QS, MEASUREMENT,
DOCUMENTATION,
SMM
Prepared by:
Ms. Noorhidayah Sunarti
School of Quantity Surveying & Construction
Management
Contents:
General QS services
Measurement process
Attributes of QS
Traditional preparation of BQ
Modern preparation of BQ
Standard Methods of Measurement
QS Services
In general;
QS offers its clients (developer/owner, consultant,
contractor or sub contractor) a wide range of professional
services in the areas of project/ construction management,
quantity surveying, cost/ contract /claim/ planning solutions
according to their requirements in a most cost effective and
efficient manner.
QS is managed by a group of highly qualified and
experienced professionals providing Project management,
Construction Cost Consultancy, Estimation, Quantity Take-
off, Construction Cost Databases, Specification and
Construction Material Databases etc.
The Measurement
Process / Quantity Take-
off
The main purpose measurement
process is to produce quantity for
the measured works to prepare for
Bills of Quantities.
A Bill of Quantities is prepared for
tendering purposes.
Using BQ, contractor is able to price
the work with a minimum effort.
The quantification of the work is
done either by the main contractor,
subcontractor, or package
contractor.
Attributes of a Quantity
Surveyor
Ability to describe clearly, fully and precisely the
requirements of the designers and arrange the
Bills of Quantities.
??????
The contractor’s estimator can
quickly, easily and accurately
arrive at the estimated cost of
the work.
Attributes of a Quantity
Surveyor
How to
achieve
Ability to describe clearly,this ? precisely
fully and
the requirements of the designers and arrange
the Bills of Quantities.
The surveyor must be:
• careful and accurate in making
calculations
• having systematic and orderly mind
• be able to visualize the drawings and
details
Divisions of bill
preparation
Traditionally, the preparation of BQ divides into 2 distinct stages:
1. The measurement of the dimensions and the
compilation of the descriptions from the
drawings and specification. This process
commonly known as taking-off .
2. The preparation of the bill.
o This involves the calculation of volumes, areas, etc
(squaring the dimensions).
o Then followed by entering the descriptions and the
squared dimensions on the an abstract sheet
(abstracting) to collect similar items together and
present them in recognized bill order.
o From this abstract, the draft bill was written
(billing).
Development of bill
preparation
The utilization of computerized system is become more integrated for
direct input of quantities sand formulation of descriptions through the use
of standard libraries of descriptions, and the lengthy collating and the bill
preparation processes is carried out automatically.
WinQs
CatoPro
MasterBill
QS Elite
Snape Vector, etc
TOPIC:
Measurement & Bills of
Quantity
Prepared by:
Ms Noorhidayah Sunarti
012-6254776
[email protected] The Measurement
Process / Quantity Take-
off
The main purpose measurement
process is to produce quantity for
the measured works to prepare for
Bills of Quantities.
A Bill of Quantities is prepared for
tendering purposes (selection process
to contract an eligible contractor for the
project).
Using BQ, contractor is able to price
the work with a minimum effort.
The quantification of the work /
measurement / taking-off is done
either by the QS consultant (Client),
QS of main contractor or
subcontractor or Estimator.
The Measurement of Quantities
for Building Works
Main objective:
To produce the document for the list of
quantities (bills of quantity). The quantities
meaning the estimated amount of building
works / trade works for specific building
elements.
The quantities needed to ensure the exact
amount of trade works in completing the
building / project.
The measurement is based on the principles and
rules of measurement set up in manual of
STANDARD METHODS OF MEASUREMENT FOR
BUILDING WORKS.
Standard Methods of Measurement
(SMM)
Function:
To standardize the method of preparing the
measurement for building works and civil engineering
works. Contains of rules and principles of
measurement.
Malaysian Standard Methods of Measurement
for Building works. (SMM2) – Institution of Surveyors
Malaysia (ISM) (adapted from SMM by RICS(UK)
Malaysian Standard Method of Measurement for
civil engineering works (CESMM) – CIDB (adapted
from CESMM by ICE / FCEC(UK)
Standard Methods of
Measurement for Building
Works (SMM)
Set out rules for the
measurement and description of
building works.
SMM2 is a document that
provides not only a uniform basis
for measuring building work but
also embodies the essentials of
good practice.
Without using it, a set of rules
the quality of BQ can vary widely.
Malaysian Standard Method of
Measurement for Civil
Engineering Works (CESMM)
To be used in conjunction with the
Conditions Of Contract for Civil
Engineering Works.
