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35 Cards in this Set

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  • Back

Q, What was SMM7?

It was a document that provided the rules of measurement forthe production of bills of quantities.

Q, What is NRM and how is it structured?

It’s an acronym for the New Rules of Measurement andit’s structured into three volumes.

Q, Why was the NRM introduced?

There was nobespoke guidance for the preparation of cost estimates and cost plans which meant surveyorswere inconsistently applying the principles of SMM7for purposes it was not intended for. Therefore the RICS publishedthe NRM which now replaces SMM7.

Q, What is NRM 1?

It’s the Order ofCost Estimating and Cost Planning for Capital Building Works.

Q, What is NRM 1 used for?

It provides guidance on the quantification of building works and non-measurable items,such as preliminaries, for the purpose ofproducing cost plans and cost estimates.

Q, What is NRM 2?

It’sthe Detailed Measurement for Building Worksfor the purpose of obtaining a tender price.

Q, What is NRM 2 used for?

It addresses all aspects of producing bills of quantities. In this respectNRM2 replaces SMM7.

Q, What are Bills of Quantities?

They are a contractdocument which provides a detailedlist of items with identifying descriptions and quantities of the works.

Q, What are their benefits?

They save the time and cost of several contractors measuring the same design.

They ensure consistency.

They provide a strong basis for budgetary control.

Q, What are their disadvantages?

The time and cost for a QS to prepare them.

Design must be fully developed before a BoQ can be prepared.

Errors are required to be amended usually at the Client’s cost.

Q, What types of BoQ are there and how do they differ?

There is the firmbill of quantities where the tenderedquantities accurately reflect the full scope ofworks. There is also the approximate bill of quantities where the tenderedquantities are only approximate but accurate enough for the contractor to insert appropriate rates forthe project.

Q, What is NRM 3?

Order of Cost Estimating and CostPlanning for Building Maintenance Works.

Q, What is NRM 3 used for?

It provides guidanceon the quantification of maintenance works forthe purpose of preparing order of cost estimates and formal cost plans.

Q, What was the RICS Code of Measuring Practice?

It was a guidancenote that providedprecise definitions to enable accurate and consistent area measurements ofbuildings.

Q. Haveyou heard of RICS Property Measurement?

Yes. RICS PropertyMeasurement updates RICS Code of Measuring Practice (6thEdition) andincorporates the new InternationalProperty Measurement Standards (IPMS).

Q. What is it used for?

It is a collection of material which sets out how to measure property. Which now includes details of how to undertake office measurements inline with the international standard IPMS:Office Buildings and best practiceguidance on how to measure all other property types through the Code of MeasuringPractice (6th Edition).

Q, How is RICS Property Measurement Structured?

In four parts:

Part 1: An Introduction

Part 2: The RICS Professional Statement:Office Measurement

Part 3: The international standardIPMS:Office Buildings

Part 4: The Code of Measuring Practice, 6thEdition

Q. What is a Professional Statement?

It sets out mandatoryrequirements on how members of the profession and regulated firms are expected tomeet an International Standard or RICS global principles-based rule.Professional Statements are subject to RICS regulation.

16. What is the RICS Professional Statement: Office Measurement?

It includes the specificrequirements for RICS professionals.

Q. What are the International Property Measurement Standards (IPMS)?What does it mean?

It is a new, principles-basedinternational standard that sets out how to measure property. It means thatfor the first time, property will be measured in a consistentway around the world. IPMS does notdefine the units of measurement but instead what is included.

It was developed by the IPMS Coalition (IPMSC), an independent group of 73 professionalbodies from around the world.

Q. What is ‘IPMS: Office Buildings’?

It refers to the common methodology for measuring office space globally. Itsets out what should and should not be included. It will be followed by chapters on other propertyclasses.

Q. Why was it introduced?

Because globally-agreed standards formeasurement is something corporate occupiers,investors and developers, amongst others, are particularly eager to see.

Q. What if a client asks you to use another measurement standard?

I would advise the client of the benefits and encouragethe use of IPMS, and explain that as an RICS member it is my responsibility touse the international standard as best practice. However, the ProfessionalStatement provides for this eventuality. It states that “any measurement usedneeds to be consistent unless legislation or the client requires otherwise, inwhich case this must be clearly stated in the terms of engagement and report”.But it must be in writing so that you have proof for not adhering to best practice.

Q, What is GEA?

This is the acronym for Gross External Area andis the area of a building measured externally ateach floor level.

Q, Name some inclusions of GEA.

Perimeter wall thickness and external projections

Areas occupied by internal walls and partitions.

Columns, piers, chimney breasts, stairwells, lift-wells, andthe like.

Internal balconies.

Areas with a headroom of less than 1.5m.

Q, Name some exclusions of GEA.

External open-sided balconies.


Open vehicle parking areas, roof terraces, and the like.


Q, What is GIA?

This is the acronym for Gross Internal floorArea and is the area of a building measured to theinternal face of the external walls ateach floor level.

Q, Name some inclusions of GIA.

Areas occupied by internal walls and partitions.

Internal open-sided balconies, walkways

Corridors of a permanent essential nature

Mezzanine floor areas with permanent access.

Areas with a headroom of less than 1.5m.

Q, Name some exclusions of GIA.

Perimeter wall thicknesses and external projections.

External open-sided balconies, covered ways and fire escapes.


Greenhouses, gardenstores

Q, What is NIA?

It’s an acronym for the useable space within a building to the internal face of the external walls at eachfloor level.

Q, What are some of the inclusions of NIA?

Atria with clear height above, measured at base level only.

Entrance halls.

Built-in units, cupboards, and the like occupying usableareas.

Ramps, sloping areas and steps within usable areas.

Areas occupied by ventilation/ heating grilles.

Q, What are some of the exclusions of NIA?

Those parts of entrance halls, atria, landings and balconies used incommon.

Stairwells, lift-wells and permanent lift lobbies.

Corridors and other circulation areas where used in commonwith other occupiers.

Internal structuralwalls, walls enclosing excluded areas, columns, piers, chimney breasts,

Q, What is the difference between NIA and GIA?

The NIAof a building is the usable area measuredto the internal finish of the perimeter or party walls, at each floor level. GIA is the whole enclosed area of a buildingwithin the external walls taking each floor into account and excluding thethickness of the external walls.

Q. Why did NRM 2 replace SMM7
it is an enhanced update of SMM7, covering not only individual work elements but also the various other price components of a typical building project, such as preliminaries, overheads and profit, design fees, risks and inflation. Unlike SMM7, it also allows scope to create composite descriptions of work items, thus removing the need for the contractor to price large numbers of low value tasks that add little to the overall pricing exercise.