5612BESG Advanced Measurement and Contract Administration

1. Faculty of Engineering and Technology Department of the Built Environment 5612BESG Advanced Measurement and Contract Administration Thomas Dowd t.o.dowd@ljmu.ac.uk Room 3.02, Cherie Booth Byrom Street

2. Lecture number 1 (week 1) Lecture title: Insitu Concrete Frame RICS Blackbook GIFA and NIA

3. In this session… • Introduction to measurement of an insitu concrete frame • Recap of RICS NRM 1, 2 & 3 • Awareness of RICS “Blackbook”

4. Learning outcomes • At the end of this session you should be able to: • How to measure the concrete and formwork to an insitu concrete frame: • Knowwhat items are to be measured and costed for AS1 Technology (cost plan) • Be aware of the different types of concrete frames • Understand and apply NRM1 concrete frame cost plan descriptions • How to measure NRM1 level 4 and 5 items, eg slabs, columns, walls • Understand when in the lifecycle of a project RICS NRM 1, 2 or 3 should be used • Be aware of the RICS’s “Blackbook” guidance material, the subject areas they cover and how to access them

5. NRM1 – Concrete Frame Measure

6. Agenda • Recap of Assessment Take Off List • What are the different types of concrete frames • NRM1 concrete frame cost plan description • How to measure accordance with NRM1 the assessments: • Lowest Floor Construction • UFs • Roof • Columns • Progress on assessment 1, against week by week planner

7. Recap of Assessment Take Off List • Extract from module guide: • Take off list: • Piles, including: • piling mat • Plant • moving piling rig • disposal of excavated material associated with piling • breaking through obstructions • cutting off tops of pile • pile tests • Pile caps and ground beams • Lowest floor slab and associated details • Columns • Shear/core walls • Upper floors • Roof slab

8. What are the different types of concrete? • POURED ON SITE. PRECAST • COMPONENTS PREFABRICATED • INSITU PRESTRESSED- • STRESS INSERTED ON TENDONS TENSIONED PRIOR TO LOAD BEING APPLIED IE CONCRETE POUERED

9. What components would you measure when costing a reinforced insitu concrete column? Formwork Reinforcement Concrete

10. NRM1 – Reinforced Concrete Frame NRM1 – Cost Plan Descriptions

11. Level 2: Element Level 1: Group Element Level 3: Sub Element

12. NRM1 P.103&105 Level 1group element Level 2elements Level 3sub element, concrete frame Level 4component, column

13. NRM1 Column Description Column at Level 4 to be measured in m • Column descrip • (Level 4 descrip): • Number of (nr) • Size (mm) • Concrete grade • Reinforcement (kg/m3) • Formwork finish • Column length: • Top of slab • Soffit of slab • Includes: • Concrete • Formwork • Reinforcement • However, we have this information, therefore, introduce “user defined” Level 5+ ie a “sub components” Slab Column Slab

14. Cost Plan Description Build Up example: There could also be another level, ie Level 6 f/w in m and fw in m2 to soffits There could also be another level, ie Level 6 rebar m2 and rebar in tonnes And even a Level 7 for the different rebar types, ie B12 straight, bent etc

15. Extract from the NRM1 Cost Plan Template in Canvas: We will cover the Cost Plan/Report compilation ie coding/levels etc again in tutorials

16. MEASUREMENT OF REINFORCED CONCRETE • Classified and measured according to the member e.g. foundations, columns, beams, walls etc. • Measurement procedure- measure floor by floor-upwards from the lowest.

17. Extract from Indicative Excel Take Off doc in Canvas: Area of the floor x number of floors Area of the floor x Thickness of slab x number of floors m3 x kg/m3 = / 1000 = tonnage Upper Floor Slabs Please note how the above template from Canvas has been amended

18. Which drawing will you use for your UF slab measure? • NRM1 notes the GIFA should be used, therefore, Architects • However, this is at L4, we have the actual concrete slab area shown on the structural engineers drawing, and will be measuring at Level 4+ • Therefore, this should be used to calculate the m3 quantity • 10m x 5m slab • Concrete Floors • Concrete (225mm th) 11.25m3 x £150.00 = £1,687.50 • Formwork • Formwork m 30m x £20.00 = £600 • Formwork m2 50m2 x £25.00 = £1,250 • Reinforcement 50m2 x £70.75 = £3,537.50

19. This is the same principal for the lowest floor slab and its associated build up: • NRM1 notes lowest floor slab measured in m2, including “beds” • However, again this is at level 4, we have the full details so can measure and cost at level 4+ • For example there maybe 7 components associated with the lowest floor slab • Lowest floor construction Xm2 x £Xm2 = £X • Concrete slab Xm3 x £Xm3 • Mesh reinforcement Xm2 x £Xm2 • Visqueen Xm2 x £Xm2 • DPM Xm2 x £Xm2 • Insulation Xm2 x £Xm2 • Sand blinding Xm2 x £Xm2 • 150mm type 1 sub base Xm3 x £Xm3

20. Lowest Floor slab details: • For example design joints associated with the lowest floor slab could be: • Formed restraint movement joint • Saw restraint joint • Isolation joint • Isolation joint to internal columns • Isolation joint to perimeter columns • NRM1 states design joints to be measured in m at Level 4 • But again as previous, we have Level 4 + details, therefore: • Formed restraint movement joint Xm x £Xm = £X B16 Dowel Bar Xt x £Xt

21. Rebar details to be discussed in another lecture Columns

22. How is this calculated? Rebar details to be discussed in another lecture Walls

23. REINFORCEMENT • How would you measure reinforcement? • What are the types of reinforcement? • Two types of reinforcement -fabric (mesh) - bar

24. FABRIC REINFORCEMENT • How would you measure fabric Reinforcement? • Measured in m2 • No allowance made for laps in the measure, therefore the estimator must allow for laps when pricing • No deductions for voids less than 1.00m2

25. Bar reinforcement • How would you measure bar reinforcement? • Bar reinforcement measured by length and the weight applied ?kg/m to produce a measure in tonnes to two decimal places (NRM1 P.544, 3.11.3) • Reinforcement schedule can provide the length, number and shape of each bar type.

