
to windows, doors, etc.
41 Applying sealants to existing

window and door frames,
rooflights, etc.
295
Measurement rules
for components
42 Other alteration works
(spot items).
43 Temporary screens required

for alteration works.
44 Sundry items.

296
Element 7.2: Repairs to existing services

Measurement rules
for components
7.2.1 Repairs to 1 Equipment/plant nr C1 Where components are to 1 Repairs to existing sanitary 1 Decontaminating existing
existing services. repairs: details to be enumerated, the number appliances (including clearing service systems prior to
be stated. of components is to be stated. blockages). demolition, e.g. boilers and
Definition:
fuel storage tanks and vessels
refurbishment of 2 Overhauling m2 C2 The area measured is the area 2 Repairs to/overhauling of existing
existing service service installations/ serviced by the installation/system. mechanical and electrical plant
installations, systems, systems: details The area serviced is measured and equipment (e.g. boilers, water 2 New service installations
equipment and plant. to be stated. using the rules of measurement heaters, storage tanks and vessels, (included in group element 5,
for ascertaining the GIFA. and extractor fans), including the as appropriate).
3 Testing of %
replacement of components. 3 New service equipment
equipment/plant C3 Where more than one
and/or installations. and plant (included in group
installation/system is employed, 3 Fault finding.
element 5, as appropriate).
the area measured for each
4 Commissioning 4 Overhauling existing mechanical
system is the area serviced
of equipment/plant and electrical installations and
by the installation/system.
and/or installations. systems (e.g. heating installation,
C4 Where components are to ventilation systems, electrical
be itemised, the number of key systems, etc.), including the
subcomponents comprising the replacement of components.
component are to be identified,
5 Repairs and upgrades to existing
described and enumerated within
specialist services (e.g. lifts).
the description of the component.
6 Renewing flue pipes.
C5 Other cost-significant items
are to be measured by area (m2) 7 Sundry items.
enumerated (nr) and identified 8 Testing and commissioning.
separately.
297
Measurement rules
for components
C6 Work arising out of party 9 Where works are to be carried
wall awards/agreements is to out by a subcontractor, the
be described and identified subcontractor’s preliminaries,
separately. design fees, risk allowance,

commissioning.
298
Element 7.3: Damp-proof courses/fungus and beetle eradication

Measurement rules
for components
7.3.1 Damp-proof 1 Damp-proof m C1 The length of linear components 1 Chemical damp-proof courses, 1 Damp-proof courses inserted
courses. courses: details measured is their extreme length, including drilling holes, injecting into new walls (included in group
to be stated. over all obstructions. chemicals and making good holes. element 1, as appropriate).
Definition: preventing
rising damp in existing C2 Work arising out of party 2 Injection mortar damp-proof
masonry walls. wall awards/agreements is to courses.
be described and identified
3 Inserted mechanical damp-
separately.
proof courses.
4 Local making good to finishes.
elements and/or components of 5 Sundry items.
299
Measurement rules
for components
7.3.2 Fungus/beetle 1 Eradication m2 C1 The area measured is the 1 Opening up existing work (e.g.
eradication. treatment: details surface area of the treatment, lifting and replacing floorboards).
to be stated. with no deduction for voids.
Definition: treating 2 Cutting out fungus- or beetle-
existing timbers to C2 Work arising out of party infested timber, plaster, etc., and
eradicate fungus wall awards/agreements is to disposing of cut out material.
attacks such as dry be described and identified
3 Applying preservative
and wet rot, and separately.
treatment (e.g. irrigation of
various types of
C3 Where the contractor is only walls by pressure injection,
wood-boring
responsible for designing specific application of fungicide solution
beetle infestation.
elements and/or components of and treatment with insecticide).
4 Solid rod preservative inserts.
designed work is to be described 5 Preservative treatments.
6 Paste preservative treatment.
7 Insecticidal smoke treatment.
8 Sundry items.

300
Element 7.4: Facade retention

Measurement rules
for components
7.4.1 Facade 1 Support nr C1 Where components are 1 Facade retention works where 1 Temporary or semi-permanent
retention. structures: details to be enumerated, the number existing facade is to be integrated supports for structures adjacent
to be stated. of components is to be stated. into new building. to the site on which the building
Definition: temporary
2 Location surveys. is being built, including party
or semi-permanent 2 Periodic technical C2 Where the contractor is only
walls (included in sub-element
support for unstable inspections of responsible for designing specific 3 Commencement and
0.3.1).
structures or facades support structures: elements and/or components of completion condition surveys.
(i.e. structures not to details to be stated. the building project (i.e. not the 2 Temporary supports for
4 Dead, raking, flying or box
be demolished). entire building project), contractor- shoring; strutting (including basement retaining walls
3 Removing support designed work is to be described bracing; sole plates and wall (included in sub-element 0.2.1).
structures: details and identified separately. plates; needles, including holes; 3 Temporary screens required
to be stated. brackets, blockings and wedges; for alteration works (included
dog irons and similar metalwork).
5 Foundations for shoring.
4 Supports for small openings
6 Cutting holes in existing cut into existing walls or after
structures for needles, etc. removal of internal walls, etc.
7 Design, erection, maintenance, (included in sub-element 7.1.1).
repositioning and removal of
support structures.
8 Periodic technical inspections.
9 Sundry items.
subcontractor’s preliminaries, design
fees, risk allowance, overheads and
profit, with allowance for these to
be made within unit rate applied to
301
Element 7.5: Cleaning existing surfaces

Measurement rules
for components
7.5.1 Cleaning. 1 Cleaning existing m2 C1 The area measured is the 1 Removing efflorescence, stains,
surfaces: details surface area of the surface to soot, graffiti, vegetation, algae,
Definition: cleaning
to be stated. be cleaned, with no deduction bird droppings, etc.
and removing stains
for voids.
and deposits from 2 Cleaning by washing, abrasive
existing surfaces. C2 Work arising out of party blasting, chemical treatment
wall awards/agreements is to or other methods.
3 Artificial weathering.
separately.
4 Sundry items.

302
Measurement rules
for components
7.5.2 Protective 1 Protective m2 C1 The area measured is the 1 Internal and external surfaces.
coatings. coatings for existing surface area of the surface to
2 Specialist painting/coating
surfaces: details be coated, with no deduction
Definition: coatings systems (i.e. designed for use on
to be stated. for voids.
to protect existing concrete, masonry, steelwork, etc.).
surfaces, including C2 Work arising out of party
3 Lime washing, colourless
bird/vermin repellent wall awards/agreements is
waterproofers, anti-graffiti
coatings. to be described and identified
colourless coatings, etc.
separately.
4 Bird repellent coatings, etc.
5 Sundry items.

303
Element 7.6: Renovation works

Measurement rules
for components
7.6.1 Masonry repairs. 1 Masonry repairs: nr/m/ C1 Where components are to 1 Cutting out decayed, defective 1 Damp-proof courses inserted
details to be stated. m2 be enumerated, the number and cracked bricks, blocks into new walls (included in group
Definition: local
of components is to be stated. or stones and inserting new element 1, as appropriate).
cutting out and
(including isolated repairs,
reinstatement of C2 Where the length of a repair
stitching, etc.).
existing brick, block is to be measured, the length of
or stonework, and linear components measured 2 Plastic stone repairs.
repointing defective is their extreme length, over
3 Re-dressing stonework
joints. all obstructions.
to new profiles.
C3 Where the area of a repair is to
4 Inserting new wall ties (without
be measured, the area measured
demolition).
is the surface area of the repair.
5 Grouting.
C4 Work arising out of party
wall awards/agreements is to 6 Rejointing/repointing existing
be described and identified masonry.
separately.
7 Sundry items.

304
Measurement rules
for components
7.6.2 Concrete 1 Concrete repairs: nr/m/ C1 Where components are 1 Cutting out defective concrete
repairs. details to be stated. m2 to be enumerated, the number and replacing with new.
Definition: cutting 2 Cutting out defective
out, repairing, partially C2 The length of linear reinforcement and
replacing, resurfacing components measured replacing with new.
and rehabilitating is their extreme length,
3 Cleaning and rust proofing
eroded and defective over all obstructions.
existing rusted reinforcement.
concrete.
C3 The area measured is the
4 Concrete and resin/cement
surface area of the repair.
mixes in repairs and resurfacing,
C4 Work arising out of party including spray-applied concrete.
5 Anchored mesh reinforcement.
separately. 6 Resin or cement impregnation/
injection.
7 Sundry items.

305
Measurement rules
for components
7.6.3 Metal repairs. 1 Metal repairs: nr/m/ C1 Where components are 1 Taking down metalwork. 1 Renewing/replacing metal
details to be stated. m2 to be enumerated, the number 2 Cleaning and restoring components in their entirety,
Definition: repairing,
of components is to be stated. surface finishes. e.g. roof structure, windows,
renovating and
doors, frames, rooflights, etc.
conserving existing C2 The length of linear 3 Straightening.
(included in group element 2
architectural components measured 4 Rust proofing. or sub-element 7.1.1, as
metalwork, metal is their extreme length,
5 Metalwork repairs (e.g. welding, appropriate).
components over all obstructions.
riveting and bolting), rejointing,
and finishes.
C3 The area measured is the reassembling and refixing.
surface area of the repair. 6 Renewing surface finishes off-site.
C4 Work arising out of party 7 Repairs to structural members
wall awards/agreements is to (e.g. roof members and structural
be described and identified beams).
separately. 8 Repairs to existing windows,
doors, hatches, rooflights, frames,
linings, etc. (including overhauling/
renewing ironmongery, sash
cords, opening gear, etc.).
9 Repairs to staircases, including
handrails and balustrades.
10 Sundry items.
306
Measurement rules
for components
7.6.4 Timber repairs. 1 Timber repairs: nr/m/ C1 Where components are 1 Taking down existing work, 1 Renewing/replacing timber
details to be stated. m2 to be enumerated, the number cleaning and resurfacing, cutting components in their entirety,
Definition: repairing, out defective or decayed timber,
of components is to be stated. e.g. roof structure, windows,
renovating and piecing-in new timber, rejointing doors, frames, rooflights, etc.
conserving existing C2 The length of linear and refixing. (included in group element 2
timber structures, components measured
2 Resin repairs to timbers. or sub-element 7.1.1,
components and is their extreme length,
as appropriate).
finishes. over all obstructions. 3 Preservative/fire-retardant
treatments.
C3 The area measured is the
surface area of the repair. 4 Repairs to structural
members (e.g. roof members
C4 Work arising out of party and structural beams).
be described and identified 5 Repairs to existing windows,
separately. doors, hatches, rooflights, frames,
linings, etc. (including overhauling/
renewing ironmongery, sash
cords, opening gear, etc.).
6 Repairs to staircases, including

handrails and balustrades.
7 Sundry items.

307
Measurement rules
for components
7.6.5 Plastics repairs. 1 Plastics repairs: nr/m/ C1 Where components are 1 Renewing domed rooflights. 1 Renewing/replacing plastic
details to be stated. m2 to be enumerated, the number items in their entirety, e.g. roof
Definition: repairs 2 Overhauling of windows,
of components is to be stated. coverings, windows, doors
to plastic windows, rooflights, doors, etc.
(including frames), rooflights,
rooflights, doors, C2 The length of linear
3 Repairs to rooflights, doors, etc. etc. (included in group
cladding, etc. components measured
element 2 or sub-element
is their extreme length, 4 Sundry items.
7.1.1, as appropriate).
C3 The area measured is the out by a subcontractor, the
surface area of the repair. subcontractor’s preliminaries,
C4 Work arising out of party overheads and profit, with
wall awards/agreements is to allowance for these to be
be described and identified made within unit rate applied
separately. to element or component.
308
Group element 8: External works

8.1 Site preparation works
8.2 Roads, paths, pavings and surfacings
8.3 Soft landscaping, planting and irrigation systems
8.4 Fencing, railings and walls
8.5 External fixtures
8.6 External drainage
8.7 External services
8.8 Minor building works and ancillary buildings
Note: works associated with toxic/hazardous/contaminated material removal,

major demolition works, specialist groundworks, temporary diversion works
and extraordinary site investigation works are included in group element 0.
309
Element 8.1: Site preparation works

Measurement rules
for components
8.1.1 Site clearance. 1 Clearing m2 C1 Where components are 1 Clearing existing site vegetation 1 Removal of toxic or hazardous
vegetation: details to be enumerated, the number (e.g. shrubs and undergrowth), materials, e.g. asbestos (included
Definition:
to be stated. of components is to be stated. including disposing of arisings. in sub-element 0.1.1).
preparatory
work required to 2 Taking down trees: nr C2 Where components are to 2 Taking down trees, including 2 Major demolition works
clear existing site details to be stated. be itemised, the key attributes grubbing up tree stumps and (included in sub-element 0.2.1).
vegetation, trees, comprising the component roots and disposing of arisings. 3 Contaminated ground
3 Removing tree
etc., including are to be identified, described material removal (included
stumps and roots: 3 Preservation of protected trees.
the application and enumerated within the in sub-element 0.1.2).
of herbicides over description of the component. 4 Minor demolition works
4 Contaminated ground
the site before 4 Tree protection: item (e.g. outbuildings, etc.).
C3 The area measured is the material treatment (included
commencement of details to be stated. surface area to which the 5 Applying herbicides in sub-element 0.1.2).
excavation works.
5 Minor demolition item/ work applies. before commencement 5 Eradication of Japanese
works: details to nr of excavation works. knotweed, giant hogweed or
be stated. other invasive plant species
components are to be described 6 Sundry items.
6 Applying m2 and identified separately. (included in sub-element 0.1.3).
herbicides: details Such components are to be 7 Where works are to be carried
6 General site contouring and
to be stated. measured by area (m2) or linear out by a subcontractor, the
adjusting levels (included in
measurement (m), or enumerated subcontractor’s preliminaries,
sub-element 8.1.2).
(nr) separately in accordance with design fees, risk allowance,
the rules of measurement for this overheads and profit, with
sub-element. allowance for these to be
C5 Work outside the curtilage of to element or component.
the site is to be described and
310
Measurement rules
for components
8.1.2 Preparatory 1 Forming new m2 C1 Where components are 1 Excavation and earthworks 1 Ground investigation (included
groundworks. site contours and to be enumerated, the number to form new site contours and in group element 11).
adjusting existing of components is to be stated. adjust existing site levels.
Definition: 2 Removing contaminated
site levels: details
preparatory C2 The area measured is the 2 Breaking out (or grubbing ground material (included
to be stated.
earthworks to surface area to which the work up) existing substructures, in sub-element 0.1.2).
form new contours. 2 Breaking applies. ground slabs, strip foundations, 3 Treatment of contaminated
out existing basement retaining walls, etc., ground material (included
substructures: C3 Other cost-significant
including disposal. in sub-element 0.1.2).
details to be stated. components are to be described
and identified separately. 3 Extracting old piles, including 4 Eradication of Japanese
3 Breaking out Such components are to be disposal. knotweed, giant hogweed or
existing hard pavings: measured by area (m2) or linear other invasive plant species
4 Breaking out existing hard
details to be stated. measurement (m), or enumerated (included in sub-element 0.1.3).
pavings, including concrete,
(nr) separately in accordance with
4 Grubbing up old m bituminous bound material, brick, 5 Site dewatering and pumping
the rules of measurement for this
drainage pipelines: block and other hard materials, (included in sub-element 0.4.1).
sub-element.
details to be stated. including disposal. 6 Soil stabilisation measures
C4 Work outside the curtilage of (included in sub-element 0.4.2).
5 Grubbing up old nr 5 Removing existing underground
manholes, etc.: storage tanks, including disposal 7 Ground gas venting measures
details to be stated. and decontamination where not (included in sub-element 0.4.3).
undertaken as facilitating works.
311
Measurement rules
for components
6 Filling disused nr C5 Where the contractor is only 6 Grubbing up redundant foul 8 Temporary diversion of
manholes, etc.: responsible for designing specific and surface water drainage, existing drainage systems,
details to elements and/or components of including manholes, soakaways, existing service installations and
be stated. the building project (i.e. not the catch pits, interceptors, etc., systems, rivers, streams, etc.
entire building project), contractor- including disposal and filling (included in sub-element 0.5.1).
7 Removing existing
designed work is to be described resulting void.
underground 9 Cultivating and final grading
storage tanks, 7 Filling disused maintenance of soil for seeding, turfing or
including disposal: holes, shafts, etc. planting (included in element
details to be stated. 8.3, as appropriate).
8 Sundry items.
10 Excavation and earthworks
9 Where works are to be carried associated with foundations,
out by a subcontractor, the basements, ground slabs
subcontractor’s preliminaries, and beds (included in group
design fees, risk allowance, element 1, as appropriate).
312
Element 8.2: Roads, paths, pavings and surfacings

Measurement rules
for components
8.2.1 Roads, paths 1 Roads: details, m C1 Where components are 1 Excavation and earthworks 1 Temporary roads, paths,
and pavings. including width (m), to be enumerated, the number associated with the construction pavings, hardstandings, etc.
to be stated. of components is to be stated. of roads, paths and pavings. (included in sub-element 9.2.2).
Definition: roads,
paths and pavements, 2 Paths: details, C2 The length of linear components 2 Disposal of excavated material, 2 Special surfacings and pavings
vehicular and including width (m), measured is their extreme length, including tipping charges and for sport and general amenity
pedestrian, including to be stated. over all obstructions. landfill tax (including inert, areas (included in sub-element
car parks and non-hazardous and hazardous 8.2.2).
3 Paved areas, m2 C3 The area measured for paved
protection of material where not to be carried 3 Bollards, including removable
hardstandings, etc.: areas, hardstandings, etc. is
grassed areas, out as facilitating works). and collapsible (included in
details to be stated. the surface area of the paving.
and non-specialist sub-element 8.5.1).
No deduction is made for voids Note: where no contamination/
surfacings and 4 Roundabouts: nr
caused by tree grilles, etc. remediation strategy report 4 Surface water drainage,
pavings used details to be stated.
exists, an allowance is to be including road gullies
for sports and C4 Other cost-significant
5 Road crossings: made within the construction (included in sub-element 8.6.1).
general amenities. components are to be described
details to be stated. risk allowance for the extra cost
and identified separately. 5 Prefabricated channels
6 Steps: details Such components are to be where not formed by using
material.
to be stated. measured by area (m2) or linear paving material (included
measurement (m), or enumerated 3 Disposal of surface water in sub-element 8.6.1).
7 Ramps: details nr/m (nr) separately in accordance and groundwater.
to be stated. with the rules of measurement
4 Preparation of sub-grades,
for this sub-element.
8 Traffic calming nr including applying herbicides,
accessories: details C5 Descriptions should include the levelling, grading, rolling,
to be stated. amount of any PC sum included in sub-grade improvement layers
the unit rates applied to the item. and geotextile membranes.
9 Tree grilles: details
to be stated.
313
Measurement rules
for components
10 Vehicle m C6 Curved work is to be described 5 Sub-bases for roads, paths
protection barriers: and identified separately. and pavings (e.g. granular and
details to be stated. soil cement), including laying,
C7 Work outside the curtilage
levelling, grading and compacting.
11 Bumpers: details of the site is to be described
to be stated. and identified separately. 6 Blinding (e.g. sand, cement
bound sand and lean mix
12 Pavement nr/m C8 Where the contractor is only
concrete).
markings: details responsible for designing specific
to be stated. elements and/or components of 7 In situ concrete for roads, paths
the building project (i.e. not the and pavings, including formwork,
13 Repairs to nr/m/ entire building project), contractor- reinforcement, joints, worked
existing roads, paths m2 designed work is to be described finishes, etc.
and pavings: details and identified separately.
8 Coated macadam and asphalt
to be stated.
for roads, paths and pavings,
including road bases, base
courses and wearing courses,
application of binders, forming
channels, etc.
9 Interlocking bricks and blocks

including sand beds, geotextile
membranes, paving units,
integral kerbs and edgings,
and vibrating pavings.
314
Measurement rules
for components
10 Paving slabs for paths and
pavings, including sand and
mortar beds, separating layers,
geotextile membranes, paving
slabs, shallow channels and low
edgings formed with standard
paving units, movement joints
and dividing strips (e.g. precast
concrete, and natural and
artificial stone slab paving).
11 Frangible smoke outlet
paving panels for basements.
12 Paving slab cycle stands.
13 Brick paving for paths and
pavings, including sand and
mortar beds, separating layers,
geotextile membranes, brick
paving, shallow channels and low
edgings formed with standard
paving units, movement joints
and dividing strips.
14 Sett and cobbled pavings
including sand and mortar beds,
separating layers, geotextile
membranes, brick paving, shallow
channels and low edgings formed
with standard paving units,
movement joints and dividing
strips (e.g. stone setts, concrete
setts and cobbles).
315
Measurement rules
for components
15 Gravel surfacing for roads,
paths and pavings (sealed and
unsealed), including treating
base with weedkiller, geotextile
membranes, sealing surface
with bituminous emulsion, etc.
16 Uncoated stone chip surfacing

including treating base with
weedkiller, binders, etc.
17 Hoggin and woodchip

surfacing for roads, paths and
pavings, including treating base
with weedkiller, binders, etc.
18 Perforated units as protection

for grassed areas (e.g. to form
roads, paths and car parking areas).
19 Kerbs, kerb channels, etc.,

including concrete foundations,
haunchings, kerbs and kerb
accessories (standard and
purpose-made kerbs).
20 Edgings, including concrete

foundations and haunchings
(standard and purpose-made
edgings).
316
Measurement rules
for components
21 Timber edgings and pegs.
22 Road crossings, zebra

crossings and pelican crossings,
including road markings,
beacons, lights, signs, etc. and
final connections to services.
23 Vehicle protection barriers.
24 Vehicle bump rails, etc.
25 Paving accessories, including

cat’s eyes, tree grilles, traffic
calming accessories, etc.
26 Pavement markings, including

paint, thermoplastic and hot
applied markings.
27 Steps, including structure,

finishings, balustrades and
handrails.
28 Ramps, including structure,

finishings, balustrades and
handrails.
29 Repairs to existing roads,

paths and pavings.
30 Sundry items.
317
Measurement rules
for components
8.2.2 Special 1 Surfacings and m2 C1 Where components are 1 Surfacings and pavings 1 Non-specialist surfacings and
surfacings pavings: details to be enumerated, the number designed specifically for sports pavings used for sports and
and pavings. to be stated. of components is to be stated. and general amenities, such as: general amenities (included
Definition: C2 The length of linear components • sheet and liquid applied
surfacings and measured is their extreme length, surfacings (e.g. synthetic 2 Natural grass surfaces
pavings specifically over all obstructions. rubber, granulated rubber, used for sports (included
for outdoor sporting plastic and fibre) in sub-element 8.3.1).
C3 The area measured for surfacings
activities and 3 Indoor surfaces used for sports
and pavings is the surface area of the • synthetic tufted surfacings
general amenities. (included in sub-element 3.2.1).
surfacing or paving. for ski slopes
• proprietary coloured no- 4 Surface water drainage that
fines concrete and clay/shale is not an integral part of the
surfacings and pavings. surfacing or paving system
(included in sub-elements
Such components are to be 2 Excavation and earthworks
measured by area (m2) or linear associated with the construction
measurement (m), or enumerated of surfacings and pavings for
(nr) separately in accordance sporting activities and general
with the rules of measurement amenities.
318
Measurement rules
for components
C5 Descriptions should include the 3 Disposal of excavated material,
amount of any PC sum included in including tipping charges and
the unit rates applied to the item. landfill tax (including inert,
non-hazardous and hazardous
C6 Work outside the curtilage of
risk allowance for the extra
cost of disposing of
contaminated material.
4 Disposal of surface water
and groundwater.
5 Preparation of subgrades,
including applying herbicides,
levelling, grading, rolling,
sub-grade improvement layers
and geotextile membranes, etc.
6 Sub-bases for surfacings and

pavings, including laying, levelling,
grading and compacting.
7 Accessories for surfacings

and pavings.
319
Measurement rules
for components
8 Markings for surfacings
and pavings.
9 Sundry items.

