Pancyprian TS Qty Measurement cheat sheet

Bills of quantities are prepared under the RICS/Cyprus standard method of measurement (SMM) tradition: quantities are net as fixed in place, unless a rule states otherwise (e.g. excavation measured in situ, concrete measured net).

Units: m for linear work, m² for surfaces, m³ for volume, kg or tonnes for reinforcement and structural steel, nr for discrete items, sum/item for lump-sum obligations.

Dimensions are written in the order length × width × depth (height); a 3-dimension entry means volume, 2 dimensions area, 1 dimension length.

Deductions: openings and voids are normally deducted above a stated area threshold (commonly 0.5 m² for wall finishes, 1.0 m² for masonry - check the project's SMM clause and preamble).

Timesing: a multiplier is written before the dimension (e.g. 4/ 2.50 1.20 gives 4 × 2.50 × 1.20); squaring the dimensions column produces the quantity; the description column carries the item narrative.

The 'centre line' method suits continuous strip footings and walls; the 'all-in' / superficial method suits simple buildings; the 'trade' method follows SMM order and is the basis of bills of quantities.

Quantities must be measurable and consistent with the drawings and specification; where work cannot be measured, describe as 'item' or 'sum' and state the basis in the preamble.

Working space, allowance for waste and laps are NOT added to net quantities unless the SMM clause requires them (e.g. laps in reinforcement are measured or allowed for per the bar schedule).

SMM rules are hierarchical: general rules → measurement rules → definition rules → coverage rules. Coverage rules say what the item is deemed to include, so a 'measured elsewhere' item is not remeasured.

Preambles state the SMM edition, any deviations, unit conventions, and the treatment of dayworks, provisional sums and prime cost sums.

Bills of quantities structure: preliminaries → preambles → measured works by trade (groundworks, concrete, masonry, etc.) → provisional sums → daywork schedules → summary/collection.

A provisional sum is an allowance for work that cannot be detailed at tender; a prime cost (PC) sum is an allowance for a named supplier's goods, with a separate fixing item.

Bar schedules list bar mark, size, shape code, number, total length and mass (kg/m = 0.006165 × d² for d in mm, or d²/162).

Query/technical query (RFI) procedure: any ambiguity between drawings, specification and bill is raised before tender; answers issued as addenda form part of the contract documents.

Approximate quantities bills are used for early cost planning; they are measured loosely and must state that they are not firm and are subject to remeasurement.

Remeasurement contracts value work by actual measured quantity at the bill rate; lump-sum contracts value the stated quantity unless a variation is instructed.

Excavation is measured in m³ in situ; state the starting level, the depth ranges (e.g. 0–2 m, 2–4 m, 4–6 m) and whether working space is included.

Working space: the SMM gives a defined allowance for working space in front of and around foundations, measured separately and described; it is not part of the net excavation.

Disposal of excavated material is measured in m³ (bulking factor applies to loose volume) with the distance/route stated; filling to make up levels is measured in m³ compacted.

Rock, artificial hard material, and excavation in water or running silt are described separately from ordinary soil; each attracts its own rate.

Planking and strutting / earthwork support is measured as m² of face supported, or as an item, depending on the SMM edition; state the depth and whether left in.

Ground treatment: dynamic compaction, vibro-compaction, stone columns and grouting are usually measured by area (m²) or by number and depth (m) with the treatment pattern described.

Surface treatments: topsoil strip and preservation are measured in m² or m³; state the depth and whether stockpiled on site or removed.

Dewatering is measured as an item by duration (weeks) with the pumping capacity and disposal point stated; it is not included in the excavation rate.

Concrete is measured net in m³ as fixed, excluding formwork and reinforcement; state the grade/strength class, aggregate size, cement type, and whether pumped, placed in trenches, or in suspended sections.

Formwork is measured in m² of the contact area with the concrete; classify by soffit, sides, edges, risers, sloping, curved, and by height above floor level.

Formwork to soffits of suspended slabs is measured to the area of slab; beams measured to soffit plus both sides; deductions for openings follow the SMM threshold.

Reinforcement is measured by mass (kg or tonnes) from the bar schedule; the mass per metre is d²/162 kg/m (d in mm); state the steel grade and whether cut and bent on or off site.

Fabric reinforcement is measured in m² with the mesh designation (e.g. A142) and laps; state the number of layers and the lap allowance rule.

Precast concrete units are measured by number with the unit type, size and lifting/erection described; joints and bedding are separate items.

Concrete surface finishes (e.g. power float, brushed) are measured in m² of the treated surface; state the finish class and location.

Joints: movement, construction and expansion joints are measured in m (linear) with the sealant type and joint width stated; waterstops measured in m.

Walls are measured in m² of the face area; state the thickness, block/brick type, strength, and mortar mix; deduct openings and voids above the SMM threshold (commonly 0.5 m² for finishes, larger for structural walls).

Bonding, toothing, and cutting to form fair faces are described; isolated piers and attached columns are measured separately or described as attached.

Damp-proof courses (DPC) are measured in m of wall length with the width stated; DPM under slabs is measured in m² with laps.

Stonework: ashlar, rubble and squared rubble are measured in m² or m³ depending on thickness; state the stone type, finish and whether random or coursed.

Rendering and plastering are measured in m² of the finished surface with the number of coats, mix, and thickness stated; internal and external are separate items.

Deductions for openings in rendering/plaster follow the threshold; reveal, return and soffit widths are measured as linear (m) items where narrow.

Beads and stops (e.g. stop beads, angle beads, movement beads) are measured in m with the type and material described.

