Comparison of SMM7 with NRM2

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 Related articles on Designing Buildings
5 External references

[edit] Introduction

The three volumes of the NRM suite are:

NRM 1 was initially published in March 2009 and has been reasonably well received and adopted by the profession. It has since been amended and the second edition was launched by the RICS in 2012 to coincide with the launch of NRM2. The second edition became operative on 1 January 2013.

NRM2 was published in April 2012. It became operative on 1 January 2013 and replaced the Standard Method of Measurement, seventh edition (SMM7) on 1 July 2013. 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 was published in March 2014 and is available from the RICS website.

NRM2 is a comprehensive document available as a free download to RICS members or can be purchased from RICS Books Ltd.

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.

[edit] 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.

[edit] Comparison of SMM7 with NRM2

The following tables have been prepared by reviewing the sections in SMM7 in order and identifying where the measurement rules are located and may have changed in NRM2. This is not a detailed comparison on a line by line basis but has looked at the general measurement principles.

The framing of descriptions is also not as simple following these new rules and care should be taken to ensure that each description adequately reflects the work to be priced.

One major change is in the layout of the document. There is now no reference to Co-ordinated Project Information and the lettering used previously has now been replaced with a numbering system. The comparison of the contents of each document appears in Table 1 and a comparison of the Part 3 rules in Table 2

[edit] Table 1: Comparison of contents

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
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

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
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 Builder’s work in connection with mechanical, electrical and transportation installations
Appendices