320
Element 8.3: Soft landscaping,

planting and irrigation systems
Note: where testing and commissioning is required to be measured under
sub-element 8.3.3, the terms should include the following works:
1 Testing includes:
(1) water tests
(2) water required for testing.

(3) fuels required for testing and commissioning.
3 Setting all installations to work after completion of commissioning.
321
Measurement rules
for components
8.3.1 Seeding 1 Grassed areas: m2 C1 Where components are 1 Applying herbicides. 1 Excavation and earthworks
and turfing. details to be stated. to be enumerated, the number to form new site contours
2 Topsoil, including transporting
of components is to be stated. and adjust existing site levels
Definition: preparing 2 Reinforced grass from stockpiles or importing
soil and seeding or proprietary systems: C2 The length of linear components and spreading.
turfing to form lawns, measured is their extreme length, 2 Grass block pavings (included
3 Cultivating topsoil, including in sub-element 8.2.1).
parklands and other over all obstructions.
3 Marking out of nr removing stones and weeds.
general grassed areas.
grass sports pitches: C3 The area measured for grassed
4 Fine grading of topsoil.
details to be stated. areas is the surface area of the
area to be grassed, measured 5 Providing, spreading and
4 Work to existing m2 over all obstructions. Areas of working in manure, compost,
grassed areas: roads, paths, pavings, ponds, mulch, fertiliser, soil ameliorants,
details to be stated. etc. to be deducted. etc.
5 Maintenance C4 Other cost-significant 6 Light mesh reinforcement.
of grassed areas: components are to be described
details, including and identified separately. 7 Seeding, including hydraulic
time period (weeks) Such components are to be seeding.
to be stated. measured by area (m2) or linear
8 Turfing.
(nr) separately in accordance with 9 Reinforced grass proprietary
the rules of measurement for this systems, including sub-base,
sub-element. topsoil, reinforced root zone,
seeding or turfing.
amount of any PC sum included in 10 Seeding and turfing for
the unit rates applied to the item. retaining structures.
11 Initial grass cutting.
322
Measurement rules
for components
C6 Work outside the curtilage of 12 Initial marking out of grass
the site is to be described and sports pitches (e.g. football,
identified separately. rugby and cricket).
C7 Where the contractor is only 13 Watering, before end of defects

responsible for designing specific liability period, period for rectifying
defects or maintenance period.
the building project (i.e. not the 14 Replacement seeding
entire building project), contractor- and turfing.
15 Maintenance work specified
to be executed during the
defects liability period, period for
rectifying defects or maintenance
period (distinct from making
good defects), including mowing
and fertilising.
16 Work to existing grassed

areas, including scarifying,
forking, fertilising, applying
weedkiller, local reseeding
or re-turfing, etc.
17 Sundry items.

323
Measurement rules
for components
8.3.2 External 1 Planting bulbs, m2 C1 Where components are 1 Applying herbicides. 1 Clearing existing site vegetation
planting. corms and tubers: to be enumerated, the number (e.g. shrubs and undergrowth),
2 Topsoil, including transporting
details to be stated. of components is to be stated. including disposing of arisings
Definition: preparing from stockpiles or importing and
soil and planting 2 Planting reed C2 The length of linear components spreading.
bulbs, corms, tubers, beds: details to measured is their extreme length, 2 Taking down trees, including
3 Cultivating topsoil, including grubbing up tree stumps and
herbaceous plants, be stated. over all obstructions.
removing stones and weeds. roots, and disposing of arisings
trees, hedges, shrubs
3 Planting hedges: m C3 The area measured is the (included in sub-element 8.1.1).
and reed beds. 4 Fine grading of topsoil.
details to be stated. surface area of external planting,
3 General site contouring and
measured over all obstructions. 5 Forming raised and sunken
4 Planting trees: nr adjusting levels (included in
Areas of roads, paths, pavings, beds, borders, etc.
details to be stated. sub-element 8.1.2).
ponds, etc. to be deducted.
6 Providing, spreading and working 4 Internal planting (included
5 Planting woodland: m2 C4 Other cost-significant in manure, compost, mulch, in sub-element 4.1.7).
details to be stated. components are to be described fertiliser, soil ameliorants, etc.
and identified separately. 5 Tree grilles (included in
6 Tree surgery, nr
Such components are to be 7 Overlays, including mulch sub-element 8.2.1).
thinning and pruning:
measured by area (m2) or linear matting, gravel, bark or other
details to be stated. 6 Seeding and turfing (included
measurement (m), or enumerated materials.
7 Maintenance work m2 (nr) separately in accordance
to plants, shrubs 8 Planting bulbs, corms, 7 Green roofs and roof gardens
with the rules of measurement
and planting beds: tubers, etc. (included in sub-element 2.3.2).
details, including 9 Planting container-grown plants. 8 Planting for green roofs/roof
time period (weeks), C5 Descriptions should include the
gardens (included in sub-element
to be stated. amount of any PC sum included in 10 Planting to retaining
2.3.2).
the unit rates applied to the item. structures.
11 Planting shrubs and hedges.
12 Fence support for hedges.
324
Measurement rules
for components
8 Maintenance work nr C6 Work outside the curtilage of 13 Planting trees, including nursery
to trees: details, the site is to be described and stock and semi-mature trees.
including number of identified separately.
14 Excavating and backfilling
occasions and time
C7 Where the contractor is only tree pits.
period (weeks), to
be stated. 15 External prefabricated plant/
tree containers.
9 Maintenance work m the building project (i.e. not the
to hedges: details, entire building project), contractor- 16 Support wires for climbers;
including time designed work is to be described tree stakes; tree guards; wrapping;
period (weeks), and identified separately. labelling; and other protection for
to be stated. trees, shrubs and plants.
17 Planting reed beds, etc.
18 Planting woodland.
19 Tree surgery, thinning

and pruning.
20 Applying anti-desiccants.
21 Watering before end of defects

liability period, period for rectifying
defects or maintenance period.
22 Protecting newly planted areas

with temporary fencing, boards,
tarpaulins, etc.
325
Measurement rules
for components
23 Maintenance work specified
to be executed during the
defects liability period, period for
rectifying defects or maintenance
period (distinct from making
good defects), including
weeding and pruning.
24 Replacement planting.
25 Sundry items.
8.3.3 Irrigation 1 Irrigation systems: m2 C1 The area measured for irrigation 1 Pipelines, including pipeline 1 Mains water supply (included
systems. details to be stated. systems is the surface area of land fittings and ancillaries. in sub-element 8.7.1).
serviced by the system. 2 Storage tanks and vessels.
Definition: piped 2 Testing of % 2 General-purpose power
water supply systems installations. C2 Other cost-significant 3 Chemical storage vessels. installations for external plant
for planted areas, components are to be described and equipment (included in
3 Commissioning 4 Chemical dosing equipment.
providing a water and identified separately. Such sub-element 8.7.4).
of installations. 5 Nutrient treatment and
supply for growing components are to be measured 3 Builder’s work in connection
equipment.
purposes. by area (m2) or linear measurement with external services (included
(m), or enumerated (nr) separately 6 Outlet pipes and nozzles. in sub-element 8.7.11).
measurement for this sub-element.
326
Measurement rules
for components
C3 Work outside the curtilage 7 Painting, anti-corrosion
of the site is to be described treatments and coating
and identified separately. systems to storage tanks
and vessels, pipelines, etc.
responsible for designing specific 8 Builder’s work in connection
elements and/or components of with land drainage.
9 Sundry items.
designed work is to be described 10 Testing and commissioning.
C5 The percentage additions for out by a subcontractor, the
testing and commissioning are to subcontractor’s preliminaries,
be applied to the total cost of the design fees, risk allowance,
items comprising the sub-element. overheads and profit, with
commissioning.
327
Element 8.4: Fencing, railings and walls

Measurement rules
for components
8.4.1 Fencing and 1 Fencing: details, m C1 Where components are to 1 Timber, metal and concrete 1 Balustrades and handrails
railings. including height (m), be enumerated, the number fencing systems, including all for external steps (included
to be stated. of components is to be stated. system components. in sub-element 8.2.1).
Definition: fencing
and railings, etc. to 2 Railings: details, C2 The length of linear components 2 Railings. 2 Balustrades and handrails
prevent access to including height (m), measured is their extreme length, for external ramps (included
3 Noise/light screening, including in sub-element 8.2.1).
or from an area, or to be stated. over all obstructions.
systems applied to fencing.
to provide light or 3 Hedges (included in
3 Gates: details nr C3 Other cost-significant
noise screening, with 4 Gates and gate posts associated sub-element 8.3.2).
to be stated. components are to be described
associated gates. with fencing, and railings.
and identified separately. 4 Masonry walls and screens
Such components are to be 5 Security gates and gate posts (included in sub-element 8.4.2).
measured by area (m2) or linear associated with fencing and 5 Masonry walls and screens
measurement (m), or enumerated railings, including mechanical with timber infill panels (included
(nr) separately in accordance and electrical operating in sub-element 8.4.2).
with the rules of measurement equipment, guide rails, etc.
for this sub-element. 6 Retaining walls (included in
6 Ironmongery for gates. sub-element 8.4.3).
7 Fencing to provide light or 7 General-purpose LV power
noise screening, including installations for security gates
systems attached to fencing. (included in sub-element 8.7.4).
and identified separately. 8 Excavating, concreting and
backfilling holes for posts, etc.
the site is to be described and 9 Fixing railings to concrete
identified separately. and masonry.
328
Measurement rules
for components
C7 Where the contractor is only 10 Painting, coating and
responsible for designing specific preservative treatments.
11 Sundry items.
8.4.2 Walls and 1 Walls: details, m C1 Where components are 1 Masonry walls and screens 1 Retaining walls (included in
screens. including height to be enumerated, the number (e.g. brickwork, blockwork and sub-element 8.4.3).
(m), to be stated. of components is to be stated. stonework), including foundations,
Definition: non- 2 General-purpose LV power
reinforcement and design joints.
retaining walls and C2 The length of linear components installations for security gates
2 Screens: details,
screens, etc. to measured is their extreme length, 2 Masonry walls and screens (included in sub-element 8.7.4).
including height (m),
prevent access to to be stated. over all obstructions. with timber infill panels, including
or from an area, or foundations.
to provide light or 3 Gates: details nr
components are to be described 3 Trench and pit excavations.
noise screening, with to be stated.
associated gates. 4 Disposal of excavated material,
landfill tax (including inert,
(m), or enumerated (nr) separately
329
Measurement rules
for components
C4 Descriptions should include the Note: where no contamination/
amount of any PC sum included in remediation strategy report exists,
the unit rates applied to the item. an allowance is to be made within
the construction risk allowance for
the extra cost of disposing
of contaminated material.
and groundwater.
elements and/or components of 6 Consolidating and compacting
the building project (i.e. not the formation level to receive
entire building project), contractor- foundations.
7 Blinding.
8 Piers, including reinforcement.
9 Pier caps.
10 Copings, etc.
11 Gates and gate posts

associated with walls and screens.
12 Security gates and gate

posts associated with walls and
screens, including mechanical
and electrical operating
equipment, guide rails, etc.
13 Ironmongery for gates.
330
Measurement rules
for components
14 Sundry items.

8.4.3 Retaining walls. 1 Retaining walls: m C1 Where components are to 1 Concrete retaining walls, 1 Retaining walls that form an
details, including be enumerated, the number of including reinforcement, integral part of the building
Definition: retaining
height (m) above components is to be stated. formwork and design joints. (included in sub-elements
walls which are not
ground, to be 1.1.5, as appropriate).
an integral part of the C2 The length of linear components 2 Fixings cast into or fixed to
stated.
building. measured is their extreme length, concrete retaining walls to retain 2 Soft landscape work associated
over all obstructions. masonry walls (e.g. brickwork, with retaining structures,
blockwork and stonework) including provision of topsoil,
C3 Other cost-significant preparation of topsoil, seeding
facing wall.
components are to be described or turfing, and planting (included
and identified separately. 3 Masonry facing walls to in sub-elements 8.3.1 and 8.3.2,
Such components are to be concrete retaining walls as appropriate).
measured by area (m2) or linear (e.g. brickwork, blockwork
measurement (m), or enumerated and stonework), including
(nr) separately in accordance reinforcement and design joints.
with the rules of measurement
4 Masonry retaining walls
(e.g. brickwork, blockwork
and stonework) including
reinforcement and design joints.
331
Measurement rules
for components
C4 Descriptions should include the 5 Crib walls, including timber
amount of any PC sum included in (including preservative treatment)
the unit rates applied to the item. and precast concrete headers
and stretchers, and combined
units; and sand and gravel filling.
identified separately. 6 Gabions, including steel mesh
cages/mattresses and wiring
together, graded stone filling
and filter membranes.
the building project (i.e. not the 7 Reinforced earth, including
entire building project), contractor- reinforcement layers (e.g. steel,
designed work is to be described polymeric and geotextile),
and identified separately. selected fill material, anchors
and soil nails, mesh to support
soft landscape facing, concrete,
timber facing, etc.
8 Other types of retaining

structure.
9 Piles associated with external

retaining walls (individual,
continuous and steel sheet),
including piling mats and platforms
(installing and removing), piling
rigs, cutting off excess lengths of
piles or steel sheet piles, cutting
out concrete to tops of piles
and preparing pile heads and
reinforcement, and pile tests.
332
Measurement rules
for components
10 Trench and pit excavations,
including earthwork support
(including insertion and extraction
of steel sheet piling if used).
11 Excavating below
groundwater level.
12 Disposal of excavated material,

landfill tax (including inert,

material.

and groundwater.

formation level to receive
foundations.
15 Blinding.
333
Measurement rules
for components
16 Weep holes.
17 Land drainage forming an

integral part of the retaining wall.
18 Copings, etc.
19 Sundry items.

8.4.4 Barriers 1 Vehicle restraint m C1 Where components are to 1 Vehicle restraint systems, 1 Vehicle protection barriers
and guardrails. systems: details be enumerated, the number of including parapets. (included in sub-element 8.2.1).
to be stated. components is to be stated.
Definition: 2 Pedestrian restraint systems, 2 Vehicle bump rails, etc.
external vehicle and 2 Pedestrian C2 The length of linear components including parapets. (included in sub-element 8.2.1).
pedestrian barriers restraint systems: measured is their extreme length,
3 Vehicle and pedestrian control
and guardrail systems details to be stated. over all obstructions.
barriers and gates not associated
with associated gates.
3 Vehicle and nr with fencing.
pedestrian control
4 Excavating, disposal of
barriers and gates:
excavated material, concreting
and backfilling holes for posts, etc.
334
Measurement rules
for components
C3 Other cost-significant 5 Fixing barriers and guardrails
components are to be described to concrete and masonry.
6 Painting, coatings, etc.
by area (m2) or linear measurement 7 Sundry items associated
(m), or enumerated (nr) separately with the provision of barriers
in accordance with the rules of and guardrails.
C4 Work outside the curtilage out by a subcontractor, the
of the site is to be described subcontractor’s preliminaries,
and identified separately. design fees, risk allowance,
335
Element 8.5: External fixtures

Measurement rules
for components
8.5.1 Site/street 1 Site/street nr C1 Where components are 1 Gates, where not part of 1 Road crossings, including
furniture and furniture and to be enumerated, the number fencing, railings, walls, screens, associated warning signs
equipment. equipment: details of components is to be stated. barriers or guardrails. (included in sub-element 8.2.1).
to be stated.
Definition: furniture C2 Work outside the curtilage 2 Turnstiles. 2 Cycle stands that are an integral
and equipment of the site is to be described part of pavings (included in sub-
3 Bollards, including removable element 8.2.1).
designed for use and identified separately.
and collapsible.
externally, excluding 3 Tree grilles (included in sub-
items provided by a 4 Seats, benches and tables. element 8.2.1).
statutory undertaker.
elements and/or components of 5 Litter bins, grit bins and dustbins 4 External prefabricated plant/
the building project (i.e. not the (including continental bins). tree containers (included in sub-
entire building project), contractor- element 8.3.2).
designed work is to be described 6 Poster display units and
5 Gates where an integral part of
and identified separately. notice boards.
fencing, railings, walls, screens,
7 Cycle stands. barriers or guardrails (included in
8 Directional signs, including
reflective traffic signs. 6 Items that are the responsibility
of a statutory undertaker (e.g.
9 Flagpoles. street lighting, bus stops and
shelters, telephone boxes/booths,
10 Sports and playground
post boxes and road signs).
equipment, including safety mats.
7 Illuminated traffic signs
11 Other furniture and (included in sub-element 8.7.9).
equipment to be used externally.
8 External illumination/lighting
12 Minor footbridges. systems (included in sub-element
8.7.9).
336
Measurement rules
for components
13 Clothes drying fittings.
14 Bus stops, bus shelters,

telephone boxes/booths, post
boxes and road signs where not
the responsibility of a statutory
undertaker.
15 Sculptures and other works

of art external to the building
envelope.
16 Site/street furniture
and equipment that act as
transformation devices
(i.e. generate energy).
17 Other site/street furniture

and equipment.
18 All builder’s work in

connection with installing site/
street furniture and equipment,
including excavating, disposal of
excavated material, concreting
and backfilling holes for posts,
etc., fixing devices, and fixing
furniture and equipment in place.
19 Painting, coating and

preservative treatments.
337
Measurement rules
for components
20 Sundry items.

8.5.2 Ornamental 1 Water features: nr C1 Where components are 1 Water features, etc. 1 Drainage installations (included
features. details to be stated. to be enumerated, the number in sub-element 8.6.1).
Definition: 2 Other features: with installing water features, etc. 2 Mains water and power supply
ornamental water details to be stated. C2 Work outside the curtilage (included in sub-elements 8.7.1,
3 Sundry items. 8.7.2 or 8.7.3, as appropriate).
features, etc. of the site is to be described
and identified separately. 4 Where works are to be carried 3 Testing and commissioning
out by a subcontractor, the of external services (included
subcontractor’s preliminaries, in sub-element 8.7.11).
338
Element 8.6: External drainage

Note: where testing and commissioning is required to be measured under element 8.6,
the terms should include the following works:
1 Testing includes:
(1) air tests
(2) water tests
(3) dyes required for testing.

