Measurement of Substructure

The College of Estate Management 2013
Paper 1407V6-0
Measurement of substructures
Contents
1. Foundations
2. Order and system
3. Ground work
3.1 Excavation
3.2 Disposal
3.3 Earthwork support
3.4 Surface treatments
3.5 Disposal of water
4. Concrete
5. Brickwork/Blockwork
5.1 Lengths and girths
6. Damp-proof courses
7. Concrete ground floors
8. Self-test project
9. Answers
9.1 Answer to Self-Assessment Question
9.2 Self-test project commentary
Measurement of substructures Paper 1407 Page 3
1 Foundations
As always, it is important to adopt a logical order for measuring the work. In this case
the most natural order is that in which the work is executed and therefore the first
section of the taking-off usually deals with foundations, sometimes referred to as
work below damp-proof course.
2 Order and system

It is as well to think for a few moments about the items to be measured. Whether you
make a written list or not will depend upon your ability and experience, but at this
stage you are recommended to prepare a take-off list prior to commencing take-off
which will provide a useful checklist. A taking-off list is prepared using the drawings
for that particular project and could look like this:
Strip turf
Remove topsoil
Excavate trench
Concrete
Brickwork
Cavity
DPC
Filling
Adjusting topsoil outside.
Before starting to measure you should study the drawings available, specification and
borehole records. In practice the following need to be clearly marked on the
drawings:
Existing ground levels

Finished ground levels/floor levels
Depths of foundations
Groundwater level (plus date as this varies seasonally)
Any known existing foundations or services.
After preparing the taking-off list it is good practice to calculate the over-site area of
the building and the centreline of any trench foundations that are required.
SELF-ASSESSMENT QUESTION
To test yourself, try to calculate the over-site area of the building shown dotted below and
the centreline of the trench foundation (this is the same as the centreline of the wall).
Here the wall is 250mm thick and the spread of the foundation is 300mm, i.e. an overall
foundation trench width of 850mm.
Note:
The indent to the plan shape is called a want.
The total depth of excavation is 1,200mm.
(Answer under Section 9.1)

3 Ground work
3.1 Excavation
Where construction is to be carried out on a site not previously developed it is usual
to assume a layer of topsoil covers the site. This should be excavated and is normally
preserved on site for later use. A depth of 150mm is normal but it could be
considerably more and reference to any borehole records would be made to establish
an average for your project. Site levelling is then measured down to the underside of
the hardcore bed below any ground slabs. This is either in m or m depending on
your standard method. The area required to be stripped should be measured to the
outside face of any excavations or the spread. Precise areas are measured, not large
rectangles, despite what may actually be excavated in practice.
If there are existing ground slabs or pavings on the site then these will need to be
broken up. This is measured as extra over the item of excavation, describing the
composition of the paving and the thickness. If any foundations are left in the ground
then these are measured in cubic metres and can again be extra over any excavation.
The trench excavation is normally measured in cubic metres, along the centreline of
the trench, multiplied by the width and then the depth. It is important to note if there
are any width categories that need to be identified for compliance with your standard
method of measurement (SMM) and how the different depths are classified. Figure 1
shows what is required for the RICS New Rules of Measurement: Detailed
Measurement for Building Works (NRM2). Identifying commencing levels if trenches
are excavated from a level below the existing ground level is required for NRM2, as
this can make the choice of plant used or method of working more expensive.
Working space may be required to allow the worker in the trench room to fix
formwork or apply a finish such as tanking to the foundations. Under NRM2 this is
not measured and neither is the earthwork support these items are contractor risk
items. The contractor can then make his own assessment on the amount of working
space and earthwork support required, depending on the construction work and depths
involved. Other SMMs may require a working volume to be calculated and added to
the trench or other foundation excavation and a separate item to be measured for the
backfilling.
The term excavate trenches includes for digging and getting excavated material up
to the original ground level, hence the need to state the starting level and to give the
depth of excavation in stages; the rules are drafted on the basis of mechanical
excavation. The subsequent handling and disposal of the excavated material must be
measured separately.
Where excavation is next to existing services this is measured by the metre and is
extra over a previous excavation item. If, for example, a gas service crosses a trench
excavation then this is numbered and again measured extra over the trench
excavation.
3.2 Disposal
Every item of excavation must have its volume included in a corresponding
backfilling or disposal item.
This balancing can be achieved in two ways: either
1. each item of excavation is regularly followed by an item of similar volume for