[edit] Table 2: Comparison of the Part 3 rules

Ref:	SMM7	Ref:	NRM2
A	Preliminaries		Similar provision, expanded and greater detail added to give clear direction. Divided in 2 sections, Part 1 for the main contract and Part 2 for works packages if used.
		1	Main Contract Preliminaries
			Part A Information and requirements Part B Pricing Schedule
		1	Preliminaries (Works Package Contract) Part A Information and requirements Part B Pricing Schedule
			Similar provision as SMM7 but expanded and greater detail added to give clear direction
B	Complete Buildings	2	Offsite manufactured materials, components or buildings
			There were no details provided in SMM7, now rules included for prefabricated structures, units (eg Bathroom pods) in proprietary packages.
C	Demolitions and Alterations	3	Demolitions
			Rules remain very similar, however recycling provisions have been added.
		4	Alterations, repairs and conservation
			Rules covering conservation have been increased and decontamination has been expanded, however spot items have been removed.
D	Groundwork	5	Excavation and filling
			Generally no change in principles
D20.1	Site Prep		Increased detail on site preparation items if used, eg: boreholes, trial pits etc.
	Removing trees	5.2	Removing trees - the band widths have been varied.
D20.2	Excavating	5.6	Rules now simplified into either bulk excavation or foundation excavation with depth ranges now only in 2 m stages.
		5.7	Earthwork support has been simplified in that it is now only measured where specifically called for in the contract documents (specification)
			There is no requirement to measure working space or compacting of surfaces.
		5.11	Filling is now either less than 500mm or final thickness stated where over 500mm thick
		5.20	Cutting off the tops of piles has been included here instead of in the piling section.
		6	Ground remediation and soil stabilisation
			New section added
		7	Piling - no real change although simplified by removing separation of different types of piles and cutting off tops has been moved to excavation.
		8	Underpinning - Greatly simplified. Preliminary trenches and excavation measure no longer required.
		9	Diaphragm walls - simplified, no excavation measured here, detail description stating thickness of wall.
E	In-situ concrete/large precast	11	In-situ concrete
			Separated out precast from in-situ concrete and radical change in the way concrete is measured
			New sections are:
			Mass concrete - m3 any thickness
			Horizontal work - m3 > or < 300mm thick
			sloping - m3 > or < 300mm thick
			vertical - m3 > or < 300mm thick
			Sundry - m2 or m3 > or < 300mm thick
			Sprayed -m2 thickness stated
E20	Formwork	11.13	Formwork - some minor changes. If less than 500mm wide then measured by metre run.
			Mortices and holes have been removed from this section
			Forming door openings has changed and these are now numbered.
E30	Reinforcement	11.33	Reinforcement - minor changes
			Spacers and chairs are now deemed included. Pre tensioned members have now been added.
E40	Designed joints	11.38	Remains the same
E41	Worked finishes and cutting		has been removed as a separate section
E42	Accessories	11.41	Accessories - no real change
E05.16	Grouting	11.42	Grouting and filling- new section added, measurement now chasing is by metre and grouting stanchion bases or filling holes by number
E50/ E60	Precast concrete frames	12	Precast/ Composite concrete
			Now a section for composite precast units, measured m2 for walls and floors
		13	Precast Concrete
			Very similar however formwork and reinforcement is now deemed included
F	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.
			Skins of hollow walls added
			Separate facework items have now been removed
G	Structural Metalwork	15	Structural metalwork
			Major changes - weight classification now
			Less than 25Kg, 25 - 50 kgs, 50 - 100 kgs or over 100kgs. Short lengths now also included
			Permanent formwork changed to profiled metal decking
0G20	Carpentry/Timber framing/First fix	16	Carpentry
			Separated primary structural members (wall plates) from engineered or prefabricated members (roof trusses)
			All boarding, flooring and sheeting is now measured here, either < 600 or > 600mm wide
G30	Metal profiled sheet decking	17	Sheet roof coverings
			Now covers, bituminous felt, plastic sheets, sheet metals and rigid boards.
			Some major changes in items deemed included in boundary work
G31	Prefabricated timber decking		Removed
H	Cladding and covering		This has been split into numerous sections
H10/12 /13	Patent glazing, structural glass (In SMM7 sections K11-21 are included together under H20)
H10, 12, 13	Patent glazing/plastics/ structural glass	21	The range of claddings have all been included under section 21
H11	Curtain Walling		Basic measurement principles remain the same.
H20, 21, 92, K11, 12, 13, 14 and 15, H30,31,32,33,41,43	Sheet claddings and profiled sheet claddings and other claddings		The categories have been reduced for example there is no need to differentiate multi -tier roofs. However widths under 600mm wide now need to be measured lineally.
21.1	Other chambers	21.8	Doors and openings are still measured as extra over the work in which they occur.
H10.4 and 5	Raking curved cutting	21.9	Boundary work - includes all cutting and trims to form the edge/intersection.
		21.1	Opening perimeters
			Edges of openings are measured here rather than boundary work.
K20.1.1	Rigid sheet cladding	21.1	The narrow widths and isolated areas for other claddings are now no longer required to be measured.
H14	Concrete roof lights	[IP address hidden]	Precast concrete roof lights are now measured with other precast concrete works. There is no change to measurement rules.
K20/21	Timber board flooring	16.4	Carpentry
			Boarding is measured in metres if not exceeding 600mm wide and in m2 where over 600mm wide.
H51, 52	Natural Stone cladding /cast stone cladding	14.1	Masonry, Natural stone walling and dressings /cast stone walling and dressings
			Only measured in m2 except for isolated features such as piers/columns or arches etc
			Perimeters and abutments are now measured as extra over and more work is deemed included.