Does not deal with the preparation of
BQ for mechanical & electrical
engineering work, building work or work
which is seldom encountered in civil
engineering contracts.
If any such work to be included in the
contract, such work shall be measured
in accordance with their respective SMM
and shall be stated in the Preambles
to the BQ.
The Bills of Quantities
The Bills of quantity prepared by Quantity
Surveyor based on measurement from the
construction drawings / building plans and
specification prepared by the designers/
engineers.
This document were itemized all the quantities
for each categories of works applied in
constructing the buildings. E.g. building works,
mechanical, electrical works, civil, structural
works, infrastructure works, etc.
The contractor will priced /estimate all the works
associated in completing the buildings during
pre-construction stage.
The Bills of Quantities
BQ is part of legal tender / contract document
which will be used to bind the agreement between the
client and the contractor in terms of:
Detailed of construction works to be done on-
site – building works, infrastructure works, building
services works, water & sewerage systems, etc.
The materials used – standard / quality
The standard workmanship /construction
methods,
The needs / requirements of the builders on-
site in implementing the jobs on–site – e.g.
temporary offices, storage, shelter / hostel for
workers
Advantages of using BQ
According to Seeley (1997),
Avoids the need of for all of the tendering contractors
to measure the quantities of work themselves before
preparing an estimate. (if yes, wasteful duplication of
efforts and an increase in Contractor’s overhead).
BQ prepared in accordance to SMM ensure that an
adequate description of work in a recognized format is
given to all tendering Contractors and all tender on
the same basis.
The detailed breakdown of the contract sum (in BQ
format) permits proper financial management of the
contract.
Disadvantages of using
BQ
Theabsence of BQ leads to greater
variability, increase risk in
estimating and consequently more
disputes.
The binding parties of a
Contract
Client: has intention to build building-
developer, owner, funder, etc.
Contractor: a person / company who has
expertise & experience to build building /
infrastructure works, water and
sewerage system and install the
building services- electrical, mechanical.
Basic contents of typical
contract documents
Conditions of contract
Contract drawings
Specification
Preambles
Bills of quantities
Schedule of rates
Purpose / Objectives / Roles
Project stages Explanation
PRE- Tendering To enable the contractor to tender to a project
CONTRACT stage & price the described works.
(before
official To control in ordering materials and
contract assessing the labour requirement for the
signed contract.
between
client –
contractor)
POST- Constructio Provides basis for valuation of variation work
CONTRACT n stage and adjustments for the final account.
(contract
signed and Provides basis for valuation of monthly
the selected progress payment referring to the working
contractor progress on site.
started their
works till
completion After being priced, it provides a good basis for
stage) Project cost analysis which subsequently will be used
completed in future contract especially for cost planning
works. (cost data)
Types of Bill of Quantity
Types of Bill similarities differences
Fixed Both the quantities and unit rates form
price/ lump part of the contract
A detail breakdown of all the quantities is
sum shown in the BQ
The empty bill is supplied to the contractors
The architects and engineers to tender / price the described works/ project.
prepare detail construction
Approximate drawings. The QS prepares BQ but subjected to later
QS measures the quantities adjustment.
in detail based on the Only unit rates form part of the contract.
construction drawing The signing of the contract and beginning of
The QS prepare BQ based the project may proceed before the whole
on the measurement. design is complete.
Virtual completion of the The empty bill is supplied to the contractors
design proceeds the signing to tender / price the described works/ project.
of the contract.
Drawings The contractors are supplied with drawings
and with full specifications.
specification No empty bill is supplied to the contractors.
The contractors prepare their own BQ.
Suitable for small project (less than
RM500,000)
Basic contents of Bills of
Quantities
Preliminaries
Specifications of materials and
workmanship
Preambles (only in Bill of Approx Qtty)
Measured works bill
Schedules of rates (only in Bill of Approx
Qtty)
Preliminaries
It must:
Contain a definition of the scope of works and
details of the proposed form of contract /
project.
Contain a detailed description of the
administrative mechanism / temporary facilities
to implement the contract / project.
Contain list of drawings and any special
instructions to the contractor – highlighting
the method of pricing and presenting tenders and
other site information.
Specification
A concise description of materials
and workmanship, standard or
quality of workmanship.
It must convey the architect and
engineer’s requirements.
Measured works
Includes detailed descriptions of building, mechanical
and electrical works presented in accordance with
SMM.
This enables the contractors’ estimator / QS to price
individual item of work.
