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Contents
1 Introduction
2 Structure of NRM2
3 Comparison of SMM7 with NRM2
3.1 Table 1: Comparison of contents
3.2 Table 2: Comparison of the Part 3 rules
4 Find out more
4.1 Related articles on Designing Buildings Wiki
4.2 External references
INTRODUCTION
The Royal Institution of Chartered Surveyors (RICS) established a working group that has undertaken the RICS
Measurement Initiative over recent years with the aim of modernising the existing measurement standards. It sought to
provide a link between the measurement for cost planning or early estimates with the measurement for bills of
guantities and to introduce a common standard for the cost planning and procurement of maintenance work.
The three volumes of the NRM suite are:
NRM1 Rules for order of cost estimating and elemental cost planning
NRM2 Rules for works procurement
NRM3 Rules for maintenance and operation cost planning and procurement
NRM 1 was initially published in March 2009 and has been reasonably well received and adopted by the profession. It
has been amended and the second edition was launched by the RICS in May 2012 to coincide with the launch of
NRM2.
NRM2 has been published as a guidance note which reflects industry best practice and the intention is that SMM7
should no longer be adopted after July 2013. NRM2 has been developed as a set of detailed measurement rules for
the preparation of either bills of quantities or Schedules of Rates for either capital or maintenance projects. It does
however deal with the quantification of non-measurable work items, contractor designed works and risks. Guidance is
also provided on the content, structure and format of bills of quantities, as well as the benefits and uses of bills of
quantities.
NRM3 has yet to be published.
NRM2 is a comprehensive document available as a free download to RICS members or can be purchased from RICS
Books Ltd.
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The purpose of this article is not to give detailed instruction on how to use the NRM2, much of the document is very
self explanatory however it was felt appropriate to identify where there are differences between NRM2 and the SMM7
document currently used as the UK industry standard method of measurement.
STRUCTURE OF NRM2
NRM2 is divided into three parts with supporting appendices:
Part 1: General - places the measurement for works procurement in context with the RIBA Plan Of Work and the OGC
Gateway Process; and explains the symbols, abbreviations and definitions used in the rules.
Part 2: Rules for detailed measurement of building works - outlines the benefits of detailed measurement, describes
the purpose and uses of NRM2; explains the function of bill of quantities, provides work breakdown structures for bill
of quantities, defines the information required to enable preparation of bill of quantities, describes the key constituents
of bill of quantities, explains how to prepare bill of quantities. Considerable space is given over to the codification of
bills of quantities and the use of the bills for cost management.
Part 3: Tabulated rules of measurement for building works - comprises the majority of NRM2 being the tabulated
rules for the measurement and description of building works for the purpose of works procurement.
Appendices:
Appendix A: Guidance on the preparation of bill of quantities
Appendix B: Template for preliminaries (main contract) pricing schedule (condensed)
Appendix C: Template for preliminaries (main contract) pricing schedule (expanded)
Appendix D: Template for pricing summary for elemental bill of quantities (condensed)
Appendix E: Template for pricing summary for elemental bill of quantities (expanded) Appendix F: Templates for
provisional sums, risks and credits
Appendix G: Example of a work package breakdown structure
As can be seen from this brief list of contents there is considerably more information given relating to the preparation
of the Bills of Quantities. In the past each quantity surveying practice produced their bills following their own
preferences and historical development. This is the first time that the RICS has given guidance on coding and work
breakdown structures in an attempt to align the bills with the cost plans produced using NRM1.
Coding and work breakdown structures will not be covered here, reference should be made to the detail contained in
Part 2 of NRM2.
