ARCHITECTURAL PRACTICE V

measurement of construction QUANTITIES

In construction, a quantity is regarded as the amount of something that DID exist (in the past), DOES exist
(currently), or WILL exist (in the future). "QUANTITIES" are an amount that may be MEASURED in…

NUMBER ● LENGTH ● AREA ● VOLUME ● WEIGHT ● TIME

"MEASUREMENT" refers to the act of transforming drawn information (from the architect, engineer or other
consultants) into quantities and descriptions, which is carried out in order assign a VALUE, COST and PRICE
to construction work. This is also used to enable effective MANAGEMENT of a project.

degrees of measurement detail

The degree of detail required for the measuring of quantities will vary depending on how this information
will be used, and the stage of the project. At the start of every project there is not much detail available,
meaning that measurements will be estimated. Such estimates may be based on broad parameters, such as
functional UNITS (e.g. the cost per user or inhabitant) or floor AREA (e.g. the cost per square meter).

In the traditional design-bid-build construction contracting strategy, there are two main phases during which
measurement takes place, depending on the stage of the project and whether or not the parties (contractor
and employer) have entered into a construction contract. These are known as PRE- or POST- contract
measurements:

pre-contract measurements

During the work stages one and two of the project (inception and design concept), measurements of the
dimensions of the works are used to produce budget estimates – possibly based on similar buildings – in
order to assess the likely cost of the works. During work stage three (design development) – with more
information available – measurements are taken in greater detail to produce approximate quantities, in order
to ensure that the design may be achieved within the client’s budget.

As part of work stage 4.1 (documentation), the completed set of construction documentation is measured to
produce a construction pricing document, such as a bill of quantities. During work stage 4.2 (procurement),
these measured quantities are used by prospective contractors to prepare tender offers by pricing the works
required.

post-contract meas urements

Once the tender offer has been accepted and the parties have entered into the construction contract,
measurement of quantities of the project may be used for various purposes. The contractor may use
measurements in order to prepare a construction methodology, order goods and materials, procure
subcontractors, calculate cost of variations, assess progress, and to prepare valuations for interim payment
invoicing.

In addition, measured quantities may be used for cost control, to estimate the cost of variations, to calculate
amounts to be certified in interim payments to the contractor or subcontractors, and ultimately to carry out
an analysis of the final contract sum.

standard methods of measurement

A consistent basis of measuring of building work is important, as this ensures STANDARDS within the
construction industry and helps to avoid disputes. Several standardised methods of measurement have been
developed in different countries for a variety of projects.

Tshwane University of Technology: Department of Architecture + Industrial Design Emile Paulsen 2023/02/13
The Standard Method of Measuring Building Works was developed by the Association of South African
Quantity Surveyor (ASAQS) – and this document sets out the various aspects for the construction under the
following TRADES:

Standard Method of Measuring Building Works (ASAQS)

# trade name # trade name
01 Preliminaries 14 Ironmongery
02 Alterations 15 Structural Steelwork
03 Earthworks 16 Metalwork
04 Lateral Support 17 Plastering
05 Piling 18 Tiling
06 Concrete, Formwork and Reinforcement 19 Plumbing and Drainage
07 Precast Concrete 20 Electrical Work
08 Masonry 21 Mechanical Work
09 Waterproofing 22 Glazing
10 Roof Coverings, etc. 23 Paintwork
11 Carpentry and Joinery 24 Paperhanging
12 Ceilings, Partitions and Access Flooring 25 External Work
13 Floor Coverings, Wall Linings, etc. 26 Provisional Sums

Not all the trades or elements listed here will be applicable for every project, but it is
relatively easy to determine how allocate elements as identified on the drawings of a project.

The main ADVANTAGES of applying standard methods of measurement are as follows:

▪ descriptions of elements are STANDARDISED and consistent

▪ assists in COMMUNICATION between the parties involved on the project
▪ provides a SYSTEM for the sharing of information on the project
▪ provides a STRUCTURE for the information under various descriptions
▪ defines the UNIT of measurement for each item
▪ provides RULES for what is included or excluded in each item
▪ facilitates consistency and best practice that MITIGATE disagreements and disputes

standard measurement conventions

An overall REGISTER must be compiled of project information from all consultants (including drawings,
schedules and specifications) that provides the name and reference number of the project, drawing titles and
numbers, scales, as well as revision numbers. To ensure that measurements and quantities for the project
remain current and correct, this register must be updated and circulated as soon as additional documents
are received and distributed. If there are uncertainties regarding certain elements of the works, these are
clarified with the other consultants on the project.