26. Formwork (fw) • What are the different Types of fw? • Plain or Special finish • Special finish? • Is it assumed the fw is left in or re-used? • If permanent or is to be left in must state as the estimator will assume can reuse when pricing the formwork.

27. Formwork (fw) • What is the unit for measuring fw? • m2, m and nr • What decides the unit? • depending on the height and shape. • No deduction made for voids less than 5.00m2

29. Consistent rules and guidelines for the quantification and measurement of capital, maintenance and renewal works • Three volumes • NRM 1: Order of cost estimating and cost planning for capital building works • NRM 2: Detailed measurement for building works • NRM 3: Maintenance and operation cost planning and procurement (April 2014) New Rules of Measurement

30. Provides a structured basis for measuring building work and presents a consistent approach for dealing with other key cost components associated with a building project • The rules deal with measurements of preparation of: • Order of cost estimates (initial cost advice) • Elemental cost model • Cost plan • Cost analysis and benchmark analysis New Rules of Measurement 1

31. The rules address both the production of bill of quantities for entire building and for discrete work packages • The rules can be used to construct both bespoke and standard schedule of rates New Rules of Measurement 2

32. New Rules Of Measurement 3 • Measurement for maintenance and renewal • Aligned with:

33. NRM 3 (Cont’d) • Capital inherently linked to Revenue • Advising clients on annual budgets for renewal and maintenance • Implementation of maintenance strategy • Provide object cost data for BIM

34. NRM 1 NRM 2 NRM 3

35. What is RIBA Plan of work? A framework that organises the process of managing and designing building projects into number of work packages.

36. Role of a PQS in the RIBA POW • A PQS should preferably be appointed at the initial stage even before a brief has been prepared. • This enables the client to be fully informed of the probable cost consequences of satisfying his basic needs. • Assists in the formulation of the functional brief, target budget and programme for the work.

37. Gives the first opportunity for the appointed design team to interpret the financial brief into a graphic illustration of the client’s aspirations. • The space and cost budget guidelines act as ‘performance measures’ for the first design solution. • Provides opportunity of reviewing critical concept estimates and carrying out all important comparative cost studies for alternate design solutions. • Comparative design solutions are evaluated in terms of project expenditure and future income.

38. AREA DIVISION CONSTRUCTION COST Roof COST Building Footprint 20 m2 Walls COST Floor Slab COST Lot Size 25 m2 Land COST Public Area 5 m2 SINGLE STOREY HOUSE Assume House Area is 20 m2 (10m X 2m) COST COMPARISON

39. AREA DIVISION Building Footprint 10 m2 Lot Size 12.5 m2 Public Area 2.5 m2 TWO STOREY HOUSE Assume House Area is 20 m2 (10m x 1m x 2) How would the construction cost compare to the single storey? Compared to single storey is 20 m2 (10m X 2m) CONSTRUCTION COST Roof ½ x COST Walls 2 x COST FF Slab New cost GF Slab ½ x COST Land ½ x COST COST COMPARISON

40. SINGLE STOREY HOUSE TWO STOREY HOUSE construction cost £A construction cost £B COST COMPARISON

41. Pre tender estimate of the BOQ • Check the accuracy of previous estimates based upon final information • Validates estimating data against market conditions (hopefully!!) • Provides an effective basis against which tenders can be evaluated and particularly whether the accepted tender is in line with market expectations

42. The final detailing of the project is ready to tender.. • The PQS needs to ensure • Detailed room layouts of all fittings and services are checked in terms of need, function and cost • Structural solutions are refined to ensure optimum economic levels • Construction detailing is constantly reviewed to ensure compatibility of function and costs • Specification standards are established to confirm with the quality envisaged in the brief and the budget • Final services design solutions are constantly monitored and reviewed to achieve optimum performance in terms of capital and recurrent expenditure • Finally confirms that the total project is within the budget

43. At the tender action stage a PQS ensures • The tender figure is likely to be with in line with the budget prediction • All documents need to check thoroughly to ensure that the risk of design error is reduced • Need to provide the Bill of Quantities • The BOQ is an essential prerequisite to the achievement of realistic tenders under maximum competitive condition • It also provides the basis for cost control of subsequent variations, progress valuations and estimates during the construction stage

44. The finalisation of the overall cost at the earliest possible time • QS ensures • The constant monitoring of performance in the field • Accurate progress valuations • Cash flow forecasts • Realistically priced variations • Monthly financial statements • Claims

45. Operational reviews • Lifecycle cost

47. Refresher on Measurement Basics

48. Floor areas • GFA = ? • Gross floor area = • Area of a building measured externally

49. Floor areas cont.. • GIFA ? • Gross internal floor area = • Area of a building measured to the internal face to the perimeter walls

50. Floor areas cont.. • NIA = ? • Net internal floor area = • Usable area within a building measured to the internal face to the perimeter walls (i.e. excluding the area occupied by structural walls, circulation area, and services systems).