backfilling around foundations, which is subsequently adjusted for the volume
displaced by concrete and brickwork below ground level; or
2. the excavation items are followed by a disposal of surplus spoil item and this
later adjusted for the volume of backfilling.
The method used will depend on which is the quicker and easier according to the
particular foundation design. For example, see Figure 1. Here, the volume of backfill
with excavated material is vertically hatched and is relatively easy to calculate.
Therefore, it is better initially to dispose of all the excavated material off site and then
later deduct for the volume required to be used as backfilling.
FIGURE 1
In Figure 1 either of the two methods previously described could be used. In many
situations the backfill to the side of the wall under a ground-bearing slab will be in
hardcore, and Method 2 is more applicable.
FIGURE 2
Where the full depth of the trench is filled with concrete, as in Figure 2, it should be
described as disposal of excavated material from site in the first instance and no
further adjustment is then necessary.
Do not overlook the fact that if topsoil has been stripped off or there has been reduced
level digging as a first item, there may be a need to return some on top of the
backfilling around the perimeter of the building. This is not in any adjustment of
trench item and will generally involve a separate deduction of depositing topsoil on
site and an addition of backfilling with topsoil from site.
EXAMPLE 1
20.00 Excavating trenches commencing 150mm Stage 1

0.60 below ground level, depth less than 2m Initial measure of trench
0.85 &
Filling obtained from excavated material,
final thickness greater than 500mm
20.00 Concrete, 1:3:6, 20mm Stage 2

0.60 aggregate in foundations Measure of concrete
0.23 poured against face of strip.
excavation And adjustment for the
volume of
& filling displaced by the
Deduct concrete
Filling obtained from excavated material,
final thickness greater than 500mm
&
Add
Dispose excavated material off
site
20.00 Deduct Stage 3

0.25 Filling obtained from excavated material, Adjusting for the volume
0.62 final thickness greater than 500mm displaced by
brickwork. This item
& cannot normally
Add be anded on as each
Dispose excavated material skin of the wall
off site may well have been
measured
Depth
Trench 0.850
Less concrete 0.230
0.620
Note: the depth is not the

height all
the way up to the dpc as
measured for
the brick- or blockwork.
3.3 Earthwork support

Temporary support for the sides of excavation, of whatever nature may be necessary
for the particular position and circumstances, is referred to as Earthwork Support.
You should check the rules in your SMM governing this item as they will be seen to
cover a whole range of possibilities, the simple first and the greater risk situations
later.
It should be noted that under NRM2 earthwork support is not measured unless
specified by the engineer and not at the discretion of the contractor. This is measured
in square metres, with the maximum depth stated. Again, if you are using a different
SMM, check to see what is applicable.
It is important to describe the location of the earthwork support as this will affect the
loadings placed on the support and hence its cost. If the ground is unstable, next to a
roadway or an adjacent building, this should be clearly stated. Other situations
affecting the cost of providing the support would be if the face requiring support were
to be curved or if the excavations went down into the water table (groundwater).
3.4 Surface treatments

Under NRM2, no item is to be measured for compacting the bottom of excavation.
Again, you should check your SMM to see what is applicable.
3.5 Disposal of water