This section also includes Prime cost sum (P.C) and
Provisional sum (Prov. sum)
P.C. sum – used for works to be carried out by
nominated sub-contractors, statutory
authorities or for goods to be supplied
by nominated suppliers.
Prov. Sum - used for works which cannot be fully
detailed or for costs which are unknown
at the time bills are prepared.
Preambles
Define the rules governing the method of
measurement of the works and contain
instruction as to what is to be included within unit
rates and/or lump sum prices.
The preambles do not define the scope of works.
Schedule of Rates
Consists of unit of works that are grouped
according to trade and work content and are
presented in tubular form.
Each table is referred as ‘schedule’.
The schedule of rates comprises a number of
schedules that when combined, cover all items
of work likely to be encountered in the
contract.
Divisions of bill
preparation
Traditionally, the preparation of BQ divides into 2 distinct stages:
1. The measurement of the dimensions and the
compilation of the descriptions from the
drawings and specification. This process
commonly known as taking-off .
2. The preparation of the bill.
o This involves the calculation of volumes, areas, etc
(squaring the dimensions).
o Then followed by entering the descriptions and the
squared dimensions on the an abstract sheet
(abstracting) to collect similar items together and
present them in recognized bill order.
o From this abstract, the draft bill was written
(billing).
Traditional Techniques of BQ
preparation
Process Description of works
Measuring / QS will analyze the drawings / plan received from
taking-off engineers’ / architect.
Prepare query list (if necessary)
Measuring from drawings and entering the dimensions
on to specially ruled dimension paper
Working up / Calculating and totaling the area, length, volume,
squaring numbers, item of the dimensions to obtain the exact
quantities for each measured item in the dimension
sheet.
Transfer to Collecting the totals form dimension paper on to an
abstract sheet abstract to produce a final total for each individual
description.
Billing Reproducing the items from the abstract on to bill paper
in draft form ready for typing.
Preparation of billing
item description Qty unit rate amount
1.0 Supply to site 125mm x 125mm 320 NR RM100.00 RM32,000.00
pressure treated timber piles of
6m lengths with provisions of
galvanized mild steel anti split
rail at both ends.
2.0 Drive 125mm x 125mm timber 1,920 M RM12.00 RM23,040.00
piles to required depth
3.0 100mm thick Grade 15 lean 115 M2 RM18.00 RM2,070.00
concrete.
4.0 Grade 35 concrete at brick 8 M3 RM180.00 RM1,440.00
retaining wall
5.0 Bringing to and removing from ITEM RM1,800.00 RM180.00
site all plant required for this
section of the work
Development of bill
preparation
The utilization of computerized system is become more integrated for
direct input of quantities sand formulation of descriptions through the use
of standard libraries of descriptions, and the lengthy collating and the bill
preparation processes is carried out automatically.
WinQs
CatoPro
MasterBill
QS Elite
Snape Vector, etc
SETTING DOWN
DIMENSION
Prepared by:
Ms Noorhidayah Sunarti
012-6254776
[email protected] Dimension Paper
Dimension are taken / measure from
the drawings by the taker-off.
Column 1 = timesing /
dotting on column (where
multiplication and addition of
the dimensions can be recorded)
Column 2 = dimension
column (in which the
measurements are set down as
taken from drawings and
normally expressed in two
decimal point.
Column 3 = squaring column 1 2 3 4 5
(in which are set out the
calculated volumes, areas, etc)
Column 4 = description
column (in which is written the
description of the work to which
the dimensions apply.
Column 5 = Waste (in which
preliminary calculations /
sketches are made/ shown)
Units of Measurement
Cubic measurement = m3
Square or superficial measurement = m2
Linear measurement = m
Enumerated items – Nr/ Nos.
Items
Measurement / Rules in
setting down the
dimension
The dimension are normally expressed to two decimal points.
It is important that the insertion of the horizontal lines which determines
whether the dimension is intended as linear, superficial, or cubic
measurement.
Rules in setting down the
dimension:
Timesing
Rules in setting down the
dimension:
Dotting-on
Rules in setting down the
dimension:
Alterations in dimensions
Reminder:
• Deletions with
correcting fluid are
not encourage.
• It is best to nil
entirely and write
out again the
dimensions.
Rules in setting down the
dimension:
Anding-on
Note:
Anding-on , deductions
shall be in similar form of
dimension.
Rules in setting down the
dimension:
Deductions
Where a deduction is to be made, the
description is preceded by Deduct which
is often abbreviated to Ddt.
An example as follows:
