BLDG1014 Building Measurement

Week 1 - Introduction
Ivy Blackman
Construction Management & Property
FBE UNSW

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 CONTENT
• What is Cost Estimate?
• Cost estimate v.s. Project Development
• What is the Building Measurement? Why?
• Format of Cost Estimating; Elemental v.s. Trades
• Three Principles, ANZSMM
• Area of Building
• Traditional Approach v.s. On-Screen Take-off
• Unit Introduction
• The Lecturer
• Content
• Assessment

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What is Cost Estimate

a calculation of the probable cost of a product or a

project, based on information relating to the price
of materials, labour, etc.
(Cambridge Dictionary, 2020)

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 Cost Estimate v.s. Project Development
Stage C: Sketch
Stage B: Outline Stage D:
Stage A: Brief Design (Design Stage E: Tender
Proposal Documentation
Development)

Feasibility Concept Budget Pre-Tender Tender

(Preliminary) Estimate Estimate Estimate Estimate/
Estimate (Option (Development Tender
Selection) Application) Evaluation

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 What is Building
Measurement
The transformation of drawn information into description
and quantities, undertaken to value, cost and price
construction work, as well as enabling effective
management.
(Designing Buildings, 2020)

A process of translation of the information stipulated in

drawings or other relevant documents into descriptions and
quantities.

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 Why Building
Measurement?

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What is the first
question asked by
the client who
wants to construct
a building?
o Design?
o Functions?
o Facilities?

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THE NEED FOR
BUILDING
MEASUREMENT
Format of • Elemental
o Based on the major
• Trade Format (Bill of Quantity)
o Based on the trade

Cost
aspects
elements of a building
o Used for Pre-Tender to
o Used from Preliminary Tender Evaluation and
Estimating (Feasibility Study) to
Pre-Tender
Variation Assessment
o Detailed drawings such as
o Don’t need detailed detailed architectural,
drawings engineering (civil,
structural, electrical,
o Mainly used by client, hydraulic) and etc.
investor and developer o Mainly used by builder
o Easily to be understood more than others
by Lay People o Not easily to be
understood by lay people

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ELEMENTAL TRADE

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Elemental v.s. Trade Format
Pre-tender Estimate Element
Description Quantity Unit Rate Subtotal
SUBSTRUCTURE
Piling/Piers
Bored Concrete Piers (add for rebar), 400mm Mass
Concrete 25Mpa 437 m $102.81 $44,927.97

Detailed Build-Ups Trade

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Measurement Principles
• Total Construction Cost • Total Construction Cost
measured based on Elemental Format measured based on Trade Format

THREE PRINCIPLES
LABOUR
MATERIAL
PLANT
 • Provide a uniform basis for the measurement of building works
• Allows to measure and present the measured works under a
set of rules
• Which are mutually known, accepted and can be easily
checked and retrieved by the practitioners
• Comparison can be carried out between estimates prepared by
different quantity surveyors or estimators
• A building comprises of different components which requires
different ways to measure it
Brick wall in area (m2)
Excavations in volume (m3)
Doors and windows in numbers (no)
• Confusion may arise if everyone adopted their set of rules for
measurement
Where in particular cases the quantity surveyor believes it necessary to depart
from rules in this document, or, where this document has no rules which can
reasonably be applied to the measurement, then, the method of measurement
adopted for the particular work or materials involved will be stated in the bills of
quantities in each instance where it occurs.

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OTHER REFERENCES
AIQS cost management manual offers a standard Australian
cost planning form, using a uniformed cost code practice.
AIQS: Australian Cost Management Manual Volume 1
Australian Cost Management Manual Volume 2
Detailed Building Measurement Volume 1
Detailed Building Measurement Volume 2
Book of Area

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INFORMATION FOR MEASUREMENT

 Drawings –Plans, Sections,

Elevations, Details, etc.

 Specifications –General & Particular

Specifications

 Standard Method of Measurement

(SMM)

 Query List

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TOOLS FOR MANUAL MEASUREMENT

• Scale rule
(to take the dimensions from drawings in scale)

 Calculator
(to calculate final figures from various dimensions)

 Pens & ruler

(to write down dimensions taken-off from drawings)

 Colour pencils
(to shade the drawings taken-off)

 Measurement sheets

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PREPARATION FOR
MEASUREMENT
• Stage 1:Taking-off (measure)
• Dimensions are read and measured from drawings and entered in a recognized
form or special ruled paper (like measurement paper or schedule).
• It is easier to first have a list of items (take-off list) as a checklist to measure, so
it reduces the chances of missing items and allows a logical order to follow.