Whenever it is proposed to dig into the ground it is prudent to make provision against
water of any form getting into those excavations as conditions rapidly become
unworkable if not immediately checked. NRM2 only requires the disposal of
groundwater to be included as an item so that the estimators can include their
assessment of the cost of keeping the excavations free of water.
4 Concrete
The rules dealing with the measurement of concrete are normally divided into the
following sections:
In situ concrete
Formwork
Reinforcement
Designed joints
Worked finishes
Accessories.
If the foundations are stepped the additional concrete in the steps should be cubed and
added to the general concrete in the foundations. It will also be necessary to measure
formwork to the vertical face of the steps. (See Example 2.)
The concrete should be described as either mass concrete or reinforced and the type
of mix included. The description would also try to identify the function the concrete
is performing, for example: beam, column, foundation. Concrete is measured in cubic
metres but the size of the member and its location will affect the subsequent pricing.
EXAMPLE 2
FIGURE 3
(mean girth as previously used in Example 1)
20.00
0.60 Conc (1:3:6 (20mm agg))
0.23 in fdns poured against
face of excav
2/ 0.30
0.60 (Steps)
0.15
2/ 0.60 Fwk to sides fdn

ne 1.00m hi
5 Brickwork/Blockwork
The rules relating to brickwork and blockwork should be particularly noted and
understood as they affect even the simplest work. These rules are included in Section
14 of NRM2. Again, check your own SMM rules as you work through this section.
The measurement of brickwork is a self-contained section and under the group system
of measurement one does not initially take notice of any adjustment for door or
window openings. Blank openings, which are in the nature of small openings without
doors or windows, would also be disregarded and measured later after Doors.
However, discretion has to be used, particularly with the more modern type of
construction where often whole walls are window openings, and in such a case it
would be pointless to measure a non-existent wall. A careful consideration of the
particular problem is necessary and having considered the particular details the most
suitable approach is decided upon.
This attitude should be cultivated even with the simple tasks that are set, whether the
building is a box-like structure or a spine or cross wall type.
Once the approach has been decided, one should keep everything else out of ones
mind; one should concentrate on visualising the nature and extent of all walls, where
they have their foundations or bases, where their tops and ends are, what the various
thicknesses are and whether there are any projections.
It is also necessary to consider the nature of the bricks and mortar, for quite often
there are two kinds of brickwork apart from special bricks for facing purposes which
will be discussed later.
One usually measures the external walls of a traditional building first. This is
followed by the internal, load-bearing walls. Walls which divide or partition larger
spaces into smaller spaces are then considered and measured. Although not normally
an SMM requirement it is advisable in the case of the substructure that brickwork be
separately classified under the heading of foundations.
Any projections on or above a wall are measured immediately after the length of wall
on which they occur and a chimney stack (if present) is measured after the uppermost
height of the wall to which it is attached. Most chimney stacks have the topmost
metre in height built in a denser mortar to safeguard the exposed, and therefore
vulnerable, brickwork against premature dilapidation.
5.1 Lengths and girths