(2) temporary operation of drainage to employer’s requirements.
3 Setting all drainage installations to work after completion of commissioning.
339
Measurement rules
for components
8.6.1 Surface water 1 Connections nr C1 Where components are 1 Connection to statutory 1 Aboveground soil stacks,
and foul water to statutory to be enumerated, the number undertaker’s sewer or sewers. waste pipes, etc. (included
drainage. undertaker’s sewers: of components is to be stated. in sub-element 5.3.1).
2 Trenches for pipework,
Definition: foul water C2 The length of linear components including excavation, earthwork 2 Groundwater pressure relief
and surface water 2 Drainage runs m measured is their extreme length, support, backfilling and disposal drains for basement retaining
drainage systems, below ground: over all branches, fittings, etc. of surplus material. walls connected to the drainage
below ground and details, including system, i.e. fin drains, filter drains
C3 Other cost-significant 3 Pipeline and pipeline fittings. and blanket drains (included in
above ground, from depth of trench (m)
components are to be described element 1.1).
the first manhole and nominal size 4 Granular beds and surrounds,
beyond the enclosing of pipe (mm), to concrete beds, cradles, 3 Sustainable urban drainage
walls of the building, be stated. haunchings and surrounds, (SUD) schemes (included in
the sewer connection and foamed concrete backfill. sub-element 8.6.2).
3 Drainage runs (m), or enumerated (nr) separately.
or other outfall
above ground: 5 Supports for aboveground 4 External on-site waste water
(e.g. on-site sewage C4 Work outside the curtilage
details, including drainage, including earth or sewage treatment facilities
treatment facility). of the site is to be described
height above embankments. (included in sub-element 8.6.2).
ground (m) and 5 Laboratory/industrial
6 Connections to manholes, etc.
nominal size of pipe C5 Where the contractor is only waste drainage (included
(mm), to be stated. responsible for designing specific 7 Connections to aboveground in sub-element 8.6.3).
elements and/or components of soil stacks, sanitary appliances
4 Prefabricated the building project (i.e. not the and wastes.
channels: details, entire building project), contractor-
including nominal designed work is to be described 8 Connections to ancillary
size (mm), to and identified separately. equipment and systems
be stated. (e.g. pumping stations and
sewage treatment vessels).
5 Manholes, etc.: nr
details, including 9 Gullies and gratings, including
depth (m), to be road gullies and gratings.
stated.
340
Measurement rules
for components
6 Alterations to nr C6 The percentage additions for 10 Rodding and access points.
existing external testing and commissioning are to
11 Prefabricated channels (i.e.
drainage systems: be applied to the total cost of the
in roads, paths and pavements).
details to be stated. items comprising the sub-element.
A single combined percentage 12 Interceptor traps and fresh air
7 Work to existing
addition can be applied to cover inlets, and air release and wash
manholes, etc.:
the costs of both testing and out valves for pressure pipelines.
commissioning.
8 Clearing existing nr/m 13 Inspection chambers,
drains: details to manholes and catch pits,
be stated including channel benching, step
irons, access covers and other
9 Sealing redundant
accessories.
drains: details to
be stated. 14 Soakaways.
10 Filling disused nr 15 Retention/storage tanks
manholes, etc.: and vessels.
16 Cesspools and septic tanks.
11 Testing of % 17 Petrol interceptor units.

installations.
18 Packaged pumping stations.
12 Commissioning
of installations. 19 Outfalls/outlet headwalls.
20 Connections to sewers where

not statutory undertaker’s sewers.
21 Connections to ancillary
drainage systems.
341
Measurement rules
for components
for aboveground drainage.
with external surface water and
foul water drainage.
24 Alterations to existing external
drainage systems.
25 Work to existing manholes, etc.
26 Clearing existing drains.
27 Sealing redundant drains,
including filling entire length of
drain with foam concrete, etc.
28 Filling disused manholes.
29 Testing and commissioning of
external surface water and foul
water drainage.
30 Sundry items.
342
Measurement rules
for components
8.6.2 Ancillary 1 Pumping stations: nr C1 Where components are 1 Pumping stations. 1 Packaged pumping stations
drainage systems. details to be stated. to be enumerated, the number (included in sub-element 8.6.1).
2 Ejector stations.
Definition: systems 2 Ejector stations: 2 General-purpose LV power
3 Storage/retention tanks installations for ancillary
with a storage tank details to be stated. C2 The length of linear components
and vessels (e.g. concrete and drainage systems, including
or vessel for the measured is their extreme length,
3 Storage/retention proprietary), including supports, cables, excavating and backfilling
reception of foul over all obstructions.
tanks and vessels: forming protective bunds, etc. trenches, etc. (included in
water and sewage
details to be stated. C3 The area measured for sub-element 8.7.4).
at one level, for 4 Sewage treatment systems,
sustainable urban drainage
transfer by pump including receivers or storage 3 Connections from drainage
4 Sewage treatment schemes is the surface area of
to drains or sewers vessels and treatment vessels pipeline to system (included
systems: details to land served by the scheme.
at a higher level; (e.g. concrete and proprietary), in sub-element 8.6.1).
be stated.
sewage treatment C4 Other cost-significant control components and
systems to meet components are to be described monitoring equipment.
5 Enzyme systems: and other control systems
local special needs and identified separately.
where it is necessary 5 Enzyme systems.
to treat human or 6 Sustainable urban m2 measured by area (m2) or linear 6 Sustainable urban drainage
animal sewage to drainage schemes: measurement (m), or enumerated schemes (SUDs).
render it safe for details to be stated. (nr) separately in accordance with
discharge into the the rules of measurement for this 7 Control components located
statutory undertaker’s 7 Testing of % sub-element. externally.
drainage system; and installations.
C5 Work outside the curtilage of 8 Monitoring equipment located
sustainable urban
8 Commissioning the site is to be described and externally.
drainage schemes.
of installations. identified separately.
for ancillary drainage equipment
and systems.
343
Measurement rules
for components
responsible for designing specific with the provision of ancillary
elements and/or components of drainage equipment and systems.
11 Sundry items associated with
entire building project), contractor- the provision of ancillary drainage
designed work is to be described equipment and systems.
8.6.3 External 1 Drainage runs m C1 Where components are 1 Trenches for pipework, 1 Laboratory and industrial
chemical, toxic and below ground: to be enumerated, the number including excavation, earthwork liquid waste drainage from the
industrial liquid waste details, including of components is to be stated. support, backfilling and disposal external face of the external wall
drainage. depth of trench (m) of surplus material. of the building to the appliance
and nominal size C2 The length of linear
or equipment (included in sub-
Definition: of pipe (mm), to components measured is 2 Pipework and pipework fittings.
element 5.3.2).
laboratory/industrial be stated. their extreme length, over
3 Granular beds and surrounds, 2 Testing and commissioning of
waste drainage, from all branches, fittings, etc.
concrete beds, cradles, external laboratory and industrial
the external face of 2 Drainage runs m
above ground: haunchings and surrounds, liquid waste drainage (included
the external wall to
details, including and foamed concrete backfill. in sub-element 8.6.3).
the point of disposal.
height above
4 Supports for aboveground
ground (m) and
drainage, including earth
nominal size of pipe
embankments.
(mm), to be stated.
344
Measurement rules
for components
3 Equipment and nr C3 Other cost-significant 5 Connections, tanks, etc.
plant: details to components are to be described
6 Storage tanks and vessels.
be stated. and identified separately. Such
components are to be measured 7 Settlement tanks.
4 Testing of %
by area (m2) or linear measurement 8 Effluent treatment plant.
installations. (m), or enumerated (nr) separately
9 Dosing equipment.
5 Commissioning
measurement for this sub-element. 10 Sterilisation equipment.
of installations.
C4 Descriptions should include the 11 Connections to equipment.
amount of any PC sum included in 12 Control components located
the unit rates applied to the item. externally.
C5 Work outside the curtilage of 13 Monitoring equipment located

the site is to be described and externally.
identified separately. 14 Painting, anti-corrosion
for drainage pipelines.
elements and/or components of 15 Builder’s work in connection
the building project (i.e. not the with external laboratory and
entire building project), contractor- industrial liquid waste drainage.
345
Measurement rules
for components
8.6.4 Land drainage. 1 Drainage runs m C1 Where components are to 1 Filter drains, with or without 1 Groundwater pressure relief
below ground: be enumerated, the number of pipes. drains for basement retaining
Definition:
details, including components is to be stated. 2 Fin drains, with or without walls connected from the main
disposal systems
depth of trench (m) pipes. underground drainage systems
for the drainage of C2 The length of linear components
and nominal size to the point of disposal (included
waterlogged ground. measured is their extreme length, 3 Mole drains.
of pipe (mm), to in element 1.1).
over all branches, fittings, etc. 4 Trenchless drains.
be stated.
2 Testing and commissioning
2 Manholes, etc.: nr C3 The area measured for drainage 5 Pipe drains, including fittings. of land drainage (included in
details, including blankets is the surface area of land 6 Drainage blankets (e.g. sub-element 8.6.4).
depth (m), to be serviced by the blanket. comprising layer of aggregate,
stated. porous pipes and upper/lower
C4 The area measured for land
geotextile pipes).
3 Drainage blankets: m2 drainage for parklands is the
surface area of parkland. 7 Trenches for pipework,
including excavation, earthwork
C5 Other cost-significant support, backfilling and disposal
4 Land drainage for ha
components are to be described of surplus material.
parkland: details,
including centres 8 Pipework and pipework fittings
of main runs (m) (to point of disposal).
measured by area (m2) or linear
and laterals (m), measurement (m), or enumerated 9 Granular fill and surrounds.
to be stated. (nr) separately in accordance with
10 Geotextile filters and trench
5 Testing of % linings.
sub-element.
installations. 11 Silt traps, silt trap, manholes,
C6 Descriptions should include the etc.
6 Commissioning amount of any PC sum included in
of installations. the unit rates applied to the item. 12 Soakaways.
13 Storage tanks and vessels.
the site is to be described and 14 Outfalls/outlet headwalls.
identified separately. 15 Builder’s work in connection
with land drainage.
346
Measurement rules
for components
C8 Where the contractor is only 16 Clearing existing ditches,
responsible for designing specific channels, etc.
17 Sundry items.
entire building project), contractor- 18 Testing and commissioning.
designed work is to be described 19 Where works are to be carried
C9 The percentage additions for subcontractor’s preliminaries,
testing and commissioning are to design fees, risk allowance,
be applied to the total cost of the overheads and profit, with
items comprising the sub-element. allowance for these to be
A single combined percentage made within unit rate applied
addition can be applied to cover to element or component.
commissioning.
347
Element 8.7: External services

Note: where testing and commissioning is required to be measured under element 8.7,
the terms should include the following works:
1 Testing includes:
(2) calibration
(3) site installation tests
(6) fuels required for testing.

(3) fuels required for commissioning.
3 Setting all mechanical and electrical services and installations to work after
completion of commissioning (initial operation).
348
Measurement rules
for components
8.7.1 Water mains 1 Connections nr C1 Where components are 1 Connections to statutory 1 Piped water supply systems
supply. to statutory to be enumerated, the number undertaker’s water main. from point of entry into building
undertaker’s of components is to be stated. to appliances and equipment
Definition: piped 2 Water main from statutory
water main: within the building (included
water supply systems C2 For connections to external undertaker’s main to water
details to be stated. in sub-element 5.4.1).
bringing water from plant and equipment, the number meter, including pipelines and
statutory undertaker’s 2 Connections to of draw-off points is to be stated. pipeline fittings, excavating and 2 Piped water supply systems to
water main to point external plant and backfilling trenches, ground distribute cold water from point
of entry into building, equipment: details anchor blocks, etc. of storage to user points within
including distribution to be stated. the building (included in
over all branches, fittings, etc. 3 Connections to external plant
to external user sub-element 5.4.2).
3 Service runs: m and equipment.
points (e.g. to external C4 Other cost-significant
details to be stated. 3 Rainwater harvesting systems
plant and equipment) components are to be described 4 Mains water supply and
internal to the building (included
and fire hydrants. and identified separately. Such distribution of water supply
4 Rainwater nr in sub-element 5.4.2).
components are to be measured to external plant and equipment,
harvesting systems:
by area (m2) or linear measurement including pipelines and pipeline 4 Grey water systems internal
details, including the
(m), or enumerated (nr) separately fittings, excavating and backfilling to the building (included in
number of collection
in accordance with the rules of trenches, ground anchor blocks, sub-element 5.4.2).
points (nr), to be
measurement for this sub-element. etc.
stated. 5 Irrigation (included in
5 Grey water C5 Descriptions should include the 5 Water meters, where not sub-element 8.8.3).
systems: details, amount of any PC sum included in provided by the statutory
including the the unit rates applied to the item. undertaker, including
with external services (included
number of collection chambers and enclosures.
C6 Work outside the curtilage of in sub-element 8.7.11).
points (nr), to be
the site is to be described and 6 Fire hydrants.
stated.
7 Trace heating.
6 Testing of %
installations. 8 Thermal insulation.
7 Commissioning 9 Constructing stop valve
of installations. surface boxes.
349
Measurement rules
for components
C7 Where the contractor is only 10 Rainwater harvesting systems
responsible for designing specific external to the building, including
elements and/or components of collection pipelines.
11 Grey water systems external
to the building, including
collection pipelines.
12 Sundry items.
testing and commissioning are to 13 Testing and commissioning.
items comprising the sub-element. 14 Where works are to be carried
A single combined percentage out by a subcontractor, the
addition can be applied to cover subcontractor’s preliminaries,
the costs of both testing and design fees, risk allowance,
commissioning. overheads and profit, with
350
Measurement rules
for components
8.7.2 Electricity mains 1 Connections nr C1 Where components are 1 Connections to statutory 1 LV distribution from, and
supply. to statutory to be enumerated, the number undertaker’s electricity main. including, main switchgear panel
undertaker’s of components is to be stated. to area distribution boards
Definition: the 2 Distribution of HV electricity
electricity main: C2 The length of linear components to on-site transformer, including and/or sub-distribution boards
distribution of
details to be stated. measured is their extreme length, cables, excavating and backfilling (included in sub-element 5.8.1).
high voltage (HV)
over all obstructions. trenches, etc.
electricity from 2 Service runs: m 2 Protective compounds
statutory undertaker’s C3 Other cost-significant 3 Transformer substations, connected with transformer
supply to an on-site components are to be described including packaged substations. substations, etc. (included
3 Transformer nr and identified separately. Such
transformer station; 4 Distribution of LV electricity in sub-element 8.7.11).
the distribution of LV substations: details to main switchgear panel within
by area (m2) or linear measurement 3 Electric generation installations
electricity from the to be stated. the building, excavating and
(m), or enumerated (nr) separately within the building (included in
on-site transformer backfilling trenches, etc.
in accordance with the rules of sub-element 5.8.5).
(or other supply 4 External electricity 5 Constructing draw pits,
intake) to the main generation including access covers. 4 Fuel storage and distribution
installation/plant: C4 Work outside the curtilage of
switchgear panel in connection with external
the site is to be described and 6 Marker tape, cover tiles and
within the building; details to be stated. electricity generation plant
identified separately. other special protection for
and external electrical cables. (included in sub-element 8.7.7).
installations for C5 Where the contractor is only
responsible for designing specific 7 External electricity generation 5 Building management systems
providing electricity,
elements and/or components of plant, including emergency or and other control systems
including emergency
the building project (i.e. not the standby generation plant. (included in sub-element 5.12.3).
or standby generation
entire building project), contractor- 8 Sundry items.
plant.
and identified separately. 9 Testing and commissioning. with external services (included
C6 The percentage additions for 10 Where works are to be carried in sub-element 8.7.11).
351
Measurement rules
for components
8.7.3 External 1 Wind turbines: nr C1 Where components are 1 Wind turbines, where external 1 Wind turbines, photovoltaic
transformation details to be stated. to be enumerated, the number to the building. devices and other transformation
devices. of components is to be stated. 2 Photovoltaic devices, where devices that are an integral part
2 Photovoltaic of the building (included in
Definition: C2 Where the contractor is only external to the building.
devices: details, sub-element 5.8.6).
systems using including surface responsible for designing specific 3 Solar collectors, where
renewable sources area of units (m2), elements and/or components of external to the building. 2 Heat pumps (included in
(i.e. wind and sun) to be stated. the building project (i.e. not the element 5.5).
4 Other transformation devices.
to generate energy. entire building project), contractor-
3 Other 5 Generators in connection 3 Ground source heating
transformation with transformation devices. (included in element 5.5).
devices: details 6 Distribution of LV electricity 4 Solar collectors that are an
to be stated. C3 The percentage additions for
to main switchgear panel within integral part of the building
the building, excavating and (included in sub-element 5.8.5).
4 Testing of % be applied to the total cost of the
backfilling trenches, etc.
installations. items comprising the sub-element. 5 Site/street furniture and
A single combined percentage 7 Constructing draw pits,
equipment (e.g. playground
5 Commissioning addition can be applied to cover including access covers.
equipment and sculptures) that
of installations. the costs of both testing and 8 Marker tape, cover tiles and act as transformation devices
commissioning. other special protection for (included in sub-element 8.5.1).
electrical cables.
9 Sundry items.
10 Where works are to be carried (included in sub-element 5.12.3).
subcontractor’s preliminaries, 7 Builder’s work in connection
design fees, risk allowance, with external transformation
overheads and profit, with devices, including bases
allowance for these to be (included in sub-element 8.7.11).
352
Measurement rules
for components
8.7.4 Electricity 1 Connections to nr C1 Where components are to 1 General-purpose LV power 1 General-purpose power
distribution to external plant or be enumerated, the number installations for external plant installations within building
external plant equipment: details of components is to be stated. and equipment, including (included in sub-element 5.8.2).
and equipment. to be stated. cables, excavating and
C2 The length of linear components 2 General-purpose power
backfilling trenches, etc.
Definition: subcircuit 2 Service runs: m measured is their extreme length, installations for external water
power installations details to be stated. over all obstructions. 2 LV switchgear and distribution features, etc. (included in sub-
from subdistribution boards, where not included as element 8.5.2).
3 Testing of % C3 Other cost-significant
boards to external part of the submains distribution.
installations. components are to be described 3 General-purpose power
equipment
and identified separately. 3 Uninterruptible power supply installations for external
terminating at 4 Commissioning Such components are to be (UPS) installations, etc., specific security systems (included
socket outlets, of installations. measured by area (m2) or linear to external plant and equipment. in sub-element 8.7.8).
fuse connection
units and other 4 Cables and wiring, including 4 General-purpose power
accessories, including support components from installations for external
final connections subdistribution boards to fuse illumination systems (included
sub-element.
to permanent connection units, etc. in sub-element 8.7.9).
mechanical and C4 Work outside the curtilage
electrical plant and 5 Conduits and cable trunking, 5 Final connections to specialist
of the site is to be described
equipment, external including all fittings and support mechanical and electrical
features (e.g. water components. equipment where carried out
features), etc. C5 Where the contractor is only by the equipment installer.
components. 6 Building management systems
the building project (i.e. not the 7 Constructing draw pits,
entire building project), contractor- including access covers.
and identified separately. 8 Marker tape, cover tiles and
other special protection for
electrical cables.
353
Measurement rules
for components
C6 The percentage additions for 9 Fuse connection units and
testing and commissioning are to other outlet accessories.
10 Final connections to
equipment (e.g. to pumping
stations and ejector stations).
the costs of both testing and 11 Separate power installations
commissioning. for specialist mechanical and
electrical equipment (e.g. for
sewage treatment plant).
12 Final connections to specialist

mechanical and electrical
equipment where not carried
out by the equipment installer.
13 Sundry items.