Lintels, wall ties, reinforcement in walls, and similar embedded items are measured by number or mass and described; they are not included in the wall area rate.

Roof coverings are measured in m² of the finished roof area; state the covering type, pitch, fixing method, and whether over purlins or sheathing.

Roof pitches are measured as the sloping area, not the plan area; convert plan area to slope area by dividing by cos(pitch angle).

Ridges, hips, valleys, eaves and verge trims are measured in m as linear items with the type and material.

Waterproofing membranes are measured in m² with laps and upstands included or measured separately; state the membrane type and number of layers.

Thermal insulation is measured in m² with the thickness and thermal conductivity (λ) stated; the U-value target is stated in the specification, not the bill.

Insulation to framed walls/roofs may be measured in m² of the frame area; insulation to solid floors is measured under the slab with the perimeter/edge detail described.

Rainwater goods (gutters, downpipes) are measured in m with the type, size and fixing; outlets and hoppers by number.

Roof lights, ventilators and access hatches are measured by number with the size and type described; the associated upstand/kerb is measured separately.

Doors, windows and frames are measured by number with the type, size, material and finish; ironmongery is either included in the door item or listed separately by number.

Boarding, linings and sheet materials are measured in m² with the thickness, material and finish; edge trims and cover fillets in m.

Softwood framing, studs, joists and rafters are measured in m (linear) with the size and spacing; alternatively measured as m² of the framed area if the SMM allows.

Ironmongery schedules list each item by reference, quantity and finish; the bill may carry a PC sum for ironmongery with a separate fixing item.

Structural steelwork is measured by mass (kg/tonnes) with the section sizes, grade and whether painted, galvanised or fire-protected; connections and fittings are described.

Metalwork: balustrades, handrails, ladders and catwalks are measured in m or by number with the material, finish and fixing.

Joinery finishes (e.g. clear finish, paint, stain) are measured in m² of the treated surface, or by number for small items; state the system and number of coats.

Purpose-made joinery is described in detail with the timber species and moisture content; standard joinery may be described by reference to a manufacturer's catalogue.

Floor finishes are measured in m² of the finished floor area; state the material, thickness, laying pattern and skirting type; deduct openings and obstructions above the threshold.

Wall finishes (tiling, cladding, panelling) are measured in m² with the substrate, adhesive/fixing and joint treatment described.

Suspended ceilings are measured in m² with the grid system, tile type and suspension depth; edge trims and access panels are separate items.

Skirtings, architraves, dado rails and covings are measured in m (linear) with the profile and material stated.

Floor screeds are measured in m² with the thickness and mix; thick screeds may be measured in m³ if the SMM requires.

Stair finishes: treads, risers and landings are measured separately; nosings and inserts are measured in m.

Terrazzo, resin and polished concrete floors are measured in m² with the system build-up and finish described.

Movement joints in floor finishes are measured in m with the joint width and sealant type.

Pipework is measured in m with the material, diameter, jointing method and whether above/below ground; fittings (elbows, tees, reducers) are measured by number or included per the SMM rule.

Sanitary appliances (WC, basin, sink, bath, shower) are measured by number with the type, size and fixing; taps and wastes may be included or separate.

Above-ground drainage: soil, waste and vent pipes are measured in m with the diameter and material; stacks and branches are described separately.

Below-ground drainage: pipes are measured in m with the depth range and bedding/ surround described; manholes and inspection chambers by number with depth and type.

Valves, pumps, tanks and plant items are measured by number or as items with the capacity, duty and connections described.

Ductwork is measured in m² of the developed area or in m of duct with the size and gauge; insulation and supports are separate items.

Testing and commissioning of services is measured as an item or a sum with the scope stated; it is not included in the pipework rate.

Builders' work in connection with services (sleeves, holes, chases, making good) is measured separately in the appropriate trade.

Cable containment (conduit, trunking, tray) is measured in m with the size, material and fixing; bends and fittings are measured by number or included per the SMM rule.

Cables are measured in m with the size, core count, insulation and whether armoured or not; the route and containment are described.

Wiring accessories (sockets, switches, data outlets) are measured by number with the type, rating and finish.

Distribution boards, consumer units and control panels are measured by number or as items with the rating and circuit configuration described.

Lighting fittings are measured by number with the type, lamp, mounting and control gear described; emergency and exit lights are separate items.

Earthing and lightning protection are measured in m (tape/conductor) and by number (earth electrodes, test points).

Testing and commissioning of electrical installations is measured as an item or sum with the scope and certification stated.

Builders' work in connection with electrical services (chases, boxes, making good) is measured in the relevant trade, not in the electrical section.

Preliminaries cover site establishment, management, temporary works, insurance, bonds, and completion; they are priced as a lump sum or as time-related items, and are not measured works.

Preambles describe the SMM edition, deviations, unit conventions, and the treatment of provisional sums and PC sums; they bind the measurement of the measured works.

Provisional sums are either defined (measured against a specification) or undefined (no specification, risk carried by the employer); the bill must state which.

Variations are valued at bill rates where applicable, otherwise by a fair valuation using rates and prices in the bill, or by daywork; the contract conditions govern the order of valuation.

Interim payments are valued by measured work executed plus a proportion of preliminaries and materials on site; retention is deducted per the contract data.

The bill of quantities is a contract document in remeasurement and lump-sum contracts; discrepancies between bill and drawings are resolved per the contract's order of precedence.

Daywork is valued by labour, plant and materials at rates in the daywork schedule; it is used for work that cannot be valued by measurement.

Final account reconciles measured work, variations, provisional sums, claims and fluctuations; the measurement basis must match the original bill.