The first calculation, or waste calculation, is to determine the mean girth of the wall
(i.e. the length along the centreline of the wall) in the following manner:
EXAMPLE 3
Length 8.000
Width 4.000
12.000
2
24.000
Angles 4/2/ 215 0.860
Mean girth 24.860
This is a very important and fundamental calculation, one that is always occurring
and therefore should be completely and unhesitatingly understood before proceeding
any further. It is often called 4 times, 2 times the distance moved.
It will be readily appreciated that the sum of twice the length plus the breadth will
give the internal girth of the walls. To make allowance for the increased length of the
mean girth of the walls for the corners, four times the thickness of the walls is added
to the internal girth. If the external girth had been calculated this allowance for the
corners would have been deducted. The reasoning for these adjustments is as follows:
Care should be taken when cavity walls are used and each skin is of a different
material or thickness.
The next point which you must understand is how to make adjustment for a building
having a re-entrant angle or one having a projection. For example:
In each case the mean girth is:
Length 6.500
Max width 5.000
11.500
2
23.000
Corners 4/215 0.860
23.860
The corners still require the addition of only four times the wall thickness as each
extra internal angle cancels out one of the extra external angles. If you are not
perfectly clear on this point you should draw two sketches to scale, showing the mean
length dotted as in previous examples, and deduce the reasoning for yourself and
check by actual measurements of wall by wall.
6 Damp-proof courses
The measurement of damp-proof courses is a part of substructure brickwork. It would
almost certainly be the demarcation line between foundations and load-bearing
superstructure. These should be measured in metres if less than 300mm wide and in
square metres if over 300mm wide, as required by item 14.16 of NRM2.
EXAMPLE 4
Please take your time to work through Example 4, understanding why all the
dimensions and descriptions have been arrived at.
Consider the measurement for a foundation up to dpc for the following sketches.
FOUNDATIONS 1
Taking-off List
Lifting turf for preservation
Excavating topsoil for
preservation
Depositing topsoil in heaps
Excavate foundation trench
Backfill
Concrete in foundations
Brickwork in foundations
Form cavity
Fill cavity and concrete
Adjust backfill for concrete
and brickwork
Topsoil filling around perimeter
A description of the soil or a
borehole report should be
given, e.g. The Contractor is to
assume that the strata is 100mm
of vegetable soil on top of
light sandy loam
(no water was found)
Surface strip
Wall 4.000 5.000 Calculations set out in
2/.255 .510 .510 parallel can be adopted
where the details are
similar for both of the build-ups
Spread
750
255
2/495
247
2 .495 .495
5.005 6.005 Rounded off to nearest 10mm
5.01 Lifting turf for preserving 5.5.1

6.01 in 1,000 300mm pieces,
roll, wheel average 20m & The turf is removed for the area
stack on site for reuse of the building plus the spread
of concrete around the outside
0.60 Deduct ditto Leave a reasonable space between

1.20 (Want items. Explain by annotation or
signposting why the deduction is
made
FOUNDATIONS 2
Topsoil 100
Less turf 25
75
5.01 Site preparation, remove This description could be anded-on

6.01 topsoil to the first item
for preserving
average 75mm deep
0.60 Deduct ditto

1.20 (Want
5.01 Add Preserve topsoil It is good practice to

6.01 wheel average 20 m emphasise the change back
0.08 & deposit in to positive quantities
temporary spoil
heap
0.60 Deduct ditto

1.20 (Want
0.08
Trench As this girth is an internal

5.000 one it is necessary to make
4.000 adjustment for the corners
(5 ext 1 int = 4 net)
2/ 9.000
18.000
Corners 4/255 1.020
Centreline 19.020
G.L. 100.000
Datum 98.800
1.200
Topsoil, etc. .100
depth 1.100
FOUNDATIONS 3
19.02 Foundation excavation, trench 5.6.2.1

0.75 commencing 100mm below
1.10 ground level, maximum depth
not exceeding 2.00m
&
Filling obtained from excavated

material, final thickness greater 5.11.2
than 500mm
19.020
4/2//.750 3.000
22.020
FOUNDATIONS 4
19.02 Concrete (1:6 40 mm 11.2.1.2.1

0.75 aggregate) horizontal work in
0.15 foundations poured
against earth
G.L. 100.000
Dpc .150
100.150
Datum 98.800
Concrete .150 98.950
Height of bwk 1.200
2/ 19.02 Half brick vertical 14.1.1.1

1.20 wall in sand-lime
bricks in gauged The average length of the two
mortar (1:1:6) skins is correct here but could
not be used if they were of
differing materials or thickness
19.02 Forming cavity 50mm 14.14.1.1

1.20 wide in brickwork
with galvanised
twisted ties to
BS 1243, spaced 5/m
1.200
Less .150
Height to ground level 1.050
2/ 19.02 Horizontal dpc Damp-proof courses are

to BS 743 in normally measured here
widths not
exceeding 300mm,
100mm laps, in
cement mortar (1:3)
FOUNDATIONS 5
19.02 Concrete (1:12) vertical work 11.5.1.1

0.05 < 300mm thick in filling to
1.05 hollow wall
19.02 Deduct Filling to These are the volumes of