SMM7
General Rules
A Preliminaries/General conditions
C Existing site/buildings/services
D Groundwork
E In situ concrete/large precast
concrete
F Masonry
G Structural carcassing metal/timber
H Cladding/covering
J Waterproofing
NRM 2
1 Preliminaries
2 Off-site manufactured materials, components and buildings
3 Demolitions
4 Alterations, repairs and conservation
5 Excavating and filling
6 Ground remediation and soil stabilisation
7 Piling
8 Underpinning
9 Diaphragm walls and embedded retaining walls
10 Crib walls, gabions and reinforced earth
11 In-situ concrete works
12 Precast/composite concrete
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K Linings/Sheathing/Dry partitioning
L Windows/doors/stairs
M Surface finishes
N Furniture/fittings
P Building fabric sundries
Q Paving/Planting/Fencing/Site
furniture
R Disposal systems
S Piped supply systems
T Mechanical
heating/cooling/refrigeration systems
U Ventilation/Air conditioning systems
V Electrical supply/power/lighting
systems
W Communications/Security/Controls
systems
X Transport systems
Y Mechanical and Electrical services
measurement
Additional Rules work to existing
buildings
Appendices
Alphabetical Index
13 Precast concrete
14 Masonry
15 Structural metalwork
16 Carpentry
17 Sheet roof coverings
18 Tile and slate roof and wall coverings
19 Waterproofing
20 Proprietary linings and partitions
21 Cladding and covering
22 General joinery
23 Windows, screens and lights
24 Doors, shutters and hatches
25 Stairs, walkways and balustrades
26 Metalwork
27 Glazing
28 Floor, wall, ceiling and roof finishings
29 Decoration
30 Suspended ceilings
31 Insulation, fire stopping and fire protection
32 Furniture, fittings and equipment
33 Drainage above ground
34 Drainage below ground
35 Site works
36 Fencing
37 Soft landscaping
38 Mechanical services
39 Electrical services
40 Transportation
41 Builders work in connection with mechanical, electrical and
transportation installations
Appendices
Ref:
SMM7
Preliminaries
Ref:
NRM2
Complete Buildings
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Demolitions and
Alterations
Demolitions
Groundwork
D20.1
D20.2
Site Prep
Removing trees
5.2
Excavating
5.6
5.7
5.11
5.20
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In-situ concrete/large
precast
11
In-situ concrete
E20
Formwork
11.13
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E30
Reinforcement
11.33
E40
Designed joints
11.38
E41
E42
Accessories
11.41
E05.16
Grouting
11.42
E50/ E60
Precast concrete
frames
12
13
Precast Concrete
Masonry
14
Masonry
The natural and artificial stone rules are now all put
under one section. All walls measured along centreline
and assumed vertical unless stated.
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Structural Metalwork
15
Structural metalwork
0G20
Carpentry/Timber
framing/First fix
16
Carpentry
G30
17
G31
Prefabricated timber
decking
Removed
Cladding and
covering
H10/12 /13
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Patent glazing,
structural glass
(In SMM7 sections K1121 are included
together under H20)
H10, 12, 13
Patent
glazing/plastics/
structural glass
21
H11
Curtain Walling
21.1
Other chambers
21.8
H10.4 and 5
21.9
21.1
Opening perimeters
K20.1.1
21.1
H14
13.2.3.4
K20/21
16.4
Carpentry
H51, 52
14.1
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Natural Stone
cladding /cast stone
cladding
H51.5
Floors
H51.6-10
Staircase works
H60
18
H60.11
H70 - H76
41.27
Holes are now not measured with the roof but deemed
included.
17
17.1
Now introduced width classification< 500mm wide measured lineally and > 500mm wide measured m2.
J40
Waterproofing
19
Waterproofing
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J20.5
Skirtings
J20.12
J41, 42, 43
19.3
17
Linings, sheathing
dry partitioning
20
K10.1.1
Proprietary partitions
measured in 300mm
stages, measured in
metres
20.1.1.2
K32
Panel cubicles
22.16
K40
Demountable
suspended ceilings
30.1
K41
28.3
L10
Windows
23
23.8
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L20
Doors
24
Doors
P21
Ironmongery
24.16
Ironmongery
L30 / Q41
25
Staircases
L40
General Glazing
L41
L40.1.1
measured glass in
m2.