• Stage 2: Working up (extend)

• This stage involves ‘squaring the dimensions’. That means calculating the final
quantities (lengths, areas and volumes) for that item.

• Stage 3: Editing and Inputting in the Workbook

• All the descriptions and quantities are then put in a logical order (called
abstracting) and a draft workbook is written. Final checking of typos and errors
is carried out at this stage.

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TAKING-OFF PROCESS - CURRENT

We are introducing you a horizontal layout (as per the latest AIQS book)
to be compatible with software and BIM applications, as shown below.

Timsing Dimensions Extension

Depth/ Extended
Item Description Unit Factor Length Width
Height Quantity
Location Wall W-1 m2 4*6 3.25 2.10 163.80
Waste calculation
Wall W-2 3.40 2.10 7.14
170.94

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 Workbook descriptions are written for each item like this.

Depth/ Extended
Item Description Unit Factor Length Width
Height Quantity

a Surface excavation to reduce levels and disposal of material m³

offsite

Length: 5000 + (2x 225) + (750-225) = 5975 5.98 5.53 0.15 4.96
Width: 4550 + (2 x 225) + (750 - 225) = 5525

When dimensions can not be taken directly from the

drawings, they are calculated here. This is called waste
calculations. Generally all the figures are recorded in Dimensions from the drawings are recorded within
mm in the waste calculations. Digital measurement these shaded columns in m rounded to two decimal
software replaces this step of a manual take-off. places
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 VOID are not
measured in FECA

First Floor

AREA
• Fully Enclosed Covered Area (FECA):

Ground Floor
Measured from internal face of one external
DEFINITION – wall to internal face of another external
wall, but ignoring any projections such

AIQS
plinths, columns, piers and the like
It includes internal basements (except
unexcavated portions), floored roof spaces
and attics, garages, penthouses, enclosed
porches and attached enclosed covered
ways alongside building, equipment rooms,
lift shafts, vertical ducts, staircases and any
other fully enclosed spaces and useable
areas of the building.
It excludes open courts, light wells,
connecting or isolated covered ways and net
open areas of upper portions of rooms,
lobbies, halls interstitial spaces and the like.

(AIQS, 2000, p 4)

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 • Unenclosed Covered Area (UCA):
Measured between the enclosing walls or balustrade
It includes roofed balconies, open verandas, porches and porticos, attached open
covered ways alongside buildings, undercrofts and useable space under buildings,
unenclosed access galleries (including ground floor) and any other trafficable
covered areas of the building which are not totally enclosed by full height walls.
It excludes eaves overhands, sun shading, awnings and the like.

AREA
(AIQS, 2000, p 4)

DEFINITION –
AIQS

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 • Gross Floor Area (GFA) – The sum of the ‘Fully Enclosed
Covered Area (FECA)’ and ‘Unenclosed Covered Area
(UCA)’
The unit of measurement of GFA is m2
i.e. GFA = FECA + UCA
AREA
DEFINITION –
AIQS
 • Gross Building Area (GBA) m2 – the area of the
building at all building levels, measured
between the normal outside face of any
enclosing walls.
Measured all enclosed and unenclosed covered
spaces of the building to the outside of all
enclosing walls and covered areas
AREA
DEFINITION –
AIQS

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 • Building Size
• Workload
• Bulk Check
• Planning
• Scheduling
• Progress
Why Areas
• Cost Comparison
• Across different projects
• Across different stages
Linear take-off
(A) Perimeter / Girth measurement
Definition: Measurement round the circumference of any object, e.g. building, room

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Linear take-off (cont’d)
(A) Perimeter measurement (cont’d)

Method 2 is quicker, lead to less errors and also individual

lengths may not be provided in the drawings for Method 1
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Linear take-off (cont’d)
(B) Centre line measurement
This is used for measurement of brick walls, trench excavation, strip footing, etc.

Formula of centre line:

CL = 2a + 2b – 4c,
if ‘a’ and ‘b’ are external dimensions; or

CL = 2a + 2b + 4c,
if ‘a’ and ‘b’ are internal dimensions; or

CL = 2a + 2b,
if ‘a’ and ‘b’ are centred dimensions.

Where ‘a’ and ‘b’ are the lengths of plan, and Distance moved: ½ c
‘c’ is the width of plan. For each corner: 2 * ½ c
4 corners: 4 * 2 * ½ c

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 ESSENTIAL
MEASUREMENT
RULES

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• Unless required, work shall be measured net as fixed in position.
o All work is measured net as built in
o No allowance is made for waste
o Actual quantities in the finished building
o Contractors make their own allowances for waste factors in pricing the
work.
• Any void/opening <1m2 fully contained within its boundaries of the
measured area is not deducted from the quantity calculated for that area.