0.75 excavation a.b. concrete strip and wall below
0.15 topsoil displacing backfilling
Depth trench 1.100
19.02 Less conc. 0.150
0.26 .950
0.95
&
Add Disposing As the disposal is deemed to be
excavated material at the Contractors discretion
off site there is no need to state any
distance in the disposal item
Int. girth 18.000

4/2/.255 2.040
4/.247 .990
21.030
21.03 Filling obtained from preserved Assume that backfilling to

0.25 topsoil from on-site spoil heap, original ground level is of
0.10 wheel topsoil as turf would be
average 20m & beyond reuse
deposit, spread &
level in making Spoil heap was temporary
up levels N/E 250mm in earlier description
thick
7 Concrete ground floors

A distinction must be made between the different classifications of concrete and they
are to be billed in separate sections.
The ground-floor items comprise filling to make up levels, hardcore bed and concrete
bed; the finishings are usually taken later in the Finishings section. The filling may be
either excavated material or imported hardcore and in both cases it is measured cube,
stating whether the average thickness is less or more than 500mm. It is normally
specified to be deposited and compacted in layers. You should refer to your own
SMM to see if this is applicable to you.
If there is an opening in the bed, formwork must be measured to the edge of the
concrete. It should be noted that rebates, grooves and the like are produced by the
formwork and are not labours on the concrete.
8 Self-test project
The following take-off sheets have been prepared using NRM2.
You are required to check them for conformity with the principles within that
document.
Mark any errors or revised descriptions and then go to Section 9.2 and compare with
the commentary.
On completion, if you do not understand any item, seek help from within your
workplace or from CEM.
The same exercise can be undertaken using your local SMM if you do not normally
use NRM2, and please ask if you are unsure about any item.
USING
Self-Test Project NRM2
6.210 3.642
spread 2/.30 0.600 0.600
6.810 4.242
total dig 1.956

less veg. soil 0.200
1.756
Site preparation, remove topsoil for preservation ave.

200mm deep
6.810
&
4.242
Retaining excavated material on site, topsoil in temp.
spoil heap not exceeding 50m
6.810 Bulk excavation, exc. to red.

4.242 levels comm.
1.756 200mm below extg. g.l.
not exc. 2m deep
&
Filling material obtained from
site to exc.
&
Dispose exc mat off site
2/6.810 12.620
2/4.242 8.484
21.104
less 4/0.600 2.400
18.704
18.07 Foundation exc. trench comm.

0.60 1.7m
1.20 below g.l. not exc 2m deep
&
Filling to exc.
1
18.70 Plain conc. (1:3:6 40mm

0.60 agg) in foundations 200mm
thick
&
Deduct
Dispose ex mat off site
&
Add
Backfilling as before
2
9 Answers
9.1 Answer to Self-Assessment Question
The waste calculations can be written over the description and dimension column to
save space.
Length Width
12.000 6.000
Add 2/wall 0.500 0.500
Add 2/spread 0.600 0.600
13.100 7.100
13.10 Site preparation, remove topsoil for

7.10 pres. on site av. 150mm deep
&
Retaining excavated material on site, in
temporary spoil
heap n.e. 50m from excavation
0.15 = m
It is also acceptable to put a
waste
calculation immediately
prior to an
item it is referring to.
4.50 Deduct
2.50 Both Last two items Length
12.000
6.000
2/ 18.000
36.000
Add for the
1.000
corners 4/0.25
37.000
37.00 Foundation excavation, trench depth exc. depth 1.200

0.85 2m Less t.soil 0.150
1.05 & 1.050
Backfilling with excavated

material obtained from site
9.2 Self-test project commentary

You need to be able to visualise what you are measuring.
200mm veg soil
1.756m reduced level
1.200m trench
600 mm
The original take-off follows. The errors have been numbered and then explained.
USING
Self-Test Project NRM2
6.210 3.642
spread 2/.30 0.600 0.600
6.810 4.242
total dig 1.956

less veg. soil 0.200
1.756
Site preparation, remove topsoil for

preservation ave. 200mm
6.810 deep
1 4.242 &
Retaining excavated material on site, topsoil in temp.
spoil heap on site not exceeding 50m 2
6.810 Bulk excavation, exc. to red. 3