The DIMENSIONS on drawings are included to provide the size and can be a measure of length, height,
distance, area and volume. Dimensions are vitally important in ensuring the coordination and correct
placement of various components. Information that cannot be illustrated on drawings may be provided in
the form or SCHEDULES (such as finishing schedules, door and window schedules, sanitary schedules etc.).
Schedules must be cross-checked with drawings to ensure they are correct and properly annotated.

The quantity surveyor will determine the elements of the building using the drawings, schedules and
specifications provided by all consultants. The process of identifying the various elements of the construction
works that can be measured and priced is known as "TAKING-OFF". This entails compiling a list of elements
that are then measured in units (i.e. number, length, volume, weight or time).

Tshwane University of Technology: Department of Architecture + Industrial Design Emile Paulsen 2023/02/13
A CONTINGENCY amount refers to a cost that is reserved to deal with the unforeseen circumstances or risks
associated with a project. The actual amount that is reserved will depend on the nature of the project and
the extent of the unknown factors.

Contingency amounts are often calculated as a As principal consultant, the architect

PERCENTAGE, which is then reduced as the building must ensure that the information from
delivery process progresses there is more information other consultants not only correlates with
available. For example, during work stage one (inception) architectural information, but is also in
the contingency may be 15%, which then drops to 5% in line with the overall intention as well as
work stage five (construction), once the tender is client’s expectations of the project.
accepted and the contractor is appointed.

bill of quantities

As part of the construction pricing strategy, there are various ways in the price for a construction project can
be determined – including the bill of quantities.

Before a bill of quantities is prepared, the design of the

The bill of quantities is a document
building must be complete and all the specifications
prepared by the quantity surveyor that
required must be included. In order compile the
provides specific MEASURED QUANTITIES
quantities that are used, the extent of construction work
of the items of work identified in
is measured on the basis of actual QUANTITIES required
drawings, specifications and schedules
for the completed project.

During the procurement stage, the price for construction is then calculated by multiplying these quantities
by the RATES that are provided by the contractor. These rates include all the COSTS incurred by the
contractor (such as material, labour, plant, overheads and profit). The main PURPOSE of the bill of quantities
will determine the FORMAT that will be used to compile the document. It is important that a standard
method of measurement be used, which will assist in avoiding ambiguities or misunderstandings – thereby
aiding in the avoidance of disputes as a result of differing interpretations.

The format for TRADITIONAL bills of quantities with trade names (using a Standard Method of Measuring
Building Works), is the most popular for procurement (tendering) purposes. It groups items similar in nature
together, which makes pricing convenient when calculating estimates. Here is an example:

item # description unit quant. rate amount

SECTION 8: MASONRY
SUPERSTRUCTURE
1 Half brick walls m² 12
2 Half brick walls in beam filling m² 6
3 One brick walls m² 225

For LOCATIONAL bills of quantities the same format as for the traditional bills is used, but the quantities are
broken down and allocated to a particular position within the project. This format may appear as follows:

item # description unit quant. rate amount

SECTION 8: MASONRY
SUPERSTRUCTURE
Half brick walls
1 m² 12
A=8 B=3 C=4
Half brick walls in beam filling
2 m² 6
A=6 B=3 C=1
One brick walls
3 m² 225
A = 120 B = 35 C = 23

Tshwane University of Technology: Department of Architecture + Industrial Design Emile Paulsen 2023/02/13
Where ANNOTATED bills of quantities are used, these can either be provided in a separate document, in a
separate section in the bill or on the opposite page so that the annotation and the actual item are aligned.
This format may be compiled as follows (with references to drawings):

item description unit quant. rate amount

SECTION 8: MASONRY SECTION 8: MASONRY
ANNOTATIONS SUPERSTRUCTURE
1 Internal dividing walls (dwg 304.2) 1 Half brick walls m² 12
2 External walls – north + south 2 Half brick walls in beam filling m² 6
3 Ext. walls all elevations (dwg 3..6) 3 One brick walls m² 225

Bills of quantities are typically reserved for larger project, when the details and information on drawings are
suitably advanced. On smaller projects or alterations, the contractor may be expected to carry out
measurements from drawings and schedules.

