Measurement Lecture 1

• This lecture introduces SEHS3290: Measurement, Documentation, and Estimating.

Self Introduction

• Dr. Joseph Chan can be contacted via email at [email protected] or by phone at 3746 0066 to make an appointment for consultation.
• Dr. Chan is identified as a Professionally Qualified Quantity Surveyor (QS).
• He also works as an Honorary Editor for the Hong Kong Institute of Surveyors (HKIS).
• He serves as a Council Member in the Quantity Surveying Division of the HKIS.
• He is an Assessor for professional competence in the Quantity Surveying Division for both HKIS and RICS.

Course Content

• The course covers introduction to SEHS3290, and methods of building measurement.
• Introduction to HKSMM4 (Hong Kong Standard Method of Measurement).
• International Construction Measurement Standard (ICMS) will be taught.
• Bill of Quantities (BQ) is covered in tender documentation and measured work section.
• Mensuration, types of drawings for BQ preparation, and communication between the QS, the Architect, and Contractors are also covered.

Introduction to SEHS3290

• This courses focuses on measurement using HKSMM4.
• Also focuses on excavation, concrete, formwork, and reinforcement
• Includes brickwork, finishes, blockwork, billing, bulk checking and recent issues.
• Touches on tender processes and tender documentation.
• Will cover estimating by preparing and updating cost estimates.

Assessment

• Assessment is based on continuous assessment, with no examination.
• Individual assignments and group projects each account for 30% of grade.
• There will be two tests which each makeup 20% of the course grade.

Building Measurement

• Building measurement involves a Section, Building Element, Items, Quantity, Unit, Rate, and Subtotal.
• Quantity and Unit are derived from measurement.
• Rate is assigned by contractors, and items should be measured separately.

Quantity Surveyors

• The responsibilities include (QS) taking-off from drawings.
• Take-off involves determining quantities of work; remeasurement on site is used for work valuation.
• Measurement links design and price using drawings and bills of quantities.
• You need to read drawings, take-off measurements (per HKSMM4), and understand billing rules.

Estimating

• Estimating determines the probable cost of proposed building works.
• Use price indexes or contractor costing systems for tendering.
• Functional unit, floor area, elemental cost plan, and approximate quantities all impact estimates.

Tasks Performed by QS Consultant

• In the design phase, QS consultants prepare estimates of project costs.
• In tendering, quantities measured for BQ (Bill of Quantities) preparation.
• Construction involves controlling project costs and assessing interim payments.
• Consultants assess final accounts and claims by estimating and measuring work at the end.

Traditional Process of BQ Development

• Architect/Engineers produce drawings and specification notes.
• Quantity Surveyors take off, square, and create dimension papers, which leads to direct billing.
• The specification and Drawings are used with tenders to establish a Tender Price.
• A bill for quantities is produced.

Design/Production Stage

• The designer produces final production information like drawings.

Bills of Quantities Stage

• The QS uses production information to create the BQ.
• The tender documents are ready for tenderers once the BQ is complete.

Tendering Stage

• Tenderers return tenders, and the client (with QS advice) selects a contractor.
• Cost Estimate + Mark Up = Tender Price.

Take-off Process

• Quantities are measured and descriptions are writting on dimension paper.
• This process can be done by computer with the aid of Microsoft Excel.
• The 4 Columns used in the dimension paper include: Timesing, Dimension, Squaring, and Description.

Rules of Taking Off

• Quantities must be measured according to a set of established rules understood by all.
• The QS is using the rules in HK and globally

Dimension Paper

• Measurements are entered in dimension paper with the project and drawing number given at the top of each page.
• Dimensions are bracketed to the description.

Dimension Annotations

• Measurements need annotation so others can understand.
• Colleagues counter check.
• Includes final account measurement and valuation of variation.

Deductions

• Overall measurement includes deductions.

Blankets

• Several dimensions are corresponded to the same description.
• Blankets are used to include grouping.

Schedules

• MS Excel can be used to take-off practically
• Example schedule include: Item, location, timber flooring, quantity, timber skirting etc

Bills of Quantities

• A BQ gives a basis for tender preparation, and is a shopping list for contractors to price and prepare tenders.
• This document is legally binding for contractors to perform work and clients to pay for construction and offers a basis for valuation of variations.
• It may be used for contractors in administration, with cost-advice.
• BQs should accurately represent the quantity and quality of work, and gives a uniform basis for tenderers to prepare their Tender Price

BQ Preparation

• Transfer dimensions from drawings to ruled dimension paper is the Taking off process.
• Then the total quantity is calculated for any measurement.
• Squared dimensions are transferred to abstract in a recognised order, and these sub totals are translated to billing.
• All items are rewritten with quantities for the whole project onto invoices.