27
Glazing
27.1.1.1
L40.7-10
27.4
L40.13
27.8
L42
Infill panels
22.18
No change
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Surface finishes
28
M10, 12,13,20,23
and J10
28.1
M10.16
M10.24
Accessories
28.2535
M10.26
Temporary supports
M21
Insulation with
rendered finish
M22
Sprayed coatings
M30
M31
Fibrous plaster
M40/42/41/50/51
Tiling, parquet
flooring, carpeting
28.32
28.30,
31
28
M52
Decorative papers
29.9
M60
Painting and
decorating
29
Decoration
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Note M4
29.1.2.1.1
M60.10
Coloured bands
38.16.6
M61
31.5
Furniture and
equipment
32
Building Fabric
Sundries
P10
Insulation, proofing
and fire protection
31
31.1
P11
Cavity insulation
31.6
No change
P20
Unframed items
22
General joinery
P20.8
P21
Ironmongery
22
General joinery
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P22
Sealant joints
22.22
22.19/
20
P30
Trenches/pipe ways
/Pits for buried
services
41.13
P30.1
Excavating trenches
41.13
P30.9
Other chambers
41.17 22
41.27
P31
Holes/chases/covers
/supports for services
41
P31.19
Cutting or forming
holes
41.1
P31.24 and 25
Ends of Supports
41.6
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P31.32
Work to existing
structures
41.8 & 9
35
Site Works
Q10
35.1
Q21
Insitu paving
35.6
Q22
Coated macadam
35.12,
35.13
Q23
Gravel etc
Q24, Q25
35.14
Q26
Special surfacings
35.1824
Q30
37
Q31
Planting
Q40
Fencing
36
Fencing - No change
Disposal Systems
R10/11
Above ground
drainage
33
R10.3, 4 and 5
33.2
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R10.7
Supports
R10.15
Temporary operation
R12/13
Below ground
drainage
34
R12.1-6
34.1
R12.11-15
Chambers
34.6-11
34.13 /
34.14
R12.19
O & M manuals
Transport systems
40
Transportation
X1-12
Different systems
40.1
X13
marking holes
41.2
X14
identification
40.3
M & E Services
38
Mechanical
Y10/ Y11
38.3
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Pipelines and
ancillaries
Y10.1
Pipes
38.3
Y10.2.3
Fittings
38.4
Y10.9
Pipe supports
Y11
Pipe sleeves
38.5
Y20/ Y40
Equipment
38.1
Primary equipment
38.2
Y20.6
Supports
Y30
Air ductlines/
ancillaries
38.6
Y30.7
Ducting sleeves
Y50
Thermal insulation
38.9
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Y60/ Y63
Y60.1 -12
39
Electrical
39.3
39.4
HV/ LV cables,
busbar trunking,
earthing and bonding
39.5
Y62.7
Busbar trunking
39.9
Busbar
Y80.13
Tapes
39.10
39.11
Tapes
The length now includes all joints and test clamps, there
is no alternative.
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Y61.19
39.7
Final circuits
Y70/ Y71
HV switchgear, LV
switchgear and
distribution boards
39.8
39.1
Primary equipment
Y73/ Y74
39.2
Y81
Testing and
commissioning
39.15 &
16
This article was created by The College of Estate Management 15 March 2013
19/20
4/23/13
Standard-Method-of-Measurement-for-Building-Works.aspx)
RICS: RICS has released new guidance for quantity surveyors and other members working in the construction
sector (http://www.isurv.com/site/scripts/documents_info.aspx?documentID=6624&categoryID=390) .
RICS: NRM 1 and NRM 2 are available (http://www.rics.org/uk/shop/standards/standardsnrm/?
gclid=CIKTxpeeprQCFXDLtAod_F0AeA) .
nbs video: The New Rules of Measurement (https://www.thenbs.com/nbsTV/surveyors/programme.asp?
refCode=313053&title=The+New+Rules+of+Measurement) .
RICS new rules of measurement (NRM) 2013 (http://www.isurv.com/site/scripts/documents.aspx?categoryID=1220) .
RICS QS and construction standards (http://www.isurv.com/site/scripts/documents.aspx?categoryID=1207) (the Black
Book).
nbs: Coordinating Common Arrangment, Uniclass, NBS and Rules of Measurement
(http://www.thenbs.com/topics/practicemanagement/articles/coordinatingCommonArrangement-Uniclass-NBSRulesofMeasurement.asp) .
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