Australian (ASMM) and UK (NRM2) measurement rules for construction estimating. Learn how to measure quantities consistently across all trades.
Based on Australian Standard Method of Measurement of Building Works (ASMM) and AIQS guidelines. Used throughout Australia and New Zealand.
New Rules of Measurement 2: Detailed measurement for building works. Published by RICS. Standard for UK construction industry.
Measure net quantities as fixed in place. Do not include allowances for waste, laps, or cutting unless specifically stated. Waste factors are applied separately in pricing.
AU: Openings >0.5m² deducted. UK (NRM2): Openings >0.5m² deducted for finishes; >1m² for structural work. State rules in descriptions.
All measurements in metres (m) to two decimal places. Areas in m², volumes in m³. UK: Linear items to nearest 10mm, areas to 0.01m².
Descriptions shall include all information necessary for pricing. UK (NRM2): Follow tabulated rules with coded descriptions where applicable.
AU: Provisional items for uncertain work. UK: Distinguish between "defined" and "undefined" provisional sums per NRM2 rules.
AU: Site establishment, plant, supervision. UK (NRM2): Detailed breakdown including employer's requirements, main contractor's cost items, and work packages.
| Item | Unit | Measurement Rule |
|---|---|---|
| Building demolition | m³ | Measure overall volume of building. State construction type (brick, timber, concrete). Include description of hazardous materials if present. |
| Slab/pavement removal | m² | Measure plan area. State thickness and material type. Separate items for reinforced and unreinforced concrete. |
| Tree removal | No. | Enumerate trees. State trunk diameter at 1m height. Classify: small (<300mm), medium (300-600mm), large (>600mm). Include stump removal if required. |
| Site clearing | m² | Measure plan area. State vegetation type (grass, scrub, light bush). Exclude areas measured under tree removal. |
| Asbestos removal | m² | Measure surface area of material. State type (bonded/friable). Provisional item pending survey. Include disposal and certification. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Topsoil strip | m² | Measure plan area. State average depth (typically 150-300mm). Include for stockpiling on site if required. |
| Bulk excavation | m³ | Measure volume in bank (in-situ) to required formation level. Classify: earth, rock, contaminated. State maximum depth ranges. |
| Trench excavation | m³ | Measure trench volume. State width category: ≤300mm, 300-600mm, >600mm. State depth ranges in 500mm increments. |
| Pit excavation | m³ | Measure pit volume to outside of formwork line plus 150mm working space. State depth ranges. |
| Filling | m³ | Measure volume in place (compacted). State material type and source (site-won, imported). State compaction requirements. |
| Disposal off-site | m³ | Measure volume in bank. Allow for bulking factor separately in pricing. State material classification for tip fees. |
| Item | Unit | Measurement Rule |
|---|---|---|
| In-situ concrete | m³ | Measure net volume of finished work. State grade (N20, N25, N32, etc.), exposure class, and slump. Separate items for different grades. |
| Ground slab | m² | Measure plan area. State thickness. Includes: concrete, finishing, curing. Excludes: reinforcement, membrane, joints. |
| Suspended slab | m² | Measure plan area. State thickness. Classify by soffit height ranges: ≤3.5m, 3.5-6m, >6m. |
| Beams | m³ | Measure concrete volume. Classify by size: small (<0.03m³/m), medium (0.03-0.1m³/m), large (>0.1m³/m). |
| Columns | m³ | Measure from top of base to underside of supported member. State cross-section size and shape (rectangular, circular). |
| Walls | m³ | Measure concrete volume. State thickness. Classify: retaining, basement, lift core. Openings >0.5m² deducted. |
| Formwork | m² | Measure contact area. Classify: horizontal, vertical, sloping. State finish: off-form, standard, rough. Separate items for >3.5m high. |
| Reinforcement (bars) | t | Measure theoretical mass from schedules. State bar sizes. Includes: cutting, bending, fixing, spacers, chairs, laps. Laps deemed 40 diameters. |
| Reinforcement (mesh) | m² | Measure plan area. State mesh type (SL62, SL72, SL82, etc.). Laps deemed 150mm minimum. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Face brickwork | m² | Measure face area. State brick type, bond pattern, mortar colour. Single/double skin stated. Openings >0.5m² deducted. |
| Common brickwork | m² | Measure face area. State thickness (half brick, one brick). For backing, measure same as face. |
| Concrete blockwork | m² | Measure face area. State block size (typically 390×190mm face). State thickness: 90, 140, 190mm. Openings >0.5m² deducted. |
| Core filling | m² | Measure wall area to be filled. State grout strength. Include for horizontal bond beam filling. |
| Wall ties | No. | Enumerate ties. State type and length. Typically 4/m² for cavity walls. Or included in brickwork rate. |
| Lintels | m | Measure length. State type: steel angle, galvanised, concrete. State span range and load capacity. |
| DPC/Flashing | m | Measure linear length. State width and material type. Horizontal and stepped DPC measured separately. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Structural steel | t | Measure theoretical mass from drawings. Includes: connections, cleats, stiffeners, bolts, welds. Classify by member type and complexity. |
| Beams | t | Measure mass of beam sections. State section size (e.g., 310UB40). Include connections, notching, coping. |
| Columns | t | Measure mass including base plates. State section size. Measure to underside of connection to supported member. |