354
Measurement rules
for components
8.7.5 Gas mains 1 Connections nr C1 Where components are 1 Connections to statutory 1 Gas distribution pipelines
supply. to statutory to be enumerated, the number undertaker’s gas main. from point of mains connection
undertaker’s gas of components is to be stated. within building to user points
Definition: piped 2 Gas main from statutory
main: details to within building (included in
natural gas supply C2 The length of linear components undertaker’s main to point of
be stated. sub-element 5.9.1).
systems taking gas measured is their extreme length, mains connection within building,
from the statutory over all obstructions. including pipelines and fittings, 2 Protective compounds, fencing
2 Service runs: m
undertaker’s main to excavating and backfilling and storage racks associated
details to be stated. C3 Other cost-significant
gas meter; and taking trenches, etc. with LPG installations (included
LPG from external 3 Governing nr in sub-element 8.7.11).
and identified separately. Such 3 Connections to external plant
storage vessels to stations: detail components are to be measured and equipment. 3 Builder’s work in connection
distribution point, to be stated. by area (m2) or linear measurement with external services (included
including mains 4 Mains gas supply and
4 Testing of % (m), or enumerated (nr) separately in sub-element 8.7.11).
gas supply and distribution of gas supply to
installations. in accordance with the rules of
distribution of gas external plant and equipment,
supply to external including pipelines and fittings,
user points (e.g. to 5 Commissioning
C4 Work outside the curtilage of excavation and backfilling
external plant and of installations.
the site is to be described and trenches.
equipment). identified separately.
5 Governing stations.
6 LPG installations, including
storage bottles and containers,
pipelines to gas distribution point
in building and fittings.
355
Measurement rules
for components
8.7.6 1 Telecommunication nr C1 Where components are 1 Connections to statutory 1 Distribution of

Telecommunication connections: details to be enumerated, the number undertaker’s or service telecommunication,
and other to be stated. of components is to be stated. provider’s supply. cable television and other
communication communication systems
2 Cable television C2 The length of linear components 2 Distribution of
system connections. from main distribution point
connections: details measured is their extreme length, telecommunication, cable
within building to user points
Definition: to be stated. over all obstructions. television and other
within building (included in
connection of communication systems, including
3 Other C3 Other cost-significant sub-element 5.12.1).
telecommunication wiring to main distribution point
communication components are to be described
systems, cable within building, cables, excavating 2 Builder’s work in connection
connections: details and identified separately. Such
television and other and backfilling trenches, etc. with external services (included
to be stated. components are to be measured
communication in sub-element 8.7.11).
by area (m2) or linear measurement 3 Constructing draw pits,
systems from 4 Service runs: m
(m), or enumerated (nr) separately including access covers.
statutory undertaker’s details to be stated.
or other service 4 Marker tape, cover tiles and
5 Testing of % measurement for this sub-element.
provider’s supply to other special protection for
the main distribution installations.
C4 Work outside the curtilage of electrical cables.
point within the the site is to be described and
6 Commissioning
building. 5 Sundry items.
of installations. identified separately.
356
Measurement rules
for components
C6 The percentage additions for element or component.
commissioning.
8.7.7 External fuel 1 Fuel storage and nr C1 Where components are 1 Oil, petrol and diesel. 1 Storage tanks, vessels and
storage and piped piped distribution to be enumerated, the number distribution pipelines within the
2 Storage tanks and vessels
distribution systems. systems: details of components is to be stated. building (included in sub-element
not supplied in connection
to be stated. 5.9.2).
Definition: storage C2 The length of linear components with heat source installations.
tanks and vessels 2 Service runs: m measured is their extreme length, 2 Supports not integral to the
3 Proprietary supports forming
external to building, details to be stated. over all obstructions. storage tank/vessel (included in
an integral part of the storage
as well as piped sub-element 8.7.11).
3 Testing of % tank/vessel unit.
supply systems
installations. 3 Bunds, etc. for fuel storage/
distributing oil, petrol 4 Off-site painting/anti-corrosion
tanks and vessels (included in
or diesel from storage treatments.
4 Commissioning sub-element 8.7.11).
tanks or vessels to
of installations.
entry point within 5 Connections to external plant
building or to external and equipment.
plant and equipment.
357
Measurement rules
for components
C3 Other cost-significant 6 Distribution pipelines and 4 On-site painting of storage
components are to be described pipeline fittings, from storage tanks, vessels, supports
and identified separately. Such tank or vessel to plant or and pipelines (included in
components are to be measured equipment being served, above element 5.14).
by area (m2) or linear measurement ground and below ground,
(m), or enumerated (nr) separately including excavating and
in accordance with the rules of backfilling trenches, etc.
7 Pipeline components/ancillaries
C4 Work outside the curtilage of (e.g. valves and pumps).
8 Thermal insulation. in sub-element 8.7.11).
9 Off-site painting/anti-corrosion
treatments.
elements and/or components of 10 Meters.
entire building project), contractor- 11 Monitoring equipment.
12 Sundry items.
be applied to the total cost of the out by a subcontractor, the
items comprising the sub-element. subcontractor’s preliminaries,
A single combined percentage design fees, risk allowance,
addition can be applied to cover overheads and profit, with
the costs of both testing and allowance for these to be
commissioning. made within unit rate applied
358
Measurement rules
for components
8.7.8 External security 1 Surveillance item/ C1 Where components are 1 Surveillance equipment 1 Internal observation and
systems. equipment: details nr to be enumerated, the number (e.g. CCTV). access control installations, etc.
of each type of of components is to be stated. (included in sub-element 5.12.2).
Definition: external 2 Security detection equipment.
observation and C2 Where components are to 2 Security gates, including
3 Security alarm equipment.
access control 2 Security detection be itemised, the key attributes mechanical and electrical
installations, etc. equipment: details comprising the component 4 Gate access control systems. operating equipment, guide
of each type of are to be identified, described rails, etc. (included in element
and enumerated within the 5 Gate entry systems (audio 8.4, as appropriate).
description of the component. and visual).
3 Security alarm 6 Security lights and lighting
C3 The length of linear components and other control systems
equipment: details systems.
measured is their extreme length, (included in sub-element 5.12.3).
of each type of
system to be stated. 7 Other security systems. 4 Builder’s work in connection
C4 Other cost-significant with external services (included
4 Gate access control nr 8 Cables/wiring interlinking
components are to be described in sub-element 8.7.11).
systems: details of components of external security
each type of system systems, including excavating
to be stated. and backfilling trenches,
protection, etc.
5 Gate entry measurement (m), or enumerated
systems: details (nr) separately in accordance 9 Camera poles, etc., including
of each type of with the rules of measurement excavating, concreting and
system to be stated. for this sub-element. backfilling holes for poles, etc.
C5 Work outside the curtilage 10 General-purpose power

6 Security lights and item/
of the site is to be described installations for external security
lighting systems: nr
and identified separately. systems, including cables,
details of each
excavating and backfilling
type of system
trenches, etc.
to be stated.
359
Measurement rules
for components
7 Other security item/ C6 Where the contractor is only 11 Constructing draw pits,
systems: details of nr responsible for designing specific including access covers.
each type of system elements and/or components of
12 Marker tape, cover tiles
to be stated. the building project (i.e. not the
and other special protection
8 Service runs: m for electrical cables.
details to be stated. and identified separately. 13 Sundry items.
9 Testing of % C7 State whether external security 14 Testing and commissioning.
installations. systems are included with building
security systems (cross-reference 15 Where works are to be carried
10 Commissioning out by a subcontractor, the
with sub-element 5.12.2).
of installations. subcontractor’s preliminaries,
C8 The percentage additions for design fees, risk allowance,
testing and commissioning are to overheads and profit, with
be applied to the total cost of the allowance for these to be
items comprising the sub-element. made within unit rate applied
A single combined percentage to element or component.
commissioning.
360
Measurement rules
for components
8.7.9 External street 1 External lighting nr C1 Where components are 1 External lighting, columns, 1 Lighting fixed to the exterior of
lighting systems. for pedestrian to be enumerated, the number poles, bollards, masts, luminaires the building but supplied as part
areas: details to of components is to be stated. and lamps, cables and lighting of the interior lighting system
Definition: external
be stated. for external surfaces/areas. (included in sub-element 5.8.3).
illumination systems, C2 Other cost-significant
including lighting for 2 External lighting components are to be described 2 Fixing luminaires and lamps 2 Security lights and
pedestrian areas, for paths: details and identified separately. to building fabric. lighting systems (included
paths and roads, to be stated. Such components are to be in sub-element 8.7.8).
3 Illuminated traffic signs.
and illuminated measured by area (m2) or linear
3 External lighting 3 Builder’s work in connection
traffic signs. measurement (m), or enumerated 4 General-purpose power
for roads: details with external services (included
(nr) separately in accordance with installations for external
to be stated. in sub-element 8.7.11).
the rules of measurement for this illumination systems, including
sub-element. cables, excavating and backfilling
4 Illuminated traffic
signs: details to trenches, etc.
be stated. the site is to be described and 5 Constructing draw pits,
identified separately. including access covers.
5 Testing of %
installations. C4 Where the contractor is only 6 Marker tape, cover tiles
responsible for designing specific and other special protection
6 Commissioning
elements and/or components of for electrical cables.
of installations.
entire building project), contractor- 7 Lighting control points.
8 Painting and anti-corrosion
treatments for poles, bollards,
masts, etc.
9 Sundry items.
361
Measurement rules
for components
8.7.10 Local/district 1 Heat source item/ C1 Where components are 1 Externally located heat source 1 Internally located heat source
heating installations. associated plant and nr to be enumerated, the number (e.g. boiler plant), including (e.g. boiler plant), including
equipment: details of components is to be stated. ancillary plant and equipment. ancillary plant and equipment
Definition: local/
to be stated. (included in element 5.5).
district heating C2 Where components are to 2 Instrumentation and control
installations, 2 Service runs: m be itemised, the key attributes components for heat source. 2 Heat distribution pipelines
including heat details to be stated. comprising the component are from point of entry into building
3 Heat distribution pipelines from
source. to be identified, described to heat emitter or other
3 External heating heat source to point of entry
and enumerated within the equipment (included in
ducts and duct into building, including pipelines,
description of the component. element 5.6, as appropriate).
access covers: pipeline fittings and ancillaries
details to be stated. C3 The length of linear components (e.g. valves and pumps). 3 Fuel supply (included in
measured is their extreme length, sub-elements 8.7.5 or 8.7.7,
4 Testing of % 4 Heating ducts and access covers
over all obstructions. as appropriate).
installations. for local/district heating pipelines.
4 Boiler houses, etc. (included
5 Commissioning 5 Instrumentation and control
of installations. components for heating systems.
7 Sundry items. in sub-element 8.7.11).
362
Measurement rules
for components
C4 Other cost-significant 8 Testing and commissioning.
sub-element.
of the site is to be described


commissioning.
363
Measurement rules
for components
8.7.11 Builder’s work 1 Ducts, etc.: nr/m C1 Where components are 1 Ducts, etc. for external 1 Trenches for buried pipelines,
in connection with details to be stated. to be enumerated, the number mains services. cables and ducts, including
external services. of components is to be stated. excavation, earthwork support,
2 Supports for item/ 2 Supports for external storage
backfilling, beds and surrounds
Definition: sundry C2 Where components are to tanks, vessels, etc.
external storage nr (included in elements 8.6 or 8.7,
builder’s work be itemised, the key attributes
tanks, vessels, etc.: as appropriate).
comprising the component 3 Fuel bunds, etc. for storage/
associated with details to be stated.
are to be identified, described retention tanks and vessels.
the installation of 2 Cover tiles, identification tape
and enumerated within the
water, gas, electricity, 3 Fuel bunds, 4 Protective compounds, fencing and other special protection for
description of the component.
heating, ventilation, etc. for storage/ and storage racks associated services (included in element
aboveground retention tanks C3 Where the linear length of a with LPG installations, etc. 8.7, as appropriate).
drainage, and vessels: details component is to be measured, the
to be stated. length measured is its extreme 5 Protective compounds 3 Constructing draw pits,
telecommunications
length, over all fittings, etc. connected with transformer including access covers
and other services.
4 Protective (included in sub-elements
substations, etc.
compounds, fencing C4 Where a percentage addition 8.7.2, 8.7.3, 8.7.4, 8.7.6, 8.7.8
and storage racks is to be applied, the percentage 6 Bases for service equipment, or 8.7.9, as appropriate).
associated with LPG addition is to be applied to the including for transformation
installations, etc.: cost targets for sub-elements devices (wind turbines, 4 Heating ducts and access
8.7.1 to 8.7.11 inclusive, as covers for local/district heating
details to be stated. photovoltaic devices, etc.).
appropriate. Each system pipelines (included in sub-
5 Protective is to be identified separately. 7 On-site painting or anti- element 8.7.10).
compounds corrosion treatments for
connected with components are to be described mechanical service equipment,
transformer and identified separately. including fuel storage tanks and
substations, etc.: Such components are to be vessels, pipelines, etc.
details to be stated. measured by area (m2) or linear
8 Forming/cutting holes,
6 Bases for service nr (nr) separately in accordance mortices, sinkings, chases,
equipment: details, with the rules of measurement etc., including making good.
including size, to for this sub-element.
be stated.
364
Measurement rules
for components
7 Other builder’s % C6 Work to existing buildings is 9 Pipe ducts, sleeves, etc.
work in connection to be described and identified
separately. 10 Trench covers, duct covers
with external
and frames.
services: details
to be stated. of the site is to be described 11 Stopping up and sealing holes.
8 Testing of 12 Fire-resistant stopping,
installations. C8 Where the contractor is only including fire sleeves.
9 Commissioning elements and/or components of 13 Identification labelling
of installations. the building project (i.e. not the and colour coding of service
entire building project), contractor- installations and systems.
and identified separately. 14 Other builder’s work items
in connection with external
services.
15 Sundry items.

365
Element 8.8: Minor building works and ancillary buildings

Measurement rules
for components
8.8.1 Minor building 1 Refurbishment item/ C1 Where components are to 1 Refurbishment of (including 1 Repairs to existing roads,
works. of existing ancillary nr be enumerated, the number alterations to) existing separate paths and pavings (included
buildings: details, of components is to be stated. and external small ancillary in element 8.2).
Definition:
including GIFA (m2), buildings (e.g. boiler houses).
refurbishment of, C2 Where components are to 2 Repairs to existing grassed
to be stated.
and alterations to, be itemised, the key attributes 2 Overhauling existing mechanical areas (included in sub-element
existing separate comprising the component are and electrical plant and 8.3.1).
2 Overhauling
and external small existing mechanical to be identified, described and equipment (externally located). 3 Alterations to existing external
ancillary buildings, and electrical plant enumerated within the description drainage systems (included in
3 Repairs to existing fences,
including overhauling and equipment: of the component. sub-element 8.6.1).
railings, walls, screen walls
existing mechanical details to be stated.
C3 The area measured is the GIFA. and retaining walls. 4 Work on existing maintenance
and electrical plant
holes, etc. (included in
and equipment. 3 Repairs to existing nr/m C4 Other cost-significant 4 Works arising out of party
sub-element 8.6.1).
fences, railings, walls components are to be described wall awards/agreements.
and screen walls: and identified separately. 5 Clearing existing drains
details to be stated. 5 Other minor building works (included in sub-element 8.6.1).
to ancillary buildings.
measured by area (m2) or linear 6 Sealing redundant drains,
measurement (m), or enumerated 6 Sundry items. including filling entire length of
(nr) separately in accordance drain with foam concrete, etc.
with the rules of measurement 7 Where works are to be carried
for this sub-element. out by a subcontractor, the
subcontractor’s preliminaries, 7 Filling disused manholes
C5 Work outside the curtilage design fees, risk allowance, (included in sub-element 8.6.1).
of the site is to be described overheads and profit, with
and identified separately. allowance for these to be
366
Measurement rules
for components
8.8.2 Ancillary 1 Minor ancillary nr C1 Where components are 1 Boiler houses. 1 Fuel bunds, etc. for storage/
buildings and buildings – built to be enumerated, the number retention tanks and vessels
of components is to be stated. 2 Substation buildings or
structures. on site: details, (included in sub-element 8.7.11).
housings, where not supplied
including GIFA
Definition: separate C2 The area measured is the GIFA. and installed by the statutory 2 Protective compounds, fencing
(m2), to be stated.
and external small undertaker. and storage racks associated with
ancillary buildings and 2 Prefabricated/ LPG installations, etc. (included in
components are to be described 3 Fuel storage buildings, etc.
structures, including proprietary minor sub-element 8.7.11).
specialist structures. ancillary buildings: Such components are to be 4 Specialist structures (e.g. 3 Protective compounds
details to be stated. measured by area (m2) or linear external cooling towers). connected with transformer
measurement (m), or enumerated substations, etc. (included
(nr) separately in accordance with 5 Bicycle stores.
sub-element. 6 Prefabricated/timber
workshops, sheds, stores, etc.
of the site is to be described 7 Guard huts, etc.
8 Canopies for external areas.
9 Other ancillary buildings.
be described and identified 10 Sundry items.
separately.
367
Measurement rules
for components
8.8.3 Underpinning 1 Underpinning m C1 The length of underpinning 1 Underpinning for external site 1 Underpinning for walls that
for external site for external site measured is the extreme length. boundary walls. are an integral part of the new
boundary walls. boundary walls, etc.: building or rehabilitated building
C2 Other cost-significant 2 Preliminary trenches and
Definition: inserting components are to be described underpinning pits, excavation
additional foundation and identified separately. Such and earthwork support.
support under and components are to be measured
3 Temporary supports.
around existing by area (m2) or linear measurement
foundations, including (m), or enumerated (nr) separately 4 Disposal of excavated material.
boundary walls. in accordance with the rules of
measurement for this sub-element. 5 Cutting away existing projecting
foundations, etc.
and identified separately. 6 Preparing existing work to
receive pinning up of new work.
wall awards/agreements is to 7 Concrete, including
be described and identified reinforcement and formwork.
separately.
8 Masonry (brickwork,
blockwork, etc.).
368
Measurement rules
for components
C5 Where the contractor is only 9 Sundry items.
369
Group element 9: Main

contractor’s preliminaries
9.1 Employer’s requirements:
9.1.1 Site accommodation
9.1.2 Site records
9.1.3 Completion and post-completion requirements
9.2 Main contractor’s cost items:
9.2.1 Management and staff
9.2.2 Site establishment
9.2.3 Temporary services
9.2.4 Security
9.2.5 Safety and environmental protection
9.2.6 Control and protection
9.2.7 Mechanical plant
9.2.8 Temporary works
370
9.2.9 Site records
9.2.10 Completion and post-completion requirements
9.2.11 Cleaning
9.2.12 Fees and charges
9.2.13 Site services
9.2.14 Insurance, bonds, guarantees and warranties
Note: where the unit of measurement for a component or a part of an item has been given as ‘per week’,
a week should mean a period of seven calendar days irrespective of public holidays.
371
Element 9.1: Employer’s requirements

Sub-element 9.1.1: Site accommodation
Component Included Unit Excluded
9.1.1.1 Site 1 Site accommodation for the employer and the employer’s representatives item 1 Site accommodation, furniture and
accommodation. where separate from main contractor’s site accommodation, including: equipment, telecommunication and IT
systems for the employer and the employer
• site offices
representatives where an integral part of
• sanitary accommodation the main contractor’s site accommodation
(included in element 9.2, as appropriate).
• welfare facilities
• foundations to site accommodation
• temporary drainage to accommodation
• temporary services
• intruder alarms.
2 Bringing to site and installing, including all temporary drainage, services and
intruder alarms.
3 Charges. per week
4 Maintaining (minor repairs).
5 Cleaning.
6 Adaptations/alterations during works. item
7 Dismantling and removing from site, including rectifying any damage.
8 Off-site rented temporary accommodation. per week
9 Rectifying damage to off-site rented temporary accommodation. item
372
9.1.1.2 Furniture Furniture and equipment for the employer and the employer’s representatives
and equipment. where separate from main contractor’s site accommodation, for example desks,
chairs, meeting table and chairs, cupboards, kettles, coffee maker, photocopier
and consumables.
1 Bringing to site and installing. item
2 Cleaning. per week

3 Charges.
4 Dismantling and removing from site. item
9.1.1.3 1 Telecommunication and IT systems for the employer and the employer’s per person
Telecommunication representatives where separate from main contractor’s site accommodation, (nr)
and IT systems. including telephones, mobile phones, photocopiers, computers, printers,
scanners and consumables.
2 Purchase charges.
3 Hire charges. per person
per week (nr)
4 Consumables. per week (nr)
373
Sub-element 9.1.2: Site records
9.1.2.1 Site records. 1 Operation and maintenance manuals (paper and electronic copies on USB item
flash drives and other removable media).
2 Compilation of health and safety file (if required by main contractor – paper
and electronic copies on USB flash drives and other removable media).
3 Web-based documentation project management systems for the collation, nr 1 Attendance on system provider by main
review and delivery of critical operation and maintenance requirements; contractor (included in component 9.2.9.2).
commissioning data, asset, and other facilities management-related information
and a health and safety file, including:
• programme software and installation

• hardware (e.g. computers, monitors, printers, etc.).
4 Uploading data, and initial implementation and training of building item
management team by system provider.
374
Sub-element 9.1.3: Completion and post-completion requirements
9.1.3.1 Training. 1 Training of building user’s staff in the operation and maintenance of building item
engineering service systems.
9.1.3.2 Spare parts 1 Spare parts and consumables for maintenance of building engineering
and consumables. service systems.
9.1.3.3 Tools. 1 Tools and portable indicating instruments for the operation and maintenance
of building engineering service systems.
9.1.3.4 Operation 1 Services relating to the operation and maintenance of building engineering per week 1 Ongoing maintenance of internal
and maintenance service systems, after completion/practical completion up to expiry of defects and external planting (included in sub-
services. rectification period or other specified period. elements 4.1.7 and 8.3.3, as appropriate).
2 Operation and maintenance services additional to those required to
be completed by the contractor under the terms and conditions of the
building contract.
375
Element 9.2: Main contractor’s cost items

Sub-element 9.2.1: Management and staff
9.2.1.1 Main 1 Contractor’s project manager. per week 1 External design consultants
contractor’s project- (number of staff (included in group element 11).
2 Construction manager.
specific management by number of
3 Supervisors, including works/trade package managers, building services 2 Security staff (included in sub-
and staff. worker hours per
engineering managers/coordinators and off-site production managers. element 9.2.4).
week by number
4 Health and safety manager/officers. of weeks)
5 Commissioning manager – building engineering services.