The ADVANTAGES of using a bill of quantities are that these can provide clear and extensive information
regarding the work that is required on a project, as well as providing a basis for budget control, accurate cost
reporting and forecasting. This aids in the procurement process, as the risks on the project are better
understood and defined. A bill of quantities also serves as a starting point to valuate any variations, and a
basis for preparing interim and final payment certificates.

terminology

The following is a list of CONCEPTS and TERMINOLOGY typically encountered in the measurement of
construction quantities.
NOTE: always consult the exact definitions contained in construction
contracts and other documents to ascertain their exact definitions.

activity: A separate item, component or area of the project that is identified in order to plan the works to be
carried out and is provided with an allocated period of time (or duration) for completion

bill of quantities (BoQ): a document normally prepared by the quantity surveyor that provides specific
measured quantities of items of work identified by the drawings and specifications of a project. It is an itemised
statement of the materials, goods and labour that will be required and the quantities may be measured in number,
length, area, volume, weight or time. This is issued to prospective contractors who then complete the document
by providing costs per item, which allows for a fair and accurate system when tendering

bulk: the colloquial description of the total floor area that may be developed on a property (calculated as the sum
of the areas of all floors of the building) in terms relative to the property area

certificate: a formal document that records certain events that occur during the contract (such as payment
certificates or certificates of practical and final completion). It is typically only the principal agent who has the
power to issue certificates that have contractual implications

contract document: a document that has a contractual effect through forming part of the rights and obligations
of the parties. Contract documents would include the agreement, contract drawings and specifications, the priced
document and other documentation as identified

coverage: the total area of the property that may be covered by buildings (as seen from above and measured
from the outside of exterior walls and including all roofed areas) expressed as a percentage of the property area.

density: the occupational density permitted on a property, usually expressed as a number of dwellings per
hectare of land

extras: work that was not included in the original scope of works
Tshwane University of Technology: Department of Architecture + Industrial Design Emile Paulsen 2023/02/13
float: an amount of time that an activity may be delayed without delaying the agreed contract completion

floor area ratio (or floor space ratio): a factor that is multiplied by the area of a property that will determine
the gross floor area that may be constructed on a property

free issue: materials and goods provided at no cost to the contractor by the employer for inclusion in the works
whether stored on or off the site or in transit

gross leasable floor area: the area of a building capable of being the subject of a lease agreement, excluding
areas that are non-leasable. This area is typically subject to the number of parking bays provided on the property

materials and goods: the elements required for the works that have not yet been fixed in place

overhead: the monetary amount required to operate a business or carry out the obligations of construction
contract

preliminaries: cost items that are spread across the entire works rather than relating to any specific area

prime cost: the cost of materials and goods delivered to the contractor for carrying out the works and excluding
any overheads or profits

provisional sum: a sum included in the bills of quantities that is conditional and not yet able to be determined
as an actual cost

schedule of rates: a list that sets out the staff, labour and plant hire rates that the contractor will use for pricing
the reimbursement of the costs of the works. This is used when the extent of the works cannot be suitably
quantified as is required in a bill of quantities

specification: a document containing the specific requirements regarding the type and standard of the works,
the manner in which the works are to be executed, or the specific quality or characteristics of materials and goods.
This would include reference to the requirements set out in the South African national standards and/or building
regulations

tender: a formal written offer by a contractor to carry out the works. The process of tendering is also referred to
as procurement. The parties have entered into a construction contract once the employer has accepted the
contractor’s tender without reservation

works: the extent of work to be executed by the contractor as described in contract documents such as drawings
and specifications as well as in contract instructions

valuation: typically carried out by the quantity surveyor and is the process of measurement and quantification
of work carried out at certain periods during the contract in order to certify an amount due for payment

variation: an alteration to the scope of works in the form of an addition, substitution or omission from the
original scope. It is important to agree any changes to the contract sum that result from a variation prior to the
commencement thereof

Tshwane University of Technology: Department of Architecture + Industrial Design Emile Paulsen 2023/02/13