| Purlins/girts | m | Measure length. State section (C or Z purlin, size). Include cleats and fasteners. |
| Roof trusses | t | Measure mass complete. State span and type. Include all internal members, gussets, connections. |
| Protective coatings | m² | Measure total surface area of steel. State system: galvanising, primer, intumescent. Girth rules per section type. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Wall framing | m² | Measure face area of wall. State stud size and spacing. Includes: studs, plates, noggins, blocking. Openings >0.5m² deducted. |
| Roof trusses | m² | Measure plan area covered. State pitch and span. Or enumerate trusses stating span and type. |
| Floor framing | m² | Measure plan area. State joist size and spacing. Includes: bearers, joists, blocking, strutting. |
| Sheet flooring | m² | Measure plan area. State sheet type (particleboard, plywood) and thickness. Include for gluing and fixing. |
| Skirting | m | Measure length. State profile and size. Include angles, stops. No deduction for door openings. |
| Architraves | m | Measure length around openings. State profile and size. Typical set = 2 × jamb height + head. |
| Door frames | No. | Enumerate frames. State size, type (rebated, square), material. Include fixing and packing. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Metal roof sheeting | m² | Measure true surface area (on slope). State profile, material, thickness, colour. Openings >1m² deducted. |
| Roof tiles | m² | Measure true surface area. State tile type, profile. Includes: battens, underlay, clips. Ridge/hip tiles measured separately. |
| Sarking/underlay | m² | Measure true surface area. State material type. May be included in roof covering rate. |
| Gutters | m | Measure length. State profile and size (e.g., 125mm quad). Include internal/external angles, stop ends, outlets. |
| Downpipes | m | Measure length. State size (typically 100mm round, 100×75 rectangular). Include bends, brackets, shoes. |
| Flashings | m | Measure length. State girth and material. Classify: ridge, barge, apron, stepped, box gutter. |
| Wall cladding | m² | Measure face area. State material, profile, colour. Openings >0.5m² deducted. Include corner trims. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Wet area membrane | m² | Measure floor area plus wall area to required height (typically 1800mm in shower, 150mm elsewhere). State system type. |
| Below ground membrane | m² | Measure surface area of substrate. State membrane type (sheet, liquid, bituminous). Include laps. |
| Roof membrane | m² | Measure plan area. State system type and thickness. Include upturns, penetration sealing. Drainage separate. |
| Tanking | m² | Measure all surfaces of tank/basement. State system type. Internal/external application stated. |
| Vapour barrier | m² | Measure plan area. State material and thickness. Include for laps (typically 150mm). |
| Item | Unit | Measurement Rule |
|---|---|---|
| Internal doors | No. | Enumerate doors. State size, type (hollow core, solid), finish. Include hinges, latch. Hardware separate. |
| External doors | No. | Enumerate doors. State size, type, material, glazing. Include frame, weather seals, threshold. |
| Sliding doors | No. | Enumerate door units. State overall size, number of panels, frame material, glazing type. |
| Aluminium windows | No. | Enumerate windows. State size, type (awning, sliding, fixed), colour. Include glazing, hardware, fly screens. |
| Door hardware | No. | Enumerate sets. State type (passage, privacy, entrance). Include lever, striker, screws. |
| Glazing | m² | Measure pane area for loose glazing. State glass type, thickness. Mirrors measured separately. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Plasterboard walls | m² | Measure face area. State thickness, type (standard, fire, wet area). Includes: fixing, jointing, sanding. Openings >0.5m² deducted. |
| Plasterboard ceilings | m² | Measure plan area. State thickness. Classify by height: ≤3m, 3-6m, >6m. Include suspension if applicable. |
| Suspended ceilings | m² | Measure plan area. State tile size, type, grid colour. Includes: grid, tiles, hangers. Classify by height. |
| Ceramic tiling | m² | Measure face area. State tile size, fixing method. Includes: adhesive, grout. Separate items for walls/floors. |
| Carpet | m² | Measure plan area. State type and grade. Includes: underlay, gripper, smoothedge. |
| Vinyl flooring | m² | Measure plan area. State type (sheet, tile, plank). Includes: adhesive, welding, cove. |
| Render/plaster | m² | Measure face area. State number of coats, finish type. Openings >0.5m² deducted. Reveals measured separately. |
| Item | Unit | Measurement Rule |
|---|---|---|
| Walls (internal) | m² | Measure face area. State paint type, number of coats, substrate. Openings >0.5m² deducted. Reveals measured separately. |
| Ceilings | m² | Measure plan area. State paint type, finish. Classify by height: ≤3m, 3-6m, >6m. |
| Doors | No. | Enumerate doors. State paint type, number of coats. Price includes both faces, edges, frame. |
| Windows | No. | Enumerate windows by size range. State paint type. Include all faces, edges, reveals. |
| Skirtings/trims | m | Measure length. State girth range: ≤100mm, 100-300mm, >300mm. Include all faces. |
| External walls | m² | Measure face area. State paint type, substrate. Classify by height: ground level, >3m (scaffold). Openings >0.5m² deducted. |
| Structural steel | m² | Measure girth × length of members. Use girth factors for sections. State paint system, number of coats. |
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