6 Planning/programming manager and staff.
7 Senior/managing quantity surveyor.
8 Project/package quantity surveyors.
9 Procurement manager.
10 Design manager and staff (where contract strategy is design and build).
11 Project engineers.
12 Environmental manager.
13 Temporary works design engineers.
14 Materials management staff (e.g. storeworker).
15 Administrative staff, including secretary, document controllers, finance clerks, etc.
16 Other management and staff.
376
9.2.1.2 Main 1 Managing director, regional director, operations director, commercial director, etc. per week 1 Visiting management and staff
contractor’s non- (number of staff for which an allowance has been
2 Quality manager.
project-specific by number of made within the main contractor’s
management 3 Contract/commercial manager. worker hours per overheads (included in element 10.1).
and staff. 4 Health and safety manager. week by number
of weeks)
5 Environmental manager/consultant.
6 Other visiting management and staff.
9.2.1.3 Extraordinary 1 Legal advice costs (i.e. solicitors). item 1 Extraordinary support costs
support costs. for which an allowance has been
2 Recruitment costs.
made within the main contractor’s
3 Team-building costs. overheads (included in element 10.1).
4 Other extraordinary support costs.
5 Day transport. per week
(number of days
6 Personnel transport (i.e. transportation of work operatives to site).
per week by
number of weeks)
7 Temporary living accommodation (e.g. long-/medium-term accommodation costs). per week (number
of staff by number
8 Subsistence payments.
of days by
9 Out-of-hours working. number of weeks)
377
9.2.1.4 Staff travel. Costs associated with off-site visits such as: nr (number
of occasions)
1 Visits to employer and consultants’ offices.
2 Visits to subcontractors’ offices/works.
3 Overseas visits.
4 Accommodation charges and overnight expenses.
Sub-element 9.2.2: Site establishment
9.2.2.1 Site 1 Main contractor’s and common user temporary site accommodation, such as: nr 1 Employer’s accommodation, where
accommodation. not an integral part of the main
• office accommodation
contractor’s site accommodation
• meeting rooms (included in sub-element 9.1.1).
• catering facilities 2 Temporary bases, foundations and
provision of drainage and services
• drying rooms
for temporary site accommodation
• sanitation facilities (included in component 9.2.2.2).
• medical facilities and first aid 3 Service provider’s charges for
• laboratories temporary services (included in
sub-element 9.2.12).
• workshops
4 Rates for temporary services
• storage facilities
• security control room
5 Fences, screens and hoardings
• stairs and office staging for site boundaries (included in
sub-element 9.2.4).
378
• sign boards and other signage

• fences, screens and hoardings (forming contractor’s and subcontractors’
compounds)
• safety equipment and services
• other temporary facilities
• employer’s accommodation, where an integral part of the main contractor’s
site accommodation.
Type and extent of accommodation to be provided to be stated, with each type
separately quantified.
2 Purchase charges.
3 Hire and purchase. per week
4 Delivery of temporary site accommodation to site, erection, construction item
and removal.
5 Temporary accommodation made available by the employer. per week
6 Intruder alarms. item
7 Land/property rental where site accommodation located off-site. per week
8 Alterations and adaptations to site accommodation, including partitioning, item
doors, painting and decorating, etc.
9 Relocation and alterations of temporary accommodation during
construction stage.
10 Reinstating temporary site accommodation to original condition prior to
removal from site.
11 Removal of site accommodation and temporary works in connection with
site accommodation.
379
9.2.2.2 Temporary 1 Temporary bases and foundations for site accommodation, including m2 1 Provision of temporary services
works in maintenance, removal and reinstatement of all disturbed existing surfaces for site establishment (included
connection with on completion of the works. in sub-element 9.2.3).
site establishment. 2 Connections to temporary service, including maintenance, removal and nr 2 Provision of temporary drainage
reinstatement of all disturbed existing surfaces on completion of the works. for site establishment (included
3 Connections to temporary drainage including maintenance, removal and in sub-element 9.2.3).
reinstatement of all disturbed existing surfaces on completion of the works.
3 Hoardings, fans, fencing, etc.
4 Temporary site roads, paths and pavings (including on-site car parking), m2 for site boundaries and to form
including maintenance, removal and reinstatement of all disturbed existing site compounds (included in
surfaces on completion of the works. sub-element 9.2.4).
5 Temporary surface water drainage for temporary site roads, paths and m
pavements, including maintenance, removal and reinstatement of all disturbed
existing surfaces on completion of the works.
9.2.2.3 Furniture 1 Workstations for staff, including maintenance. per person (nr) 1 Telephone installations (included
and equipment. in sub-element 9.2.3).
2 General office furniture, including maintenance. item
3 Conference/meeting room furniture, including maintenance. 2 Computers and IT-associated
equipment (included in component
4 Photocopiers, including purchase/rental, maintenance and other running costs. nr 9.2.2.4).
5 Canteen furniture, including maintenance. item
6 Canteen equipment, including purchase/rental, maintenance and other
running costs.
7 Floor coverings, including maintenance.
8 Water dispensers, including purchase/rental, maintenance and other
running costs.
9 Heaters, including maintenance.
380
10 Other office equipment, including maintenance.

11 Removal of furniture and equipment.
12 Maintenance of furniture and floor coverings.
9.2.2.4 IT systems. 1 Computer hardware, including purchase/rental, installation, initial setup, per person (nr) 1 Computer and printer consumables
maintenance and running costs, such as: (included in component 9.2.2.5).
• desktop computers and laptop computers 2 Document management, including

electronic data management systems
• CAD stations
(EDMS; included in component 9.2.2.6).
• server and network equipment
• printers and plotters
• other computer system hardware.
2 Software and software licences.
3 Modem lines, modems, routers and connections (i.e. email and internet
capability).
4 WAN lines and connections (if on WAN).
5 Line rental charges.
6 Internet/website addresses.
7 Internet service provider (ISP) charges.
8 Line call charges. per week (number
of staff by number
of weeks)
9 IT support and maintenance services. per person (nr)
381
9.2.2.5 1 Stationery. per week

Consumables
2 Computer and printer consumables (e.g. ink cartridges).
and services.
3 Postage.
4 Courier charges.
5 Tea, coffee, water bottles, etc.
6 First aid consumables.
7 Photocopier consumables (e.g. paper and toners).
8 Drawing printer/plotter consumables (e.g. paper and ink cartridges).
9.2.2.6 Brought Services outsourced by the main contractor, such as: per week
in services.
1 Catering.
2 Equipment maintenance.
3 Document management, including electronic data management systems (EDMS).
4 Printing including reports and drawings.
5 Staff transport.
6 Off-site parking charges.
7 Meeting room facilities.
8 Photographic services.
382
9.2.2.7 Sundries. 1 Main contractor’s signboards. item

2 Safety and information notice boards.
3 Fire points.
4 Shelters.
5 Tool stores.
6 Crane signage.
7 Employer’s composite signboards.
Sub-element 9.2.3: Temporary services
9.2.3.1 Temporary 1 Temporary connection. nr

water supply.
2 Distribution equipment, installation and adaptations. item
3 Meter charges. per week
gas supply.
3 Charges. per week
4 Bottled gas.
383

electricity supply.
2 Temporary electrical supply for tower cranes. item
3 Charges: power consumption for site establishment. per week
4 Charges: power consumption for the works.
6 Attendance. per week (number
of worker hours
per week by
number of weeks)
7 Uninterrupted power supply (UPS). item
8 Temporary substation modifications.
9.2.3.4 Temporary 1 Landlines (with connection and rental charges), including: per week 1 Fax consumables (included in
telecommunication component 9.2.2.5).
• telephone and fax lines
systems.
• ISDN lines.
2 Telephone and fax equipment (with connection and rental charges), including:
• PABX equipment
• handsets, including purchase or rental
• installation of equipment
• maintenance of equipment.
384
3 Mobile phones, including:

• purchase or rental and connection charges
• spare batteries
• chargers.
4 Telephone charges, including telephone call charges.

5 Radios (with purchase or rental charges), including
• base set
• handsets and chargers
• repairs and maintenance
• licences
• spare batteries.
9.2.3.5 Temporary 1 Temporary mains. nr
drainage.
2 Septic tanks.
3 On-site treatment plant.
4 Holding tanks.
5 Sewage pumping.
6 Distribution pipework, etc. item
7 Drainage installation and adaptations.
8 Disposal charges (i.e. rates). per week
9 Disposal costs (i.e. tanker charges). per week (number
of collections per
week by number
of weeks)
385
Sub-element 9.2.4: Security
9.2.4.1 Security staff. 1 Security guards (day and night). per week (number 1 Security staff accommodation
of staff by number (included in sub-element 9.2.2).
2 Watch patrols (day and night).
of worker hours
per week by
number of weeks)
9.2.4.2 Security 1 Site pass issue equipment. item
equipment.
2 Site pass consumables.
3 CCTV surveillance installation, including cameras.
4 Temporary vehicle control barriers. nr
9.2.4.3 Fencing, 1 Fences, screens and hoardings for site boundaries. m 1 Fences, screens and hoardings
screens, hoardings to form main contractor’s or
2 Access gates, including frames and ironmongery. nr
and gates. subcontractors’ accommodation and/
3 Painting of hoardings, fencing, gates, etc. m or storage compounds (included in
4 Temporary doors. nr sub-element 9.2.2).
5 Modifications to line of hoarding and fencing during construction. item

6 Dismantling and removal of hoarding, fencing, gates, etc. m
386
Sub-element 9.2.5: Safety and environmental protection

Works required to satisfy requirements of The Construction (Design and Management) Regulations 2015.
9.2.5.1 Safety 1 Health and safety manager/officers. per week (number of 1 Health and safety manager/
programme. staff by number of officers (included in sub-element
worker hours per week 9.2.1).
by number of weeks)
2 Welfare facilities (included
2 Safety audits, including safety audits carried out by external consultant. nr in sub-element 9.2.2).
3 Staff safety training.
4 Site safety incentive scheme. item
5 Notices and information for neighbours.
6 Personal protective equipment (PPE), including for employer and consultants. per set (nr)
7 Personal protective equipment (PPE) for multi-service gangs.
8 Fire points. nr
9 Temporary fire alarms.
10 Fire extinguishers.
11 Statutory safety signage. item
12 Nurse. per week (number of
staff by number of
13 Traffic marshals.
worker hours per week
by number of weeks)
14 Temporary traffic lights. per week (number
of sets by number
of weeks)
387
9.2.5.2 Barriers 1 Guard rails and edge protection (e.g. to edges of suspended slabs and per week/item 1 Debris netting/plastic sheeting
and safety roofs), including supply, erection, maintenance and dismantling on completion provided as part of access
scaffolding. of the works. scaffolding (included in sub-
2 Temporary staircase balustrades (to new staircases during construction), including element 9.2.8).
supply, erection, maintenance and dismantling on completion of the works. 2 Fan protection provided as part
3 Lift shaft protection, including supply, erection, maintenance and dismantling of access scaffolding (included
on completion of the works. in sub-element 9.2.8).
4 Protection for holes and openings in ground floor slabs, suspended slabs, etc.
including supply, erection, maintenance and dismantling on completion of the works.
5 Debris netting/plastic sheeting, including supply, erection, maintenance and
dismantling on completion of the works.
6 Fan protection, including supply, erection, maintenance and dismantling on
completion of the works.
7 Scaffold inspections. per week (number
of inspections by
number of weeks)
8 Hoist run-offs, including supply, erection, maintenance and dismantling on per week/item
completion of the works.
9 Protective walkways, including supply, erection, maintenance and dismantling
on completion of the works.
10 Other safety measures, including supply, erection, maintenance and
dismantling on completion of the works.
388
9.2.5.3 1 Control of pollution. per week/item 1 Environmental manager/

Environmental consultant (if already included
2 Residual control of noise.
protection in sub-element 9.2.1).
measures. 3 Environmental monitoring.
4 Environmental manager/consultant. per week (number of
staff by number of
worker hours per week
by number of weeks)
5 Environmental audits, including safety audits carried out by external consultant. nr (number of
occasions)
Sub-element 9.2.6: Control and protection
9.2.6.1 Surveys, 1 Surveys. item 1 Environmental monitoring (included

inspections and 2 Topographical survey. in sub-element 9.2.5).
monitoring.
3 Non-employer dilapidation survey.
4 Structural/dilapidations survey of adjoining buildings.
5 Environmental surveys.
6 Movement monitoring.
7 Maintenance and inspection costs.
389
9.2.6.2 Setting out. 1 Setting out primary grids. item

2 Grid transfers and level checks.
3 Maintenance of grids.
4 Take over control and independent checks (i.e. on change of subcontractors).
5 Instruments for setting out.
9.2.6.3 Method 1 Method statements. item
statements.
9.2.6.4 Protection 1 Protection of finished works up to project handover. item
of works.
2 Protection of work on stairs, balustrades, etc. up to project handover.
3 Protection of work on fittings and furnishings up to project handover.
4 Protection of work on entrance doors and frames up to project handover.
5 Protection of work on lift cars and doors up to project handover.
6 Protection of specifically vulnerable products to project handover.
7 Protection of all sundry items.
9.2.6.5 Samples. Samples of materials, products and work executions required by the employer for item
approval prior to use, including storage, protection and removal after inspection.
1 Provision of samples.
2 Provision of sample room.
3 Mock-ups and sample panels.
4 Testing of samples/mock-ups, including testing fees.
5 On-site laboratory equipment.
6 Mock-ups of complete units (e.g. residential units, student accommodation
units, hotel accommodation, etc.).
390
9.2.6.6 1 Dry out building. item

Environmental 2 Temporary heating/cooling.
control of building.
3 Temporary waterproofing, including over roofs.
4 Temporary enclosures.
Sub-element 9.2.7: Mechanical plant
9.2.7.1 General plant 1 Common user mechanical plant and equipment used in construction Plant and equipment used for specific
and equipment. operations. construction operations, such as:
1 Earthmoving plant (included

in group elements 1 or 8, as
appropriate).
2 Piling plant (included in group

elements 1 or 8, as appropriate).
3 Paving and surfacing plant (included

in group element 8).
4 Wheel spinners and road sweepers

(included in component 9.2.11.2).
5 Access scaffolding (included in

sub-element 9.2.8).
391
9.2.7.2 Tower cranes. 1 Hire charges (type of tower crane to be stated, including type and length per week 1 Temporary electrical supply
of jib, and lifting capacity, with each type separately quantified). to tower crane (included in
2 Crane operator. per week (number sub-element 9.2.3).
of operators by
3 Overtime for crane and operator.
number of worker
hours per week
by number
of weeks)
4 Piles for tower crane bases, including installation and removal on completion of nr (number
the works (size of base in m2 and number of piles supporting base to be stated). of bases)
5 Temporary bases and/or ground anchors for tower cranes, including m2
installation, maintenance, removal and reinstatement of all disturbed surfaces
on completion of the works (size of base in m2 to be stated).
6 Ties. per week
7 Connections to temporary electrical supply. nr
8 Bringing to site, erection, testing and commissioning.
9 Periodic safety checks/inspections. per week
10 Dismantling and removing from site. nr
11 Other costs specific to tower crane such as: item
• chain pack and sundries
• relief operator
• banksman
• protection cage.
392
12 Temporary voids in building structure for craneage, hoists, etc. including filling nr
voids after removal.
Note: where tower crane is sited within building structure, the completion of
works in connection with the building structure and fabric should be measured
in accordance with the measurement rules for the specific types of work required
(e.g. infilling of voids within suspended floor construction should be measured
in accordance with element 2.2).
9.2.7.3 Mobile 1 Mobile crane hire charges, including driver/operator charges (type of mobile per week
cranes. crane to be stated, with each type separately quantified). (number of days
hired per week
by number
of weeks)
2 Attendance. per week (number
of worker hours
per visit, or day
hired, by number
of days hired per
week by number
of weeks)
3 Other costs specific to mobile crane hire. nr (cost per visit)
9.2.7.4 Hoists. 1 Goods and passenger hoists, including protection cages and embedment frames. per week 1 Temporary services for hoist
Types of hoists to be provided should be stated, with each type separately quantified. installations (included in sub-element
2 Hoist bases. 9.2.3).
3 Bringing to site, erecting, testing and commissioning. nr

4 Dismantling and removing from site.
393
5 Protection systems. per week

6 Hoist operator, including overtime. per week (number
of operators by
number of worker
hours per week
by number
of weeks)
7 Beam hoists. per week
8 Periodic safety checks/inspections.
9 Other costs specific to temporary hoist installations.
9.2.7.5 Access plant. 1 Forklifts. item
2 Scissor lifts.
3 Loading platforms.
4 Maintenance of mechanical access equipment.
5 Other costs specific to mechanical access equipment.
9.2.7.6 Concrete 1 Concrete plant. per week 1 Temporary services for concrete
plant. plant (included in sub-element 9.2.3).
2 Plant operator.
3 Overtime for plant and operator. per week (number
of operators by
number of worker
hours per week
by number
of weeks)
394
4 Bases for concrete plant, including installation, maintenance, removal nr

and reinstatement of disturbed surfaces on completion of the works
(size in m2 to be stated).
5 Power connections, including cabling and statutory undertaker’s charges nr/per week
for temporary connection to their supply.
6 Bringing concrete plant to site, erecting, testing and commissioning. nr
7 Maintenance of concrete plant. per week
8 Dismantling and removing from site. item
9.2.7.7 Other plant. 1 Small plant and tools. per week
Sub-element 9.2.8: Temporary works
9.2.8.1 Access 1 Common user access scaffolding (type of access scaffolding to be specified): per week 1 Scaffolding specific to work
scaffolding. packages (included in appropriate
• access scaffolding for elevations, lift shafts, etc. including fans and mesh screens
element or sub-element).
• structural scaffolding (e.g. for party walls)
2 Scaffold inspections (included
• birdcage scaffolding in sub-element 9.2.5).
• cantilever access scaffolding
• staircase platforms
• primary loading platforms
• travelling access platforms.
2 Bringing to site, erecting and initial safety checks. item
395
3 Hire charges. per week

4 Altering and adapting during construction. item
9.2.8.2 Temporary 1 Common user temporary works: item 1 Design of temporary works
works. (included in sub-element 9.2.1).
• support scaffolding and propping
2 Temporary bases, drainage and
• crash decks
services for site accommodation
• temporary protection for existing trees and/or vegetation (included in sub-element 9.2.2).
• floodlights.
3 Temporary roads, paths and
2 Bringing to site, erecting and initial safety checks. pavement, including on-site car parking
3 Hire charges. per week (included in sub-element 9.2.2).
4 Altering and adapting during construction. item 4 Hoardings, fans, fencing, etc.
for site boundaries and to form
site compounds (included in
sub-element 9.2.4).
5 Temporary earthwork support

for basement excavations (included
6 Temporary props and walling to

support contiguous bored pile wall of
basement excavations (included in sub-
elements 1.1.4 or 8.4.3, as applicable).
7 Traffic management, including traffic

marshals and temporary traffic lights
396
Sub-element 9.2.9: Site records
9.2.9.1 Site records. Unless otherwise indicated, costs associated with the following should be item
included in management and staff costs:
1 Photography:
• camera purchase
• consumables
• printing and presentation.
2 Works records:
• progress reporting
• site setting out drawings
• condition surveys and reports
• operation and maintenance manuals
• as-built/installed drawings and schedules
• co-ordinating, gathering and compiling health and safety information
• compilation of health and safety file (if required).
9.2.9.2 Document/ 1 Electronic document/information management systems, item/nr
information including web-based platforms.
management 2 Attendance on system provider. per week (number
systems. of operators by
number of worker
hours per week
by number
of weeks)
397
Sub-element 9.2.10: Completion and post-completion requirements
9.2.10.1 Testing and If not included in sub-element 9.2.1, costs associated with the following should item 1 Testing and commissioning of
commissioning plan. be included here: services (included in group elements
5 and/or 8, as appropriate).
1 Preparation of commissioning plan.
9.2.10.2 Handover. 1 Preparation of handover plan. item
2 Training of building user’s staff in the operation and maintenance of the
building engineering service systems.
3 Provision of spare parts for maintenance of building engineering services.
4 Provision of tools and portable indicating instruments for the operation
and maintenance of building engineering service systems.
5 Pre-completion inspections.
6 Final inspections.
9.2.10.3 Post- 1 Supervisory staff (employer/tenant care). per week (number
completion services. of staff by number
of worker hours
per week by
number of weeks)
2 Handyperson. item
3 Minor materials and sundry items.
4 Insurances.
5 Other post-construction staff. per week (number
of operators by
number of worker
hours per week by
number of weeks)
398
Sub-element 9.2.11: Cleaning
9.2.11.1 Site tidying. 1 Cleaning site accommodation: internal, including cleaning telephone handsets, per week
other office furniture and equipment, and windows.
2 Periodic maintenance of site accommodation, including redecoration (internal
and external).
3 Waste management, including rubbish disposal (such as compactor visits;
skips and waste bins; and roll-off, roll-on waste bins) and other waste disposal.
4 Pest control.
9.2.11.2 1 Maintenance of temporary site roads, paths and pavements. per week
Maintenance 2 Maintenance of public and private roads, including wheel spinners and road
of roads, paths sweepers.
and pavings.
9.2.11.3 Final clean. 1 Builder’s final clean. item
399
Sub-element 9.2.12: Fees and charges
9.2.12.1 Fees. 1 Building control fees, where not paid by the employer. item 1 Building control fees, where paid
by the employer (included in group
2 Oversailing fees, where not paid by the employer.
element 11).
3 Considerate Constructors’ Scheme fees (or alternative scheme operated by
local authority). 2 Oversailing fees, where paid by
the employer (included in group
4 Building scheme registration fees (e.g. NHBC Buildmark) or similar fees, where
element 11).
not paid by the employer.
3 Building scheme registration fees or
similar fees, where paid by the employer
(included in group element 11).
9.2.12.2 Charges. 1 Rates on temporary accommodation. per week 1 Statutory undertaker’s charges in
2 Licences in connection with hoardings, scaffolding, gantries, etc. item connection with permanent services
to the building (included in element
3 Licences in connection with crossovers, parking permits, parking bay 8.7, as appropriate).
suspensions, etc.
2 Statutory undertaker’s charges in
connection with temporary services
400
Sub-element 9.2.13: Site services
9.2.13.1 Temporary 1 Temporary works that are not specific to an element. item/nr/m/m2/m3 1 Temporary screens (included in sub-element 7.1.1).
works.
2 Supports for small openings cut into existing
walls or after removal of internal walls, etc.
3 Temporary or semi-permanent support for