5 4.242 levels comm.
6 1.756 200mm below extg. g.l.
not exc. 2m deep
& 4
Filling to exc.
&
4
Dispose exc mat off site
2/6.810 12.620 7
2/4.242 8.484
21.104 8
less 4/0.600 2.400
18.704 9
11 18.07 Foundation excavation, exc. 10

0.60 trench comm. 1.7m
1.20 below g.l. not exc. 2m deep
&
Filling to exc.
12
1
14 18.70 Plain conc. (1:3:6 40mm

15 0.60 agg) in foundations 200mm
thick 13
&
Deduct
Dispose ex mat off site 16
&
Add
Backfilling as before 16
2
Items to be considered
1. Dimensions to 2 decimal places only and rounded to nearest 10mm.

2. Topsoil disposal is cubic metres.
3. Commencing level is only stated if more than 250mm below ground level.
4. Only one disposal item taken either backfill or removal and then adjustments
made later.
5. See (1).
6. Error in dimension 1.756 to be 1.76.
7. Calculation error should be 13.620.
8. Ditto = 22.104.
9. Ditto = 19.704.
10. Commencing level should be 1.756.
11. 18.07 should be 19.70.
12. Compaction is square metres and cannot be &on. 19.70 0.60.
13. Need to state if less than or greater than 300mm thick.
14. 18.70 should be 19.70.
15. Should be cubic metres. Cube 0.20 for all three items.

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The College of Estate Management 2013

2. Order and system

7. Concrete ground floors

2 Order and system

Existing ground levels

(Answer under Section 9.1)

This balancing can be achieved in two ways: either

1. each item of excavation is regularly followed by an item of similar volume for

20.00 Excavating trenches commencing 150mm Stage 1

20.00 Concrete, 1:3:6, 20mm Stage 2

20.00 Deduct Stage 3

Note: the depth is not the

3.3 Earthwork support

3.4 Surface treatments

3.5 Disposal of water

(mean girth as previously used in Example 1)

2/ 0.60 Fwk to sides fdn

5.1 Lengths and girths

In each case the mean girth is:

5.01 Lifting turf for preserving 5.5.1

0.60 Deduct ditto Leave a reasonable space between

5.01 Site preparation, remove This description could be anded-on

0.60 Deduct ditto

5.01 Add Preserve topsoil It is good practice to

0.60 Deduct ditto

Trench As this girth is an internal

19.02 Foundation excavation, trench 5.6.2.1

Filling obtained from excavated

19.02 Concrete (1:6 40 mm 11.2.1.2.1

2/ 19.02 Half brick vertical 14.1.1.1

19.02 Forming cavity 50mm 14.14.1.1

2/ 19.02 Horizontal dpc Damp-proof courses are

19.02 Concrete (1:12) vertical work 11.5.1.1

19.02 Deduct Filling to These are the volumes of

Int. girth 18.000

21.03 Filling obtained from preserved Assume that backfilling to

7 Concrete ground floors

total dig 1.956

Site preparation, remove topsoil for preservation ave.

6.810 Bulk excavation, exc. to red.

18.07 Foundation exc. trench comm.

18.70 Plain conc. (1:3:6 40mm

13.10 Site preparation, remove topsoil for

37.00 Foundation excavation, trench depth exc. depth 1.200

Backfilling with excavated

9.2 Self-test project commentary

200mm veg soil

1.756m reduced level

total dig 1.956

Site preparation, remove topsoil for

6.810 Bulk excavation, exc. to red. 3

11 18.07 Foundation excavation, exc. 10

14 18.70 Plain conc. (1:3:6 40mm

1. Dimensions to 2 decimal places only and rounded to nearest 10mm.

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