H51.5	Floors		This is not in the walling section and should now be referred to the finishes section 28.2
H51.6-10	Staircase works		Refer to new section 25.1 where staircases are now numbered.
H60	Plain roof tiling	18	Tile and slate roof and wall coverings
			Basic principles have not changed
H60.11		41.27	Holes are now not measured with the roof but deemed included.
H70 - H76	Metal sheet coverings etc	17	Sheet Roof Coverings
		17.1	Now introduced width classification< 500mm wide - measured lineally and > 500mm wide measured m2.
			The allowances used in SMM7 when calculating areas have been removed. Now the information provided should identify all labours and dressings.
			Other principles remain the same.
J	Waterproofing	19	Waterproofing
J40			There is no separation of the item for tanking from coverings. Discretion is given to those drafting the description to include sufficient information to enable pricing.
J20.5	Skirtings	19.3	The width classifications have been reduced to now only ,500mm wide or >500mm wide. Skirtings are no longer in band widths but each measured in m stating the net girth on face
J20.12	Internal angle fillets		Not measurable - deemed included
J41, 42, 43	Built up felt roofing	17	Sheet roof coverings
			Principles are similar except width classification now <500mm wide and > 500mm wide
			Girths at abutments are no longer applicable
K	Linings, sheathing dry partitioning	20	Proprietary linings and partitions
K10.1.1	Proprietary partitions measured in 300mm stages, measured in metres	[IP address hidden]	Metal framed systems measured in m2 in 1m height stages, total length stated
K32	Panel cubicles	22.16	Cubicle partitions - no change to measurement
K40	Demountable suspended ceilings	30.1	General principles remain the same. Fire barriers have now been introduced.
K41	Raised Access floors	28.3	Measurement principles remain the same. Fire barriers within the void need now to be measured.
L	Windows, doors and stairs
L10	Windows	23	Windows in section 23, Doors in section 24
			Bedding and pointing frames is no longer measured.
		23.8	Glazing supplied with windows and doors is now separated and no longer measured in m2, panes are numbered with size given.
L20	Doors	24	Doors
			Measurement principles have not changed.
			Bedding and pointing frames is no longer measured.
P21	Ironmongery	24.16	Ironmongery
			Measurement principles have not changed.
L30 / Q41	Stairs and balustrades	25	Staircases
			No change to measurement principles, except the extra over items for ramps, wreaths etc which are now deemed included.
L40 L41	General Glazing Lead light glazing	27	Glazing
L40.1.1 1	measured glass in m2.	[IP address hidden]	Glass now needs to have the panes numbered with the size stated. The category of special glass has been removed but the type of glass needs to be stated.
L40.7-10	Engraving etching etc was measured in m2 or design work numbered	27.4	All additional features are now measured extra over and are numbered.
L40.13	Hacking out existing glass was measured in metres of the rebate length.	27.8	Removal of glass has changed to be measured by nr. stating the size of panes.
L42	Infill panels	22.18	No change
M	Surface finishes	28	Floor, wall, ceiling and roof finishes
M10, 12,13,20,23 and J10	Applied in situ finishes	28.1	The width category has changed from <300mm to <600mm
M10.16	Rounded angles and intersections		These are now deemed included.
M10.24	Accessories	28.25-35	The measurement principles remain the same however reinforcement, quilts are separated out from accessories. All accessories are now numbered. There is the opportunity to measure reinforcement either in m2 or by the m. No width categories are provided.
M10.26	Temporary supports		Deemed included no longer measurable.
M21	Insulation with rendered finish	28.32	Insulation is measured separately from any rendered finish.
M22	Sprayed coatings		No specific rules separating this are included.
M30	Metal mesh lathing	28.30, 31	No specific section for this, it is measured either as m or m2, depending on measurers choice.
M31	Fibrous plaster		No separate rules for this.
M40/42/41/50/51	Tiling, parquet flooring, carpeting	28	No separation from in situ finishes. Width category is now general at <600 or >600.
			Description of carpeting should now include the underlay and edge grippers. Stair rods should still be measured and numbered as an accessory.
M52	Decorative papers	29.9	The areas that are measured have changed to being<1.00m2 or >1.00m2. Corners are now deemed included.
M60	Painting and decorating	29	Decoration
			General principles remain the same. The isolated surfaces have increased form -.5m2 to 1.00 m2.
	Note M4	[IP address hidden].1	Work to ceilings over 3.5 ne 5m sand thereafter in 3m stages and not 1.5m
M60.10	Coloured bands	38.16.6	These have been moved to the services section.
M61	Intumescent paint fire protection	31.5	Now measured only in m2.
N	Furniture and equipment	32	Furniture, fittings and equipment
			Principles have not changed however the marking of positions, commissioning and connecting is deemed included as opposed to being measured in accordance with section Y of SMM7.
P	Building Fabric Sundries
P10	Insulation, proofing and fire protection	31	Insulation, fire stopping and fire protection.
		31.1	Added ability to measure by m as well as m2 but no width categories given. Now includes for fire stops by the metre and fire sleeves, numbered
P11	Cavity insulation	31.6	No change
P20	Unframed items	22	General joinery
			General principles of measurement unchanged, however all ends, angles etc are deemed included.
P20.8	Extra over hardwood		All the items are now deemed included.
P21	Ironmongery	22	General joinery
	This was ironmongery not supplied with windows or doors.	22.22	Now measured under section 22, principles not changed.
P22	Sealant joints	22.19/ 20	Rules remain the same, however there is now a separate item for raking out existing joints.
P30	Trenches/pipe ways /Pits for buried services	41.13	The external services have been separated from the internal ones
P30.1	Excavating trenches	41.13	Service runs are now measured in 500mm depth stages instead of 250mm.