unstable structures or facades, i.e. structures not
to be demolished (included in sub-element 7.4.1).
9.2.13.2 Multi- 1 Ganger. per week (number
service gang. 2 Labour. of staff by number
of worker hours
3 Forklift driver. per week by
4 Service gang plant and transport. number of weeks)
Sub-element 9.2.14: Insurance, bonds, guarantees and warranties
9.2.14.1 Works 1 Contractors all risks (CAR) insurance. item

insurances.
2 Contractor’s plant and equipment insurance.
3 Temporary buildings insurance.
4 Terrorism insurance.
5 Other insurances in connection with the works.
6 Insurance premium tax (IPT).
7 Allowance for recovery of all or part of insurance premium excess.
401
9.2.14.2 Public 1 Non-negligence insurance. item

liability insurances. 2 Professional indemnity insurance.
9.2.14.3 Employer’s 1 Management and staff, including administrative staff.
(main contractor’s) 2 Works operatives.
liability insurances.
9.2.14.4 Other 1 Employer’s loss of liquidated damages.
insurances. 2 Latent defects cover.
3 Motor vehicles.
4 Other insurances.
9.2.14.5 Bonds. 1 Tender bonds (if applicable).
2 Performance bonds.
9.2.14.6 Guarantees. 1 Parent company guarantees.
2 Product guarantees, insurance backed.
9.2.14.7 Warranties. 1 Collateral warranties.
2 Funder’s warranties.
3 Purchaser’s and tenant’s warranties.
4 Other warranties.
402
Group element 10: Main contractor’s

overheads and profit
10.1 Main contractor’s overheads
10.2 Main contractor’s profit
Element Included Unit Excluded
10.1 Main contractor’s overheads. 1 The costs of head office setup and % 1 Visiting management and staff for which an allowance has been
administration proportioned to each made within the main contractor’s preliminaries (included in
contract by the main contractor (this is component 9.2.1.2).
usually a commercially driven decision
2 Extraordinary support costs for which an allowance has been
made by the main contractor).
made within the main contractor’s preliminaries (included in
component 9.2.1.3).
10.2 Main contractor’s profit. 1 The amount of net profit that the
main contractor needs to achieve.
403
Group element 11: Project and design

team fees
11.1 Consultants’ fees
11.2 Main contractor’s pre-construction fees
11.3 M
ain contractor’s design fees (only applicable where a main contractor-led design and build contract
strategy is to be used)
Note: where the unit of measurement for a sub-element or a part of an item has been given as ‘per week’,
404
Element 11.1: Consultants’ fees
Sub-element Included Unit Excluded
11.1.1 Project team and design Note: percentage applied to the works cost estimate (or item if actual % or 1 Consultant’s fees in connection with
team consultants’ fees. fees known). item risks (included in group element 13,
as appropriate).
Note: where design liability is 1 Professional adviser.
to be transferred to the main 2 Project manager.
contractor (i.e. where a design
3 Principal designer.
and build or other contractor-
led design strategy is to be 4 Lead designer.
used) and all, or some, of the
5 Architect.
consultants in the design team
are to be novated, the balance 6 Civil engineer.
of the consultants’ fees due 7 Structural engineer.
after novation has occurred
8 Building services design engineer.
are to be transferred from
element 11.1 to element 11.3. 9 Quantity surveyor/cost manager.
See element 11.3.
10 Health and safety adviser.
11 Sustainability consultant.
12 BIM co-ordinator.
13 BIM information manager.
14 Programmer (construction/logistics/sequencing adviser).
15 Contract administrator/employer’s agent.
405
11.1.2 Other consultants’ fees. Note: percentage applied to the works cost estimate (or item if actual %/ 1 Additional consultant’s fees in connection
fees known). item with risk (included in element 13, as
appropriate).
1 Measuring surveyor to carry out topographical survey of site, and to
verify ground levels/contours, physical features, existing boundaries, 2 Physical archaeological investigation works
adjacent properties and site access. (included in sub-element 0.6.1).
2 Drainage and utilities surveyor to trace and locate existing drainage and 3 Relocation of reptiles/wildlife, etc. (included
other services, both underground and aboveground, on or near the site, in sub-element 0.6.2).
including water, electricity, telecommunications, data lines and oil/fuel
4 Physical investigation works in search
pipelines, as well as advising on extent of existing utilities.
of unexploded devices (included in sub-
3 Geotechnical engineer for trial pits, boreholes and borehole logs, geology of element 0.6.3).
site (including underground workings), laboratory and soil tests, groundwater
5 Site investigations procured by main
observation and pumping tests, and geophysical surveys.
contractor as part of pre-construction
4 Environmental consultant for environmental audits; contamination surveys services (included in element 11.2).
for asbestos, methane, toxic waste, chemical waste and radioactive substances;
6 Work arising out of party wall awards/
and preparation and management of remediation strategy/action plan.
agreements (included in sub-element 8.8.1,
5 Ecologist. as appropriate).
6 Arborist/arboriculturist (tree surgeon). 7 Intrusive investigations for toxic or
hazardous materials, e.g. asbestos (included
7 Party wall surveyor to prepare party wall notices and awards/agreements.
8 Rights of light surveyor for rights of light agreements.
9 Asbestos consultant.
10 Acoustics, noise and vibration consultant.
11 Facade consultant.
12 Facade access consultant.
13 Lift consultant.
406
14 Fire consultant. %/
item
15 Building control consultant.
16 Traffic consultant planning to examine traffic records, take traffic count,
advise on traffic patterns, carry out computer simulation of existing traffic
flows, perform delay analysis and advise on noise levels.
17 Invasive weeds specialist to survey the site (e.g. for Japanese knotweed).
18 Construction lead/advisory services (including pre-construction advice).
19 Archaeologist to examine existing records and archaeological remains –
desktop study.
20 Environmental assessment method assessor.
21 Facilities manager to advise on operational and maintenance matters.
22 Value engineering facilitator.
23 Risk management facilitator.
24 Building surveyor to carry out structural/dilapidations survey of
adjoining buildings and carry out condition surveys.
25 Unexploded devices consultant to research and advise on possibility of
unexploded bombs on site.
26 Photographer to carry out a photographic survey of the site.
27 Specialist contractors/consultants (e.g. for early advice on viability of
ground source heating).
28 Boundary surveyor.
29 Building regulations consultant.
407
30 Drainage engineer. %/
item
31 Geo-environmental consultant.
32 Infrastructure design consultant.
33 Interior design consultant.
34 Landscape design consultant.
35 Space planning consultant.
36 Supervisor/clerk of work/inspector.
37 Testing laboratory.
38 Temporary works engineer.
39 Visual and/or thermal surveys consultant.
40 Other specialist consultants (to be stated).
11.1.3 Site investigation fees. 1 Site investigation. item 1 Removal of toxic or hazardous materials,
e.g. asbestos (included in sub-element 0.1.1).
2 Geotechnical investigation.
3 Trial pits.
4 Pile probing.
5 Intrusive investigations for toxic or hazardous materials
(e.g. for asbestos-containing materials).
6 Other site investigations (to be stated).
408
11.1.4 Specialist support 1 Planning consultant to advise on planning matters and facilitate item
consultants’ fees. planning process.
2 Political consultants to assist with planning application.
3 Letting agents (e.g. for advice on market needs, design proposals

and selling).
4 Legal advice regarding property to advise on ownership of site, restrictive

covenants, easements, boundaries, party wall agreements, highway
agreements, local authority agreements and air rights.
5 Legal advice regarding construction to advise on construction contracts,

warranties, financial protection measures, etc.
6 Legal advice regarding environmental factors.
7 Tax specialist to advise on VAT, availability and recovery of capital allowances,

tax relief in respect of land remediation and other specialist tax matters.
8 Grants advice, to advise on availability of grants for construction works.
9 Other specialist support consultants (to be stated).
409
Element 11.2: Main contractor’s pre-construction fees
11.2.1 Management Management and staff, such as: per week

and staff fees. (number
1 Project director.
of staff by
2 Project manager. number
of man
3 Construction manager. hours per
week by
4 Commercial manager.
number
5 Quantity surveyors. of weeks)
6 Procurement manager.
7 Planning/programming manager and staff.
8 Design manager.
9 Temporary works design engineers.
10 Work package managers.
11 Building services engineering managers/co-ordinators.
12 Health and safety manager.
13 Secretary/administrative support.
14 Other pre-construction management and staff.
410
11.2.2 Specialist support 1 Legal advice (i.e. solicitors). item

service fees.
2 Specialist subcontractor advice/participation.
3 Geotechnical investigations procured by main contractor as part of
pre-construction services.
4 Site investigations procured by main contractor as part of pre-
construction services.
5 Other pre-construction support services.
11.2.3 Temporary 1 Offices, including rental of temporary office space. per week
accommodation, services and
2 Service provider’s charges for water, electricity and gas.
facilities charges.
3 Rates.
4 Furniture and equipment, including workstations.
5 Office equipment, including photocopiers.
6 Telecommunications, including internet and intranet access.
7 IT systems, including hardware, printers, plotters, etc.
8 Office consumables.
9 Cleaning.
10 Other costs associated with the provision of pre-construction
accommodation, services and facilities.
11 Reinstating accommodation to original condition on completion of
pre-construction services.
11.2.4 Main contractor’s Main contractor’s overheads and profit associated with pre-construction %
overheads and profit. services.
Note: percentage applied to the total estimated cost of sub-elements
11.2.1, 11.2.2 and 11.2.3.
411
Element 11.3: Main contractor’s design fees
11.3.1 Fees for main Note: percentage applied to the Building Works Estimate %/
contractor’s design (or item if actual fees known). item
consultants.
1 Architect.
Note: where design liability
2 Building services engineer(s).
is to be transferred to the
main contractor (i.e. where a 3 Structural engineer.
design and build or other main
contractor-led design contract 4 Interior designer.
strategy is to be used) and all,
5 Landscape architect.
or some, of the consultants
in the design team are to be 6 Infrastructure engineer.
novated, the balance of the
7 Drainage engineer.
consultants’ fees due after
novation has occurred is to 8 Site investigation services (by specialist subcontractor or consultant).
be transferred from element
11.1 to element 11.3. 9 Other design consultants or specialist services.
Note: the gap between the design and consultancy services required by
the contractor and those covered by the services of the novated design
team need to be considered, with an allowance made for any gaps within
(i.e. an allowance for the gap in design and consultancy services provision).
412
Group element 12: Other project costs

Note: where the unit of measurement for a sub-element or part of an item has been given as ‘per week’,
413
Element 12.1: Other project costs
12.1.1 Land acquisition costs. 1 Costs in connection with land acquisition. item
12.1.2 Employer finance costs. 1 Costs in connection with funding of building project.
12.1.3 Fees. 1 Planning fees. 1 Building control fees, where paid by the main contractor
2 Building control fees, where not paid by the main contractor.
3 Oversailing fees, where not paid by the main contractor. 2 Oversailing fees, where paid by the main contractor
4 Fees in connection with party wall awards.
3 Building scheme registration fees (e.g. NHBC Buildmark)
5 Fees in connection with rights of light agreements.
or similar fees, where paid by the main contractor
6 Building scheme registration fees (e.g. NHBC Buildmark) or (included in sub-element 9.2.12).
similar fees, where not paid by the main contractor.
4 Considerate Constructors’ Scheme fees (or alternative
7 Fees in connection with other agreements between the
scheme operated by local authority), where paid by main
employer and neighbours to facilitate the building project.
contractor (included in sub-element 9.2.12).
8 Other fees in connection with licences, permits and
5 Other fees in connection with licences, permits and
agreements, where not paid by the main contractor.
agreements, where paid by the main contractor (included
414
12.1.4 Charges. 1 Adoption charges in connection with highways. item

2 Maintenance costs in connection with highways. per week
3 Adoption charges in connection with services (e.g. sewers, item
water, electricity and gas).
4 Maintenance costs in connection with services. per week
12.1.5 Planning 1 Direct financial contributions in connection with planning item 1 Building works subject to a planning contribution which
contributions. consent (e.g. section 106 and section 278 contributions in the UK). forms an integral part of the building project (included in
2 Environmental improvement works. the appropriate group element, element or sub-element).
12.1.6 Insurances. 1 Insurance for works to existing buildings. 1 Insurance for works to new buildings, where insurance
taken out by the main contractor (included in sub-element
2 Insurance for works to new buildings, where insurance taken
9.2.14).
out by the employer.
3 Other insurances in connection with the works.
12.1.7 Archaeological 1 Fees and charges in connection with fieldwork carried out 1 Physical works in connection with extraordinary site
fieldwork. by an archaeologist. investigations carried out by the main contractor for a
specialist, including temporary works and attendance
12.1.8 Other 1 Fees and charges in connection with fieldwork carried out 1 Physical works in connection with extraordinary site
specialist fieldwork. by a specialist. investigations carried out by the main contractor for a
specialist, including temporary works and attendance
12.1.9 Decanting and 1 Temporary relocation costs.
relocation costs.
2 Fit-out of temporary accommodation.
3 Rent and other running costs. per week
415
12.1.10 Fittings, 1 Fittings, furnishings and equipment that do not form part item 1 Fittings, furniture and equipment that form part
furnishings and of a building contract. of a building contract (included in group element 4).
equipment.
12.1.11 Tenant’s 1 Tenant’s costs.
costs/contributions.
2 Tenant’s contributions.
12.1.12 Marketing 1 Launch event.
costs.
2 Site-based advertising (e.g. sales hoardings).
3 Show unit/marketing suites (separate or within building
to be built).
4 Operating costs associated with show unit/marketing suites. per week
5 Marketing literature. item
12.1.13 Other 1 Other employer costs in connection with the building project
employer costs. (to be stated).
416
Group element 13: Risks

13.1 Design development risks
13.2 Construction risks
13.3 Employer change risks
13.4 Employer other risks
Note: typical causes of risks that should be considered under these elements are listed in the following
tables. The risks that might arise from these causes can then be identified and the cost implications
to the project, should any of the risks materialise, can be estimated (i.e. the risk allowance required to
manage and resolve each risk, should it materialise). The lists are not meant to be definitive or exhaustive
but are merely a guide, and can be used to prompt the employer and other project team members.
417
Element 13.1: Design development risks

1 Inadequate or unclear project brief.
2 Unclear design team responsibilities.
3 Unrealistic design programme.
4 Ineffective quality control procedures.
5 Inadequate site investigation.
6 Planning constraints/requirements.
7 Soundness of design data.
8 Appropriateness of design (construction ability).
9 Degree of novelty (i.e. design novelty).
10 Ineffective design co-ordination.
11 Reliability of area schedules.
12 Reliability of estimating data:
• changes in labour, materials, equipment and

plant costs and
• inflation (i.e. differential inflation due to market factors

and/or timing).
13 Use of provisional sums (i.e. do not give price certainty).
418
Element 13.2: Construction risks

1 Inadequate site investigation. 21 Relocation of existing services.
2 Archaeological remains. 22 Performance of statutory undertakers.
3 Underground obstructions. 23 Uncertainty over the sourcing and availability of materials.
4 Contaminated ground. 24 Appropriateness of specifications.
5 Adjacent structures (i.e. requiring special precautions). 25 Incomplete design.
6 Geotechnical problems (e.g. mining and subsidence). 26 Weather and seasonal implications.
7 Ground water. 27 Industrial relations.
8 Asbestos and other hazardous materials. 28 Remoteness of site.
9 Invasive plant growth. 29 Competence of contractor and subcontractors.
10 Tree preservation orders. 30 Health and safety.
11 Ecological issues (e.g. presence of endangered species). 31 Ineffective quality management procedures.
12 Environmental impact. 32 Phasing requirements (e.g. occupation and decanting).
13 Physical access to site (i.e. restrictions and limitations). 33 Ineffective handover procedures.
14 Existing occupancies/users. 34 Disputes and claims.
15 Restricted working hours/routines. 35 Effect of changes/variations on construction programme.
16 Maintaining access. 36 Cumulative effect of numerous changes/variations on
construction programme.
17 Maintaining existing services.
37 Defects.
18 Additional infrastructure.
38 Accidents/injury.
19 Existing services (availability, capacity, condition and location).
20 Location of existing services.
419
Element 13.3: Employer change risks

1 Specific changes in requirements (i.e. in scope of works or project
brief during design, pre-construction and construction stages).
2 Changes in quality (i.e. specification of materials and workmanship).
3 Changes in time.
4 Employer driven changes/variations introduced during the

construction stage.
5 Effect on construction duration (i.e. impact on date for completion).
6 Cumulative effect of numerous changes.
420
Element 13.4: Employer other risks

0 Project brief: 2 Financial:
• end user requirements • availability of funds
• inadequate or unclear project brief • unavailability of grants/grant refusal
• employer’s specific requirements (e.g. functional • cash flow effects on timing
standards, site or establishment rules and
• existing liabilities (such as liquidated damages or premiums
regulations, and standing orders).
on other contracts due to late provision of accommodation)
1 Timescales:
• changing inflation
• unrealistic design and construction programmes
• changing interest rates
• unrealistic tender period(s)
• changing exchange rates
• insufficient time allowed for tender evaluation
• changes in taxation (e.g. VAT)
• contractual claims
• unsuitable contract strategy
• effects of phased completion requirements
• incomplete design before construction commences
(e.g. sectional completion)
• unconventional contract strategy
• acceleration of construction works
• unconventional tender action
• effects of early handover requirements (e.g. requesting
partial possession) • amendments to standard contract conditions
and/or supplementary contract conditions
• postponement of pre-construction services or
construction works • acceptance of the use of provisional sums, which do
not give price certainty
• timescales for decision making.
• liquidation/insolvency of main contractor
• liquidation/insolvency of consultant
• delay in payment.
421
3 Management: • works arising out of party wall agreements

• unclear project organisation and management • requirements relating to existing rights of way,
rights of light, way leaves and noise abatement
• competence of project and design team
• requirements relating to listed buildings and/or
• unclear definition of project/team responsibilities
conservation areas
• inadequate or no risk management strategy
• requirements relating to sites of scientific interest (SSI)
• ineffective or no cost control procedures
• requirements relating to environmental impact assessments
• inadequate or no design review procedures
• requirements relating to social matters (e.g. pressure
• ineffective or no procedures for procurement groups and local protests)
• ineffective or no time control procedures • public enquiries.
• ineffective change control procedures (for both pre- 5 Other:
construction and construction stages of building project)
• insistence on use of local workers
• ineffective reporting systems
• availability of labour, materials and plant
• phasing of decanting and occupation.
• statutory requirements
4 Third party:
• market conditions
• requirements relating to planning (e.g. public enquiries,
• political change
listed building consent and conservation area consent)
• legislation
• opposition by local councillors
• force majeure.
• planning refusal
• legal agreements
422
Group element 14: Inflation

14.1 Tender inflation
14.2 Construction inflation
Element Included Unit Excluded
14.1 Tender inflation. 1 Inflationary price increases during % 1 Unexpected price increases associated with particular materials or
the period from the estimate base products, or the impact of major projects sapping resources (home
date to the date of tender return. and abroad); particular specialist, works, trade, work package and
14.2 Construction inflation. 1 Inflationary price increases during labour-only subcontractors; or other countries buying major quantities
the period from the date of tender of raw materials (included in element 13.4).
return to the mid-point of the 2 Unexpected changes in market conditions (included in element 13.4).
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Appendix A: Commonly used

functional units and functional
units of measurement
Function Functional unit of measurement
Car parking
Car parking per car parking space
Administrative facilities
Offices per m2 of NIA
Commercial facilities
Shops per m2 of retail area (m2)
Department stores per m2 of retail area (m2)
Shopping centres per m2 of retail area (m2)
Retail warehouses per m2 of retail area (m2)
Industrial facilities
Factories per m2 of NIA
Warehouses/stores per m2 of NIA
Livestock buildings – farms (pig pens, milking per animal
parlour, etc.)
Residential facilities
Houses (private developer and affordable) per house type (based on number of
bedrooms)
Bungalows (private developer and affordable) per bedroom
Apartments/flats (private developer and per apartment/flat type (based on number of
affordable) bedrooms)
Hotels/motels per bedroom
Hotel furniture, fittings and equipment per bedroom
Student accommodation per bedroom
Youth hostels per bedroom
Religious
Churches, chapels, temples, mosques, etc. per pew or per seat
Education, scientific and information facilities
Schools per child or per student
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Function Functional unit of measurement

Universities, colleges, etc. per student
Conference centres number of places
Health and welfare facilities
Hospitals per bed space
Nursing homes per bed space
Doctors’ surgeries per doctor consulting room
Dentists’ surgeries per dentist workspace
Protective facilities
Fire stations per fire tender space
Ambulance stations per ambulance vehicle space
Law courts per courtroom
Prisons per cell
Recreational facilities
Theatre per seat
Cinemas per seat or per screen
Concert halls per seat
Restaurants per seat
Squash courts, tennis courts, etc. per court
Football stadia per seat
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Appendix B: Logic and

arrangement of levels 1 to 3 for
elemental cost planning
Level 1 Level 2 Level 3
Group element Element Sub-element