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• Columns/piers < 1m2
occurring at the boundaries
of the measured area is not
deducted from the quantity
calculated for that area

• Doors and windows < 1m2

contained within the boundary
or occurring at the boundaries
of the measured area is not
deducted from the quantity
calculated for that area

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 Intrusions are always deducted
despite the area of the intrusion

Blank openings are generally

considered to be ‘plan’
openings that do not have
something else fitted to them.

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• No deductions will be made from items required to be measured
• By area for voids less than 1m2
• By volume for voids less that 0.1m3 with the exception of walls and slabs given by volume when
rule (a) above will apply.
• Where practicable, descriptions of items or headings to groups of items will contain reference to their
general location in the work, mention name, size, material and fixing method.
• All final calculations for quantities shall be rounded up to the next full unit (m, m2 and m3) and that
full unit is the billed quantity
• Final quantities of 3.01, 3.49 and 3..85 would all be rounded up to 4 in the summary sheet of
workbook.
• Work to two decimal places in the measurement, but rounding up to full unit.
• For item billed in tonnes (bar reinforcing and structural steel) the final quantities are taken to the
next full 0.01 of a tonne. E.g.,
• A measured and calculated mass of 2.345t should be billed as 2.35t.

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Traditional Measurement v.s. Computer Take-off

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Introduction to CostX

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How to Set Up CostX

Apply For An Educational License

https://education.exactal.com/support/forum/educational-request/

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 • PhD+MConstMgn (Deakin University),
Dr Ivy Blackman Mcom (Macquarie University)
• Principal Quantity Surveyor (Land and
– Convenor & Housing Corporation, Department of
Planning, Industry and Environment NSW)
Lecturer • 10+ years teaching & research in
CM/PM/QS
• 10+ years QS, PM and contract admin. with
Contact NSW LAHC
• e-mail: [email protected] • Credited Quantity Surveyor and Associated
Consultation Member (AIQS)
• During workshop time • RICS Assessor and Associated Member
(RICS)
• Via email outside workshop time

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 Credit Points 6 units of credit (uoc)
Workload Approx. 150 hours including class contact hours, weekly
individual and group online learning activities, readings,
Lecture and class preparation, and assessment activities.
Tutorial Teaching Times Lecture – Tuesday, 17:00 to 19:00; Online;
Schedule and Location Tutorial – Tuesday, 19:00 to 21:00; Online;
Consultation and Q&A Workshops – Thursday, 17:00 to
19:00; Friday, 17:00 to 19:00;
Find details in timetable http://www.timetable.unsw.edu.au

• NOTE: Attend the Lecture and Tutorial on Tuesday. Thursday and Friday
Sessions will be delivered as consultation, Q&A sessions. Tutorial Content
will be delivery on Tuesday 19:00 to 21:00.

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 Aims
Focussing on the “Why, What and How” of construction building measurement, this course aims to:
• Demonstrate the importance of building measurement in construction project management, and
• Equip students with the basic skills to complete building measurement tasks.

Course Learning Outcomes (CLOs)

At the successful completion of this course, you will be able to:
1. Discuss the basic construction processes and the essential building components.
2. Read and understand a given set of construction drawings for a typical building project.
3. Take-off quantities from a given set of architectural and structural drawings.
4. Apply computer software skills to complete a measurement task for a typical building project.

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 Assessment

Assessment task Weight CLOs PLOs Due Date & Time

Assessed Assessed
1. Online Quizzes 30% 1, 2 1, 2, 3 See Moodle
annoucement
2. Major Assignment (Group 30% 2, 3, 4 1, 2, 3 Friday of Week 10, 7
Assignment) August 2020
3. Final Exam 40% 1, 2, 3 1, 2, 3 UNSW formal exam
period

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 Learning Schedule

Week Learning Activity Assessment Submissions

1 – 01/06/2020 Introduction of Building Measurement Assessment Task 1
(Pre-recorded)
– Online Quiz No. 01
Assessment Task 2
- Major Assessment Brief
2 – 08/06/2020 Site Preparation (Groundworks) & CostX Assessment Task 1 – Online Quiz No. 02
Demonstration Substructure
Assessment Task 2 – Major Assessment
Preparation (Site Preparation & Groundworks)
3 – 15/06/2020 Substructure Assessment Task 1 – Online Quiz No. 03
Assessment Task 2 – Major Assessment
Preparation (Substructure)

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 Learning Schedule (cont.)