Measurement Process

• The traditional method is the focus (using dimension paper, abstract preparation, draft writing, and BQ typing) instead of computer templates.

Hong Kong Standard Method of Measurement

• The HKSMM4 (2005): Hong Kong Standard Method of Measurement, also known as the "Bible" of measurement.
• There are definition, measurement, and coverage rules.

HKSMM

• It is comprised of all building with building services for work.
• HKSMM3 (1979): only covered building works.
• A future development in HKSMM5 (may be complete within 1 year) will cope with industrial needs (e.g., BIM).

HKSMM3 vs HKSMM4.

• HKSMM evolved into "Product based construction".
• Windows: Frame + glass past, manufactured parts now.
• There is cost saving common practice in HK now.
• Similar case in Door (door frame + door leaf + architrave + ironmonger...)
• New items added: curtain wall, socket piles...

Concrete Works

• Concrete works include different grades of concrete and different thickness of slab and walls.

Quotes from HKSMM4

• Bills of Quantities should fully describe the materials and workmanship, as well as the accuracy of the work.
• Work that cannot be accurately measured should be described as provisional.
• Detailed information is necessary.

HKSMM5

• Future versions of HKSMM might have Arabic numerals rather than Roman numerals.
• Wider acceptance of Building Information Modelling (BIM) is expected.
• SMM comparison of other countries may happen.
• Market must have more SMM software for industry needs.
• It must be fully compatible to HKSMM4.

International Construction Measurement Standard (ICMS)

• ICMS is for financing buildings and infrastructure.
• Infrastructure projects across the globe categorise and forecast the construction costs differently.
• It has been impossible for governments/investors to compare construction costs equally, and avoid wasting taxpayers money.

ICMS Benefits

• Set up in 2015 with 46 organisations.
• ICMS gives framework for construction cost, values and descriptors.
• It allows costs to benchmarked consistently and transparently.
• Pinpoints cost differences, helps inform design and location decisions properly.
• Aids confidence in project financing and decision-making.

ICMS Structure

• Framework follows: Projects, Cost Categories, Cost Groups, and Discretionary Sub-Groups.

ICMS Framework Examples

• Capital construction includes site prep and foundations.
• Substructure consists of load bearing work including earthwork, non-load-bearing components, and waterproofing.
• The lowest floor slabs are included, as well as foundations.

BQ

• Bill of Quantities is one part of the bigger tender document.
• Set of tender documents comprise the conditions, form, specifications, a pricing document, and drawings.

BQ Measured Section

• The most important part of a BQ is the work section.
• Projects are grouped into measured section.
• Measured items comprise descriptions, quantity and unit of measurement.

Other Measurements

• Quantities are rounded to the nearest whole unit.
• Tenths of a millimeter are measured (10 mm)
• Volume and mass are measured.
• Each measurement must be labeled by its proper unit.

Units of Measure

• Nr (simply counting), m, m2, m3.

Billing

• In billing, descriptions and quantities are structured and properly formatted.
• Underlining is a method used to identify priority on the completed BQ.

Mensuration

• This is a technique used to establish the lengths, areas and volumes.
• The following are all techniques used for measurements: Girth, Irregular plan, shapes, and Centre Line.

Common Calculations

• Find the perimeter, or girth.
• Used formula applies to any shape structure.

Types of Drawing for BQ Preparation

• Gain an overall picture of shape, layout, and form of building with general arrangement drawings/general plans.
• See detail drawings for assembly of parts and knowledge of technology. Collect together repetitive information about similar parts of building which appear in variety, reference detailed drawings.

Communication

• Designers give Quantity Surveyors query lists and clarification.
• Quantity Surveyors give Contractors Preamble.
• Check production, and ensure cross references, query lists for omissions, discrepancies, and ambiguities.
• Prime cost and provisional sums must also be checked.

Communication in Measurement

• Consultant communicates with contractor for matters that affect pricing through preamble clauses in the BQ, such as what will be included and methods for deviations.
• Four different preamble types: list of items, method of measuring, deviations from SMM for certain items, definitions of terms in BQ.
• Two sections are divided by preamble clauses from any trade and by trade too.