0 Facilitating works 0.1 Toxic/hazardous/ 0.1.1 Toxic or hazardous material removal
contaminated material 0.1.2 Contaminated land
treatment
0.1.3 Eradication of plant growth
0.2 Major demolition works 0.2.1 Demolition works
0.2.2 Soft strip works
0.3 Temporary support for 0.3.1 Temporary support for adjacent
adjacent structures structures
0.4 Specialist groundworks 0.4.1 Site dewatering and pumping
0.4.2 Soil stabilisation measures
0.4.3 Ground gas venting measures
0.5 Temporary diversion 0.5.1 Temporary diversion works
works
0.6 Extraordinary site 0.6.1 Archaeological investigation
investigation works 0.6.2 Reptile/wildlife harm mitigation
measures
0.6.3 Other extraordinary site
investigation works
1 Substructure 1.1 Substructure 1.1.1 Standard foundations
1.1.2 Specialist foundations
1.1.3 Lowest floor construction
1.1.4 Basement excavation
1.1.5 Basement retaining walls
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2 Superstructure 2.1 Frame 2.1.1 Steel frames
2.1.2 Space frames/decks
2.1.3 Concrete casings for steel frames
2.1.4 Concrete frames
2.1.5 Timber frames
2.1.6 Specialist frames
2.2 Upper floors 2.2.1 Floors
2.2.2 Balconies
2.2.3 Drainage for balconies
2.3 Roof 2.3.1 Roof structure
2.3.2 Roof coverings
2.3.3 Specialist roof systems
2.3.4 Roof drainage
2.3.5 Rooflights, skylights and openings
2.3.6 Roof features
2.4 Stairs and ramps 2.4.1 Stair/ramp structures
2.4.2 Stair/ramp finishes
2.4.3 Stair/ramp balustrades and
handrails
2.4.4 Ladders/chutes/slides
2.5 External walls 2.5.1 External enclosing walls above
ground level
2.5.2 External enclosing walls below
ground level
2.5.3 Solar/rain screening
2.5.4 External soffits
2.5.5 Subsidiary walls, balustrades and
proprietary balconies
2.5.6 Facade access/cleaning systems
2.6 Windows and external 2.6.1 External windows
doors 2.6.2 External doors
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2 Superstructure 2.7 Internal walls and 2.7.1 Walls and partitions
partitions 2.7.2 Balustrades and handrails
2.7.3 Moveable room dividers
2.7.4 Cubicles
2.8 Internal doors 2.8.1 Internal doors
3 Internal finishes 3.1 Wall finishes 3.1.1 Wall finishes
3.2 Floor finishes 3.2.1 Finishes to floors
3.2.2 Raised access floors
3.3 Ceiling finishes 3.3.1 Finishes to ceilings
3.3.2 False ceilings
3.3.3 Demountable suspended ceilings
4 Fittings, 4.1 Fittings, furnishings and 4.1.1 General fittings, furnishings and
furnishings and equipment equipment
equipment 4.1.2 Domestic kitchen fittings and
equipment
4.1.3 Special-purpose fittings, furnishings
and equipment
4.1.4 Signs/notices
4.1.5 Works of art
4.1.6 Non-mechanical and non-electrical
equipment
4.1.7 Internal planting
4.1.8 Bird and vermin control
5 Services 5.1 Sanitary installations 5.1.1 Sanitary appliances
5.1.2 Sanitary ancillaries
5.2 Services equipment 5.2.1 Services equipment
5.3 Disposal installations 5.3.1 Foul drainage above ground
5.3.2 Chemical, toxic and industrial liquid
waste drainage
5.3.3 Refuse disposal
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5 Services 5.4 Water installations 5.4.1 Mains water supply
5.4.2 Cold water distribution
5.4.3 Hot water distribution
5.4.4 Local hot water distribution
5.4.5 Steam and condensate distribution
5.5 Heat source 5.5.1 Heat source
5.6 Space heating and air 5.6.1 Central heating systems
conditioning systems 5.6.2 Local heating systems
5.6.3 Central cooling systems
5.6.4 Local cooling systems
5.6.5 Central heating and cooling systems
5.6.6 Local heating and cooling systems
5.6.7 Central air conditioning systems
5.6.8 Local air conditioning systems
5.7 Ventilation systems 5.7.1 Central ventilation systems
5.7.2 Local and special ventilation systems
5.7.3 Smoke extraction/control systems
5.8 Electrical installations 5.8.1 Electrical mains and sub-mains
distribution
5.8.2 Power installations
5.8.3 Lighting installations
5.8.4 Specialist lighting installations
5.8.5 Local electricity generation systems
5.8.6 Earthing and bonding systems
5.9 Fuel installations 5.9.1 Fuel storage
5.9.2 Fuel distribution systems
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5 Services 5.10 Lift and conveyor 5.10.1 Lifts and enclosed hoists
installations 5.10.2 Escalators
5.10.3 Moving pavements
5.10.4 Powered stairlifts
5.10.5 Conveyors
5.10.6 Dock levellers and scissor lifts
5.10.7 Cranes and unenclosed hoists
5.10.8 Car lifts, car stacking systems,
turntables, etc.
5.10.9 Document handling systems
5.10.10 Other lift and conveyor
installations
5.11 Fire and lightning 5.11.1 Firefighting systems
protection 5.11.2 Fire suppression systems
5.11.3 Lightning protection
5.12 Communication, security 5.12.1 Communication systems
and control systems 5.12.2 Security systems
5.12.3 Central control/building
management systems
5.13 Specialist installations 5.13.1 Specialist piped supply installations
5.13.2 Specialist refrigeration systems
5.13.3 Specialist mechanical installations
5.13.4 Specialist electrical/electronic
installations
5.13.5 Water features
5.14 Builder’s work in 5.14.1 Builder’s work in connection with
connection with services services
6 Prefabricated 6.1 Prefabricated buildings 6.1.1 Complete buildings
buildings and and building units 6.1.2 Building units
building units
6.1.3 Pods
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7 Work to existing 7.1 Minor demolition and 7.1.1 Minor demolition and alteration
buildings alteration works works
7.2 Repairs to existing 7.2.1 Repairs to existing services
services
7.3 Damp-proof courses/ 7.3.1 Damp-proof courses
fungus and beetle 7.3.2 Fungus/beetle eradication
eradication
7.4 Facade retention 7.4.1 Facade retention
7.5 Cleaning existing surfaces 7.5.1 Cleaning
7.5.2 Protective coatings
7.6 Renovation works 7.6.1 Masonry repairs
7.6.2 Concrete repairs
7.6.3 Metal repairs
7.6.4 Timber repairs
7.6.5 Plastics repairs
8 External works 8.1 Site preparation works 8.1.1 Site clearance
8.1.2 Preparatory groundworks
8.2 Roads, paths, pavings 8.2.1 Roads, paths and pavings
and surfacings 8.2.2 Special surfacings and pavings
8.3 Soft landscaping, planting 8.3.1 Seeding and turfing
and irrigation systems 8.3.2 External planting
8.3.3 Irrigation systems
8.4 Fencing, railings and walls 8.4.1 Fencing and railings
8.4.2 Walls and screens
8.4.3 Retaining walls
8.4.4 Barriers and guardrails
8.5 External fixtures 8.5.1 Site/street furniture and equipment
8.5.2 Ornamental features
8.6 External drainage 8.6.1 Surface water and foul water
drainage
8.6.2 Ancillary drainage systems
8.6.3 External chemical, toxic and
industrial liquid waste drainage
8.6.4 Land drainage
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8 External works 8.7 External services 8.7.1 Water mains supply
8.7.2 Electricity mains supply
8.7.3 External transformation devices
8.7.4 Electricity distribution to external
plant and equipment
8.7.5 Gas mains supply
8.7.6 Telecommunications and other
communication system connections
8.7.7 External fuel storage and piped
distribution systems
8.7.8 External security systems
8.7.9 External street lighting systems
8.7.10 Local/district heating installations
8.7.11 Builders work in connection with
external services
8.8 Minor building works and 8.8.1 Minor building works
ancillary buildings 8.8.2 Ancillary buildings and structures
8.8.3 Underpinning for external site
boundary walls
9 Main contractor’s 9.1 Employer’s requirements 9.1.1 Site accommodation
preliminaries 9.1.2 Site records
9.1.3 Completion and post-completion
requirements
9.2 Main contractor’s cost 9.2.1 Management and staff
items 9.2.2 Site establishment
9.2.3 Temporary utilities
9.2.4 Security
9.2.5 Safety and environmental
protection
9.2.6 Control and protection
9.2.7 Mechanical plant
9.2.8 Temporary works
9.2.9 Site records
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9 Main contractor’s 9.2 Main contractor’s cost 9.2.10 Completion and post-completion
preliminaries items requirements
9.2.11 Cleaning
9.2.12 Fees and charges
9.2.13 Site services
9.2.14 Insurance, bonds, guarantees and
warranties
10 Main contractor’s 10.1 Main contractor’s
overheads and profit overheads
11 Project and 11.1 Consultants’ fees 11.1.1 Project and design team
design team fees consultants’ fees
11.1.2 Other consultants’ fees
11.1.3 Site investigation fees
11.1.4 Specialist support consultants’ fees
11.2 Main contractor’s pre- 11.2.1 Management and staff fees
construction fees 11.2.2 Specialist support services fees
11.2.3 Temporary accommodation,
services and facilities charges
11.2.4 Main contractor’s overheads and
profit
11.3 Main contractor’s design 11.3.1 Fees for main contractor’s design
fees consultants
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12 Other technical 12.1 Other project costs 12.1.1 Land acquisition costs
design project costs 12.1.2 Employer finance costs
12.1.3 Fees
12.1.4 Charges
12.1.5 Planning contributions
12.1.6 Insurances
12.1.7 Archaeological fieldwork
12.1.8 Other specialist fieldwork
12.1.9 Decanting and relocation costs
12.1.10 Fittings, furnishings and
equipment
12.1.11 Tenant’s costs/contributions
12.1.12 Marketing costs
12.1.13 Other employer costs
13 Risks 13.1 Design development
risks
14 Inflation 14.1 Tender inflation
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Appendix C: Information
requirements for formal cost
plans
This appendix comprises a list of the key information required to enable preparation of formal
cost plans.
C1 Formal cost plan 1 – information requirements

To enable preparation of formal cost plan 1 (at RIBA Stage 2 or OGC Gateway 3A), the key
information required is as follows.
C1.1 From project manager/lead

From project manager/lead (or client, client team or project board if no project manager
appointed)
Item Information required Comments/notes
1 Authority to commence RIBA
Stage 2: Concept Design or other
comparative Stage or Gateway).
2 Initial project brief. Detailed requirements for the design and
management of the project. Including: project
outcomes, inclusive design strategy, sustainability
outcomes, quality aspirations, spatial requirements
and ‘fit-out’ requirements.
3 Responsibility matrix. Summary project team Stage 2 tasks.
4 Site information/surveys. Including: record drawings; health and safety file;
topographical surveys, site investigation reports;
water and ground investigation reports; and other
site survey reports/information (e.g. archaeological
assessments, ecology surveys, etc.).
5 Legislative constraints. Summary of any legislative constraints (e.g.
restrictive covenants).
6 Planning strategy. From planning advisor.
7 Procurement strategy. Including: tender strategy, contract strategy (for
enabling works and construction contracts),
terms and conditions of contract(s), phasing and
decanting requirements, and temporary access
requirements.
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appointed)
8 Project programme, including Including: design, tender, construction start date(s),
timetable of critical events (key construction completion date(s) and required
project milestones). occupation dates.
9 Scope of facilitating works. Including: demolition, decanting requirements,
temporary works, preparatory site works and
early infrastructure works (e.g. mains service
connections and roadworks).
10 Conservation strategy.
11 Cost strategy.
12 Construction strategy. Initial buildability issues, access and logistics.
13 Scope of facilitating works. Including: demolition, preparatory site works

and early infrastructure works (e.g. mains service
connections and roadworks).
14 Fire safety strategy. From fire safety advisor.
15 Health and safety strategy. From health and safety advisor.
16 Pre-construction information. Information in the client’s, client team’s or project
board’s possession or which is reasonably
obtainable (e.g. the health and safety file)
17 Sustainability strategy. From sustainability advisor
18 Handover strategy/take-over
strategy.
19 Maintenance and operational Including details of any post-completion
strategy. maintenance services.
20 Plan for use strategy. Post completion requirements if not addressed in
maintenance and operational strategy.
If whole life cost plan required, tasks to be

undertaken to enable the effective running of
a building or built asset (e.g. (facilities/building)
maintenance plan.
21 Up-to-date project risk register.
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appointed)
22 Cost limit (i.e. the project budget). Where alternative cost options were reported
to the client, client team or project board,
confirmation of the preferred design/ development
option and cost limit is required.
23 Client insurance requirements. For example:
Amount of professional indemnity insurance cover.

If considerable, it might attract additional costs,
which the contract will wish to pass on to the client.
Specialist insurances (e.g. airside insurance).

24 Approach to dealing with project Are project and design team fees to be included in
and design team fees. the cost plan?
25 Approach to dealing with other Indirect project costs (e.g. planning contributions,
project costs. party wall works and decanting costs).
Are other project costs to be included in the cost

plan?
26 Approach to dealing with (If known) are planning contributions to be included
planning contributions. in the cost plan?
27 Approach to dealing with Are allowances for employer’s risks to be included
employer’s risks. in the cost plan?
28 Approach to dealing with capital Are enhanced capital allowances to be recovered?
allowances.
29 Other considerations (e.g. land
remediation allowances and
grants).
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C1.2 From architect

From architect
1 Measured survey drawing(s). Topographical survey.
2 Site constraints plan. Site plan marked up to show any specific
site constraints.
3 Coordinated architectural design drawings
to a suitable scale, comprising:
3.1 Floors, including basement levels, and
roofs.
3.2 General elevations (with materials clearly
annotated).
3.3 General sections.
3.4 External landscaping – general
arrangement plan(s).
3.5 Plans of key building functions.
3.6 Elevations (showing construction of
external walls, roofs, ground floor).
3.7 Construction and upper floor construction.
3.8 Sketches showing key details/interfaces
(e.g. interface between curtain walling
system and structure, balconies, etc.).
3.9 Spatial requirements.
4 Outline architectural specification
information, including:
4.1 Specification/design intent for all main
elements.
4.2 Statement of required quality.
4.3 Outline specification for building systems/
components and finishes.
4.4 Acoustics/vibration requirements.
4.5 Security requirements.
4.6 Outline performance criteria for main
building systems/components.
4.7 Schedule of finishes. For both internal and external locations.
4.8 Details of alternative specifications for
building systems/components.
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From architect
5 Area schedule. Schedule of gross external floor areas
(GEFA), gross internal floor areas (GIFA),
net internal areas (NIA – i.e. usable area
for shops, supermarkets and offices) and
site area (SA).
6 Accommodation schedule. Accommodation may be included in
project brief.
7 Room data sheets.
8 Schedules of key fixtures, fittings and
equipment (FF&E) schedules.
9 Design strategies, including:
9.1 Access.
9.2 Environmental/sustainability, including: Prepared in conjunction with the building
services engineer.
9.2.1 Measures to achieve required
environmental rating.
9.2.2 Building Regulations requirements.
9.2.3 Sustainability requirements and
assumptions.
9.2.4 Renewable energy requirements and
assumptions.
9.2.5 Employer’s specific requirements. May be included within sustainability
strategy.
9.3 Car parking, including motorcycles and
bicycles.
9.4 Vertical transportation. Prepared in conjunction with the building
services engineer.
9.5 Information technology (IT).
9.6 Fire engineering.
9.7 Acoustics.
9.8 Security.
9.9 Cleaning and maintenance strategy. Cleaning and maintenance strategy be
included in maintenance and operational
strategy.
9.10 Refuse/waste disposal.
9.11 Public art.
10 Scoping survey/study/review reports.
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From architect
11 Proposed value engineering options.
12 Architect’s risk register.
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C1.3 From building services engineer

From building services engineer
1 Coordinated design drawings to a suitable scale,
comprising:
1.1 General arrangement for each main system.
1.2 Schematic diagrams for each major system.
1.3 Plant room layouts, including roof plant layout.
1.4 Single line diagrams showing primary service
routes.
1.5 Typical layouts of landlord’s areas, service areas
and cores.
2 Outline mechanical and electrical and public health
(MEP) specification information, including:
2.1 Mechanical services.
2.2 Electrical services.
2.3 Vertical transportation systems (e.g. lifts, hoists and
escalators).
2.4 Public health. Structural engineer may prepare
public health specification
information.
2.5 Protective installations.
2.6 Communication, security and control systems.
2.6 Special installations.
2.6 Plant/equipment schedule. For primary plant/equipment.
2.6 Approximate duties, output, and sizes of primary
plant/equipment.
2.7 Schedule of cost-significant builders’ work in
connection with mechanical and electrical
engineering services.
2.8 Details of alternative specifications.
3 Survey of above ground and below ground services.
4 Project strategies, including:
4.1 Environmental/sustainability (in conjunction with
the architect), including:
4.1.1 Measures to achieve required environmental rating.
4.1.3 Sustainability requirements and assumptions.
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4.1.4 Renewable energy requirements and assumptions.
4.1.5 Employer’s specific requirements.
4.2 Vertical movement. Prepared in conjunction with the
architect.
4.3 Removal/decommissioning of existing plant and or
equipment.
6 Reports:
6.1 Existing utilities: gas, electricity, communications
cables (including telecommunications and
networks), water, surface and foul drainage).
6.2 Other existing building services impacting on
design.
7 Identification of requirements for any abnormal
mechanical and electrical engineering services
installations/systems.
8 Details of statutory authority/public undertaker
designs and cost proposals, including:
8.1 Connections.
8.2 Upgrading requirements.
8.3 Diversions.
9 Methodology for facilitating works (e.g. early
provision of mains services to site).
11 Building service engineer’s risk register.
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C1.4 From structural engineer

From structural engineer
1 Reports based on desktop studies, including:
1.1 Environmental contamination (Phase 1 audit
to establish the nature of any sub-surface
contaminated soil and/or groundwater).
1.2 Geotechnical properties.
1.3 Bombs.
3 Reports based on fieldwork, sampling and Fieldwork comprises trial pits,
analysis (where commissioned by the client), auger holes, window samplers,
including: boreholes, probing, etc.
3.1 Environmental contamination (Phase 2 audit).
4 Reports, including:
4.1 Water and ground investigation.
4.2 Environmental risk assessment.
4.2 Remediation strategy report.
5 Advice on ground conditions.
comprising:
6.1 General arrangement.
6.2 Frame configuration.
6.3 Layout of shear walls, core walls, columns and
beams.
6.4 Sections.
6.5 Foundation layouts, including pile (and pile cap
and ground beam) layouts.
6.6 Sections, showing ground slab construction,
basement wall construction, pile caps
construction, etc.
6.7 Indicative drainage solution.
7 Formation and excavation levels.
8 Outline structural, civil and public health
specification information, including:
8.1 Specification/design intent for all main elements/
building systems and components.
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8.2 Outline specification for components and
materials.
8.3 Structural performance criteria (e.g. design
loadings).
8.4 Pile sizes, including indicative lengths.
8.5 Statement on strategy for integration of
with structural components.
9 Estimates of reinforcement content for all
reinforced concrete components.
10 Mass of steelwork in framed structures.
11 Developed design schedules and reports
comprising:
11.1 Water and ground investigation report.
12 Methodologies for:
12.1 Demolition works.
12.2 Preparatory site works.
12.3 Ground stabilisation.
12.4 Temporary works.
12.5 Early infrastructure works.
12.6 Drainage (indicative solution).
12.7 Other facilitating works.
14 Structural engineer’s risk register.
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To enable preparation of formal cost plan 2 (at RIBA Stage 3 or OGC Gateway 3B), the key
information required is as follows.

appointed)
1 Confirmation that formal cost plan
1 prepared at RIBA Stage 2 or OGC
Gateway 3A is acceptable.
2 Confirmation of any preferred
alternatives given in the cost report for
cost plan 1.
3 Acceptance of any other matters within Accepted value engineering options, for
the cost report for cost plan 1. example.
4 Confirmation of cost limit (i.e. the
project budget).
5 Confirmation of the final project brief,
including statement of quality and ‘fit-
out’ requirements.
6 Confirmation of project programme. Including: timetable for design, construction
start date, construction time, construction
completion date and required occupation
dates.
7 Confirmation of procurement strategy. Including: tender strategy; contract strategy;
terms and conditions of contract; and phasing
of decanting requirements, temporary access
requirements and construction works.
8 Confirmation of facilitating works. Including: demolition, preparatory site works
and early infrastructure works (e.g. mains
service connections and roadworks).
9 Confirmation of treatment of project
and design team fees.
10 Confirmation of treatment of
insurances.
11 Confirmation of approach to dealing Planning contributions, party wall works and
with other project costs. decanting costs, for example.
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appointed)
12 Confirmation of planning contributions
required to be incorporated into the
building design and/or building works
contract(s).
13 Confirmation of treatment of employer’s
risks.
14 Confirmation of treatment of inflation.
15 Confirmation of approach to dealing
with of Value Added Tax (VAT) and other
tax liabilities.
16 Confirmation of other considerations
(e.g. approach to dealing with capital
allowances, land remediation allowances
and grants).
17 Authority to commence the next Stage
or proceed to the next Gateway (e.g.
RIBA Stage 4: Technical Design or other
comparative Project Gateway).
18 RIBA Stage 3: Spatial; Coordination (or Architect may provide report.
other comparative Project Stage or
Gateway) report.
19 Additional site information/surveys. Copies of any additional information about
the site procured during RIBA Stage 3.
20 Up-to-date responsibility matrix. Summary project team Stage 3 tasks.
21 Up-to-date project strategies.
22 Legislative constraints. Details of any changes to information
provided at RIBA Stage 2.
23 Details of changes to contract Details of proposed amendments to standard
conditions. contract; potential impact on cost due to
liquidated damages and/or employer-specific
contract provisions.
25 Confirmation of post completion If not addressed in maintenance and
requirements. operational strategy.
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C2.2 From architect