Week Learning Activity Assessment Submissions

4 – 22/06/2020 Superstructure and External Fabric & Assessment Task 1 - – Online Quiz No. 04
Finishes Assessment Task 2 – Major Assessment Preparation
(Superstructure and External Fabric & Finishes)
5 – 29/06/2020 Internal Fabric & Internal Finishes Assessment Task 1 - – Online Quiz No. 05
Assessment Task 2 – Major Assessment Preparation
(Internal Fabric and Internal Finishes)
6 – 06/07/2020 Interim Break
7 – 13/07/2020 Fittings & Services Assessment Task 1 - – Online Quiz No. 06
Assessment Task 2 – Major Assessment Preparation
(Fittings & Services)
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 Learning Schedule (cont.)

Week Learning Activity Assessment Submissions

8 – 20/07/2020 Site Works & External Services Assessment Task 1 - – Online Quiz No. 07
Assessment Task 2 – Major Assignment Preparation
(Site Works & External Services)
9 – 27/07/2020 Preliminaries Cost Report & Bill of Assessment Task 1 - – Online Quiz No. 08
Quantity Assessment Task 2 – Major Assignment Preparation

10 – 03/08/2020 Final Revision Assessment Task 2 – Major Assignment Final

Preparation

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Essential Readings &
Reference Books
• AIQS, MBA & NZQS (2018). Australian and New Zealand
Standard method of Measurement of Building Works, 1st ed.
• The Open Training and Education Network (OTEN). (1999).
Standard Drawing Symbols Abbreviations Graphical
Representation. Revised ed. Opening Training and Education
Network, Strathfield, N.S.W.
• Marsden, P.K. (1999). Basic Building Measurement, 2nd ed.
UNSW Press.
• Best, R. Smith, P. & Doherty, J. (2014). Detailed Building
Measurement – Vol 1. AIQS.
• Best, R. Smith, P. & Doherty, J. (2014). Detailed Building
Measurement – Vol 2. AIQS.
• AIQS (2013). Australian Cost Management Manual – Vol 1,
2nd ed. AIQS
• AIQS (2006). Australian Cost Management Manual – Vol 2, 3rd
ed. AIQS
 • Week 1 Tutorial:
• Install the CostX software
• Learning the material relating to CostX
on line under Module 1.

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REFERENCE
• Cambridge Dictionary (2020), Cost Estimate, accessed May 2020,
<https://dictionary.cambridge.org/dictionary/english/cost-estimate>
• Designing Buildings Wiki (2020), Definition of measurement, accessed May 2020,
<https://www.designingbuildings.co.uk/wiki/Measurement>
• Cartoon Stock (2020), Search ID: aton5317, accessed May 2020,
<https://www.cartoonstock.com/directory/b/building_quote.asp>
• Cartoon Stock (2020), Search ID: cgon358, accessed May 2020,
<https://www.cartoonstock.com/cartoonview.asp?catref=cgon358&ANDkeyword=developer+profit&NOTkeyword=&TITLE
keyword=&categories=All+Categories&artists=&mainArchive=mainArchive&newsCartoon=newsCartoon&vintage=vintage
&colorOption1=colour&colorOption2=blackWhite&orientationOption1=portrait&orientationOption2=landscape&cp=0&li
mit=24>
• QS Outsource (2020), Quantity Surveying Services, access May 2020, <http://qsoutsource.com/qs-services/>
• Cunningham, Tony, "An Introduction to Taking Off Building Quantities:an Irish Approach" (2014). Other Resources. 30.
https://arrow.tudublin.ie/beschreoth/30.
• Australian & New Zealand Standard Method of Measurement 2018 (ANZSMM): authorised by agreement between the
Institute of Quantity Surveyors of Australia and the Master Builders' Federation of Australia., Sydney :, The Institute of
Quantity Surveyors of Australia and the Master Builders' Federation of Australia, New, Zealand Institute of Quantity
Surveyors, 9780959964110, ISBN
• Joint SMM Committee, 2016,Australian Standard Method for Measurement of Building Works, 6th edition, Australian
Institute of Quantity Surveyors, Deakin, ACT
• Marsden, PK 1998, Basic building measurement, 2nd edn, New South Wales University Press, Kensington, N.S.W.
• Sierra, JEE, Australian Institute of Quantity Surveyors. & Open Training and Education Network (N.S.W.) 1994, Building
measurement: a guide to the Australian standard method of measurement of building works, 2nd edn, Open Training and
Education Network, Redfern, N.S.W.

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Copyright ©UNSW Sydney 2017