From architect
1 Coordinated design drawings to a suitable
scale, comprising:
1.1 General arrangement plans (for all floors,
including basement levels, and roofs).
1.2 General elevations (with materials clearly
annotated).
1.3 General sections.
1.4 External landscaping – general arrangement
plan(s).
1.6 Detailed elevations.
1.7 Detailed sections, showing construction of
external walls, roofs, ground floor construction
and upper floor construction.
1.8 Drawings showing key details/interfaces (e.g.
interface between curtain walling system and
structure, balconies, etc.).
1.9 Detailed floor plans, showing the layout of
rooms and common areas.
2 Up-to-date site constraints plan.
3 Up-to-date area schedule. Schedule of gross external areas
(GEFA), gross internal floor areas
(GIFA), net internal areas (NIA, i.e.
usable area for shops, supermarkets
and offices) and site area (SA).
4 Up-to-date accommodation schedule. Accommodation schedule may be
included in project brief.
5 Up-to-date room data sheets.
6 Up-to-date planning application drawings.
7 Up-to-date outline architectural specification
7.1 Specification/design intent for all main
elements, building systems and components.
7.3 Outline specification for components, materials
and finishes.
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From architect
7.5 Outline performance criteria for main
elements, building systems and components.
7.6 Landscaping. Prepared by landscape architect, if
appointed.
8 Up-to-date schedules and reports comprising:
8.1 Finishes schedule(s). Internal and external.
8.2 Door schedule(s).
8.3 Window schedule(s).
8.4 Fixtures, fittings and equipment (FF&E)
schedules.
8.5 Schedule of builder’s work in connection (BWIC)
with mechanical, electrical and public health
installations (MEP) (in conjunction with building
services engineer and structural engineer).
9 Up-to-date strategies, including:
9.1 Access and egress.
9.2 Environmental/sustainability (in conjunction
with the building services engineer), including:
9.2.1 Measures to achieve required environmental
rating.
assumptions.
strategy.
bicycles.
9.4 Vertical transport (in conjunction with the
building services engineer).
9.7 Acoustics.
9.8 Security.
9.9 Access.
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From architect
9.10 Cleaning and maintenance strategy. Cleaning and maintenance strategy
may be included in maintenance and
operational strategy.
9.12 Public art.
11 Up-to-date architect’s risk register.
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1 Coordinated developed design drawings to a suitable
scale, comprising:
1.1 General arrangement for each main system.
1.2 Schematic diagrams for each major system.
1.3 Plant room layouts, including roof plant layout.
1.4 Single line diagrams showing primary service routes.
1.5 Typical layouts of landlord’s areas, service areas and
cores.
2 Up-to-date outline mechanical and electrical and
public health (MEP) specification information,
including:
2.1 Mechanical engineering services.
2.2 Electrical engineering services.
escalators).
2.5 Communication, security and control systems.
2.6 Specialist installations.
escalators).
2.10 Public health. Structural engineer may
prepare.
3 Schedule of builder’s work in connection (BWIC) with Prepared in conjunction
mechanical, electrical and public health installations with architect and structural
(MEP). engineer.
4 Up-to-date strategies, including:
4.1 Environmental/sustainability, including: Prepared in conjunction with
the architect.
4.1.1 Measures to achieve required environmental rating.
4.1.4 Renewable energy requirements and assumptions.
450
IP

4.2 Vertical movement (in conjunction with the architect).
4.3 Removal/decommissioning of existing plant and or
equipment.
5 Survey of underground services.
6 Identification of requirements for any abnormal
installations/systems.
7 Details of statutory authority/public undertaker
designs and cost proposals, including:
7.1 Connections.
7.3 Diversions.
8 Quotations from statutory undertakers.
9 Up-to-date methodology for facilitating works. Early provision of mains
services to site, for example.
11 Up-to-date building services engineer’s risk register.
451
IP

1 Reports based on fieldwork, sampling and analysis Fieldwork comprises trial pits,
(where commissioned by the client), including: auger holes, window samplers,
boreholes, probing, etc.
1.1 Environmental contamination (Phase 2 audit).
2 Environmental risk assessment.

comprising:
3.3 Layout of shear walls, core walls, columns and beams.
3.4 Sections.
3.5 Foundation layouts, including pile (and pile cap and
ground beam) layouts.
3.6 Sections, showing ground slab construction, basement
wall construction, pile caps construction, etc.
3.7 Indicative drainage solution.
5 Up-to-date outline structural, civil and public health
5.1 Specification/design intent for all main elements.
5.2 Outline specification for components and materials.
5.3 Structural performance criteria. Design loadings, for example.
5.4 Pile sizes. Including indicative lengths.
5.5 Statement on strategy for integration of mechanical
and electrical engineering.
5.6 Services with structural components.
6 Up-to-date estimates of reinforcement content for all
reinforced concrete components.
7 Up-to-date estimates of steelwork mass for steel
framed structures.
452
IP

8 Coordinated design schedules and reports comprising:
8.3 Schedule of builder’s work in connection (BWIC) with Produced in conjunction with
mechanical, electrical and public health installations architect and building services
(MEP). engineer.
9 Methodologies for:
9.2 Ground stabilisation. And other preparatory
groundworks.
9.4 Drainage.
9.5 Roadworks.
9.6 Other specialist works.
11 Up-to-date structural engineer’s risk register.
453
IP
C2.5 From specialist design consultants

From specialist design consultants
1 Coordinated design drawings to a suitable scale.
2 Outline specification information.
4 Specialist designer’s risk register.
454
IP

To enable preparation of formal cost plan 3 (at RIBA Stage 4 and OGC Gateway 3B), the key
information required is the following.

appointed)
1 Confirmation that formal cost plan
2 prepared at RIBA Stage 3 or OGC
Gateway 3B is acceptable.
2 Confirmation of any preferred
alternatives given in the cost report for
cost plan 2.
3 Acceptance of any other matters within Accepted value engineering options, for
the cost report for cost plan 1. example.
4 Confirmation of cost limit (i.e. the
project budget).
5 Confirmation of the final project brief,
including statement of quality and ‘fit-
out’ requirements.
6 Confirmation of project programme. Including: timetable for design, construction
start date, construction time, construction
completion date and required occupation
dates.
7 Confirmation of procurement strategy. Including: tender strategy; contract strategy;
terms and conditions of contract; and phasing
of decanting requirements, temporary access
requirements and construction works.
8 Confirmation of facilitating works. Including: demolition, preparatory site works
and early infrastructure works (e.g. mains
service connections and roadworks).
9 Confirmation of treatment of project
and design team fees.
10 Confirmation of treatment of
insurances.
11 Confirmation of approach to dealing Planning contributions, party wall works and
with other project costs. decanting costs, for example.
12 Confirmation of treatment of employer’s
risks.
13 Confirmation of treatment of inflation.
455
IP
appointed)
14 Confirmation of approach to dealing
with of Value Added Tax (VAT) and other
tax liabilities.
15 Confirmation of other considerations
(e.g. approach to dealing with capital
allowances, land remediation allowances
and grants).
16 Authority to commence the next Stage
or proceed to the next Gateway.
17 RIBA Stage 3: Spatial; Coordination (or Architect may provide report.
other comparative Project Stage or
Gateway) report.
18 Up-to-date project strategies.
19 Up-to-date responsibility matrix. Summary project team Stage 4 tasks.
20 Details of changes to contract Details of proposed amendments to standard
conditions. contract; potential impact on cost due to
liquidated damages and/or employer-specific
contract provisions.
22 Confirmation of post completion If not addressed in maintenance and
requirements. operational strategy.
456
IP
C3.2 From architect

From architect
1 Final coordinated technical design
drawings to a suitable scale, comprising:
1.1 Plans (for all floors, including basement
levels, and roofs).
1.2 Elevations (with materials clearly
annotated).
1.3 Sections.
1.4 External landscaping – general
arrangement plan(s).
1.6 Detailed elevations.
1.7 Detailed sections, showing construction
of external walls, roofs, ground
floor construction and upper floor
construction.
1.8 Drawings showing key details/interfaces
(e.g. interface between curtain walling
system and structure, balconies, etc.).
1.9 Detailed floor plans, showing the layout
of rooms and common areas.
1.10 Assembly drawings.
1.11 Component drawings.
2 Final site constraints plan.
3 Final area schedule. Schedule of gross external areas (GEFA),
gross internal floor areas (GIFA), net
internal areas (NIA, i.e. usable area for
shops, supermarkets and offices) and site
area (SA).
4 Final accommodation schedule. Accommodation schedule may be included
in project brief.
5 Final room data sheets.
6 Final architectural specification
6.1 Specification/design intent for all
main elements, building systems and
components.
457
IP
From architect
6.3 Outline specification for components,
materials and finishes.
6.5 Outline performance criteria for
main elements, building systems and
components.
6.6 Landscaping. Produced by landscape architect, if
appointed.
7 Final schedules and reports comprising:
7.1 Finishes schedule(s). Internal and external.
7.2 Door schedule(s).
7.3 Window schedule(s).
7.4 Fixtures, fittings and equipment (FF&E)
schedules.
7.5 Schedule of builder’s work in connection
(BWIC) with mechanical, electrical
and public health installations (MEP)
(in conjunction with building services
engineer and structural engineer).
8 Final strategies, including:
8.1 Access and egress.
8.2 Environmental/sustainability (in
conjunction with the building services
engineer), including:
8.2.1 Measures to achieve required
environmental rating.
assumptions.
assumptions.
strategy.
bicycles.
8.4 Vertical transport. Prepared in conjunction with building
services engineer.
458
IP
From architect
8.7 Acoustics.
8.8 Security.
8.9 Access.
8.10 Cleaning and maintenance strategy. Cleaning and maintenance strategy may be
included in maintenance and operational
strategy.
8.12 Public art.
10 Up-to-date architect’s risk register.
459
IP

1 Final coordinated technical design drawings
to a suitable scale.
2 Final mechanical and electrical and public
health (MEP) specification information,
including:
2.1 Mechanical engineering services.
2.4 Communication, security and control
systems.
2.5 Specialist installations.
2.6 Vertical transportation systems (e.g. lifts,
hoists and escalators).
2.9 Public health. Structural engineer may produce.
3 Final schedule of builder’s work in Prepared in conjunction with architect
connection (BWIC) with mechanical, and structural engineer.
electrical and public health installations
(MEP).
4 Final strategies, including:
4.1 Environmental/sustainability (in conjunction
with the architect), including:
4.1.1 Measures to achieve required environmental
rating.
assumptions.
assumptions.
4.2 Vertical movement. Prepared in conjunction with the
architect.
4.3 Removal/decommissioning of existing plant
and or equipment.
460
IP

5 Details of statutory authority/public
undertaker designs and cost proposals,
including:
5.1 Connections.
5.3 Diversions.
6 Quotations from statutory undertakers.
7 Final methodology for facilitating works. Early provision of mains services to site,
for example.
9 Up-to-date building services engineer’s risk
register.
461
IP

1 Final environmental risk assessment.
2 Final coordinated technical design drawings
to a suitable scale, including:
2.3 Layout of shear walls, core walls, columns
and beams.
2.4 Foundation layouts, including pile (and pile
cap and ground beam) layouts.
2.5 Sections, showing ground slab construction,
basement wall construction, pile caps
construction, etc.
2.6 Final drainage solution.
4 Final structural, civil and public health
4.1 Specification/design elements.
4.2 Specification for building systems and
components and materials.
4.3 Structural performance criteria. Design loadings, for example.
4.4 Pile sizes. Including indicative lengths.
4.5 Statement on strategy for integration of
mechanical and electrical engineering.
4.6 Services with structural components.
5 Final estimates of reinforcement content for Bar bending schedules, if structural
all reinforced concrete components. engineer responsible for preparing.
6 Final estimates of steelwork mass for steel Sizes and weights of all structural steel
framed structures. components, if structural engineer
responsible for detailed technical design.
7 Final coordinated design schedules and
reports comprising:
462
IP

7.3 Schedule of builder’s work in connection Produced in conjunction with architect
with (BWIC) and mechanical, electrical and and building services engineer.
public health installations (MEP).
8 Final methodologies for:
8.2 Ground stabilisation. And other preparatory groundworks.
8.4 Drainage.
8.5 Roadworks.
8.6 Other specialist works.
10 Up-to-date structural engineer’s risk register.
463
IP
C3.5 From specialist design consultants

From specialist design consultants
1 Final coordinated technical design drawings to a
suitable scale.
2 Final specification information.
4 Specialist designer’s risk register.
464
IP
Appendix D: Template for

elemental cost plan (condensed –
based on level 1 codes)
Cost plan no.: ……………………… Project title: ………………………………………………………….
GIFA: ……………………… m2
Cost Group element/element Cost/m2 of Total cost of element

centre GIFA
(target cost)
£ £
Facilitating works and building works
0 Facilitating works
1 Substructure
2 Superstructure
3 Internal finishes
4 Fittings, furnishings and equipment
5 Services
6 Prefabricated buildings and building units
7 Work to existing buildings
8 External works
Subtotal: facilitating works and building works (A)
9 Main contractor’s preliminaries (B)
Subtotal: facilitating works and building works
(including main contractor’s preliminaries) (C)
[C = A + B]
10 Main contractor’s overheads and profit (D)
Total: works cost estimate (E)
[E = C + D]
+-11 Project and design team fees (F)
12 Other project costs (G)
465
IP

centre GIFA
(target cost)
Total: project and design team fees and other project
costs estimate (H)
[H = F + G]
Base cost estimate (I) [I = E + H]
13 Total: risk allowance estimate (J)
Cost limit (excluding inflation) (K) [K = I + J]
14 Total: inflation allowance (L)
Cost limit (excluding VAT assessment) (M)
[M = K + L]
16 VAT assessment Excluded*
*VAT in relation to buildings is a complex area. Therefore, it is recommended that VAT is

excluded from order of cost estimates. Specialist advice should be sought on VAT matters to
ensure that the correct rates are applied to the various aspects of a building project.
1 Base date of cost plan: ………………………
2 All transfers should be to/from the risk allowance cost centres and balanced by an equal but
opposite adjustment to the risk allowance cost centres.
3 Reference should be made to the cost classification system as set out in ICMS.
466
IP
Appendix E: Template for

elemental cost plan (expanded –
based on level 2 codes)
Cost plan no.: ………………………… Project title: ……………………………………………………….
GIFA: ……………………… m2

centre GIFA
(target cost)
£ £
Facilitating works and building works
0 Facilitating works [insert summation of
all sub-elements]
0.1 Toxic/hazardous/contaminated material
removal
0.2 Major demolition works
0.3 Temporary support for adjacent structures
0.4 Specialist groundworks
0.5 Temporary diversion works
0.6 Extraordinary site investigation works
1 Substructure [insert summation of
all sub-elements]
1.1 Substructure
2 Superstructure [insert summation of
all sub-elements]
2.1 Frame
2.2 Upper floors
2.3 Roof
2.4 Stairs and ramps
2.5 External walls
2.6 Windows and external doors
2.7 Internal walls and partitions
2.8 Internal doors
467
IP

centre GIFA
(target cost)
3 Internal finishes [insert summation of
all sub-elements]
3.1 Wall finishes
3.2 Floor finishes
3.3 Ceiling finishes
4 Fittings, furnishings and equipment [insert summation of
all sub-elements]
4.1 Fittings, furnishings and equipment
5 Services [insert summation of
all sub-elements]
5.1 Sanitary installations
5.3 Disposal installations
5.4 Water installations
5.5 Heat source
5.6 Space heating and air conditioning systems
5.7 Ventilation systems
5.8 Electrical installations
5.9 Fuel installations
5.10 Lift and conveyor installations
5.11 Fire and lightning protection
5.12 Communication, security and control systems
5.13 Specialist installations
5.14 Builders work in connection with services
6 Prefabricated buildings and building units [insert summation of
all sub-elements]
6.1 Prefabricated buildings and units
468
IP

centre GIFA
(target cost)
7 Work to existing buildings [insert summation of
all sub-elements]
7.1 Minor demolition and alteration works
7.2 Repairs to existing services
7.3 Damp-proof courses/fungus and beetle
eradication
7.4 Facade retention
7.5 Cleaning existing surfaces
7.6 Renovation works
8 External works [insert summation of
all sub-elements]
8.1 Site preparation works
8.2 Roads, paths, pavings and surfacings
8.3 Soft landscaping, planting and irrigation
systems
8.4 Fencing, railings and walls
8.5 External fixtures
8.6 External drainage
8.7 External services
8.8 Minor building works and ancillary buildings
Subtotal: facilitating and building works (A)
9 Main contractor’s preliminaries (B) [insert summation of
all sub-elements]
9.1 Employer’s requirements
9.2 Main contractor’s cost items
Subtotal: facilitating and building works (including
main contractor’s preliminaries) (C)
[C = A + B]
10 Main contractor’s overheads and profit (D) [insert summation of
all sub-elements]
10.1 Main contractor’s overheads
Total: building works estimate (E)
[E = C + D]
469
IP

centre GIFA
(target cost)
11 Project and design team fees (F) [insert summation of
all sub-elements]
11.1 Consultants’ fees
11.2 Main contractor’s pre-construction fees
11.3 Main contractor’s design fees
12 Other technical design project costs (G) [insert total cost of
element]
Total: project and design team fees and other project
costs estimate (H)
[H = F + G]
Base cost estimate (I) [I = E + H]
13 Risks
13.1 Design development risks
Total: risk allowance estimate (J)
Cost limit (excluding inflation) (K) [K = I + J]
14 Inflation
14.1 Tender inflation
Total: inflation allowance (L)
Cost limit (excluding VAT assessment) (M) [M = K+ L]
15 VAT assessment Excluded*
*VAT in relation to buildings is a complex area. Therefore, it is recommended that VAT is

excluded from order of cost estimates. It is recommended that specialist advice is sought on VAT
matters to ensure that the correct rates are applied to the various aspects of a building project.
1 Base date of cost plan: ………………………
2 All transfers should be to/from the risk allowance cost centres and balanced by an equal but
opposite adjustment to the risk allowance cost centres.
3 Reference should be made to the cost classification system as contained in ICMS.
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RICS GUIDANCE NOTE

NRM 1: ORDER OF COST

Effective from 1 December 2021

This document contains public sector information published by the Health

Published by the Royal Institution of Chartered Surveyors (RICS)

No responsibility for loss or damage caused to any person acting or

ISBN 978 1 78321 424 2

© Royal Institution of Chartered Surveyors (RICS) October 2021. Copyright in

Typeset using Typefi

David Benge (Gleeds)

Chair: Steven Thompson (RICS)

Alan Northen (Northen Surveying Services)

Andy Green (Atkins)

Dave Monswhite (Turner & Townsend)

Guy Beaumont (Turner & Townsend)

Ian Aldous (Arcadis)

Katie Lyson (WSP)

Steve Brunning (Rapid 5D)

Paul Burrows (BCIS)

Standards delivery project managers

Sarah Crouch and Simon Hall

Sam Birch, Jo FitzLeverton, Megan Reed and Jess Rogers

2.16 Measurement rules for inflation..............................................................................................46

Group element 2: Superstructure......................................................................................119

The NRM suite comprises three volumes:

• NRM 2: Detailed measurement for building works

• International Cost Management Standard (ICMS): Global Consistency in Presenting

• International Property Measurement Standards (IPMS)

• Cost prediction, RICS professional statement

• RIBA Plan of Work 2020 and

• RIBA Digital Plan of Work (DPoW).

RICS professional standards and

RICS guidance notes

Application of these provisions in legal or disciplinary proceedings

Document status defined

Type of document Definition

ICMS: Global Consistency in Presenting Construction Life Cycle

Figure 0.1: ICMS mapping

The hierarchy of the various documents in the suite is:

Figure 0.2: NRM hierarchy

ft2 square foot

BIM Building information modelling

ICMS International Cost Management Standard (formerly International

IPMS International Property Measurement Standards

OGC Office of Government Commerce (although the Office no longer exists,

RIBA Royal Institute of British Architects

RPI Retail price index

TPI Tender price index

Building work(s) All components measured and incorporated in group elements 1 to

Component A measured item that forms part of a sub-element. The quantity

Construction Information used to construct the building systems on site. This

Elemental method A budget-setting technique that considers the major elements of a

Facilitating works All components measured and incorporated in group element 0. It

Final specifications The specifications issued at RIBA Stage 4 (Technical Design).

It is included as an allowance in the order of cost estimate or