			There is no need to measure the bed and surround separately it is now included in the description of the service run.
P30.9	Other chambers	41.17 - 22	The detailed measurement of the component parts of chambers has been removed and these are now all numbered stating the depth and giving a detailed description
		41.27	A specific item has now been included for testing and commissioning of external services with provision for attendance and additional equipment.
P31	Holes/chases/covers /supports for services	41	BWIC with M,E and transportation
P31.19	Cutting or forming holes	41.1	For electrical work there is a removal of need to measure cutting and chasing by points. This is now one item per installation type.
			For other installations there is no need to measure holes by their Number - they are deemed included under the general builders work item for the service.
P31.24 and 25	Ends of Supports	41.6	These have been simplified and the types of supports have been broadened to include Pylons, poles, wall brackets, soffit hangers, stays and proprietary supports
P31.32	Work to existing structures	41.8 & 9	There is still a need to cut holes, chases and mortices in existing structures and lifting floor boards and chequer plates.
Q	Paving and Fencing	35	Site Works
			The principle of deducting for voids has increased from 0.5m2 to <1.00m2.
Q10	Kerbs and edgings	35.1	No major change, accessories are now measured as extra over and are only numbered.
Q21	Insitu paving	35.6	No real change – measured in accordance with new section 11.
Q22 Q23	Coated macadam Gravel etc	35.12, 35.13	Addition of band widths, now <300 wide or >300
Q24, Q25	Blok and slab paving	35.14	Addition of band widths, now <300 wide or >300
Q26	Special surfacings	35.18-24	No change however the description for line marking has been broadened.
Q30 Q31	Seeding and turfing, Planting	37	Soft landscaping - No change
Q40	Fencing	36	Fencing - No change
R	Disposal Systems
R10/11	Above ground drainage	33	Above ground drainage
			The principles for the measurement have not changed.
R10.3, 4 and 5	Sockets tappings and bosses	33.2	Ancillaries now include these items
R10.7	Supports		These have been moved to BWIC. See above
R10.15	Temporary operation		This has been removed from the measurement rules
R12/13	Below ground drainage	34	Below ground drainage
			The rules for drainage have changed considerably, the excavation and beds and surrounds are not measured separately but included in the drain run length.
R12.1-6	Excavation and beds and surrounds have all been removed	34.1	Drain runs are now measured in average depth for the whole run in 500mm depth stages.
R12.11-15	Chambers	34.6-11	All chambers are numbered stating the depth with a detailed description
		34.13 / 34.14	Sundries such as step irons and covers are still measured separately.
R12.19	O & M manuals		These are now covered under the Preliminaries section
X	Transport systems	40	Transportation
X1-12	Different systems	40.1	Greater detail has now been included for each system with the addition of separate items to be included for the following Offload and position equipment, assembly of component parts, free issue items, interface and connection to other systems.
X13	marking holes	41.2	Moved to BWIC section
X14	identification	40.3	This is now an item rather than numbered.
Y	M & E Services	38	Mechanical
Y10/ Y11	Pipelines and ancillaries	38.3	Pipework - there has been considerable change to the rules here.
Y10.1	Pipes	38.3	Generally the pipe length is to include for all fittings and the like. The measure of the pipe now needs to identify the location of the installation.
Y10.2.3	Fittings	38.4	There are two alternative rules which can be applied. The metre measure for the pipe can be deemed to include all fittings or they can be separated and enumerated. The description of the fitting is to be precise and the one end, two end approach has been dropped.
Y10.9	Pipe supports		Removed and included in pipe measure or if special can be under BWIC
Y11	Pipe sleeves	38.5	These are now included under ancillaries and again in the BWIC section.
Y20/ Y40	Equipment	38.1	Primary equipment
			Greater detail has now been included for each piece of equipment with the addition of separate items to be included for the following Offload and position equipment and assembly of component parts.
		38.2	Terminal equipment and fittings - separated out to identify equipment at the ends of pipe or duct runs.
Y20.6	Supports		These are now under the BWIC - where not included as part of the equipment.
Y30	Air ductlines/ ancillaries	38.6	This is by metre length, generally the length is to include for all fittings and the like. The measure of the duct now needs to identify the location of the installation.
			There is an alternative of measuring the fittings separately.
Y30.7	Ducting sleeves		This has been removed and the hole required is measured under BWIC.
Y50	Thermal insulation	38.9	Insulation and fire protection
			Generally the principles have not changed. There is again the need to provide the location of the service.
			There is also the alternative here to include the insulation to fittings and the like within the measured length or separately.
		39	Electrical
Y60/ Y63	Conduit and cable trunking	39.3	Generally containment is measured by length including all fittings and ancillaries
Y60.1 -12		39.4	The rules have been greatly simplified however there is an alternative whereby the fittings can be enumerated separately.
			Forming holes or supports are covered under BWIC section.
Y61/ Y62/ Y80	HV/ LV cables, busbar trunking, earthing and bonding	39.5	Cables are still measured by length but the locations of the cables have been redefined.
			Terminations and glands are still enumerated but supports and holes are now measured with the BWIC section.
Y62.7	Busbar trunking	39.9	Busbar
			This is by metre length, generally the length is to include for all fittings and the like. The measure of the busbar now needs to identify the location of the installation.
		39.10	There is an alternative of measuring the fittings separately.
Y80.13	Tapes	39.11	Tapes
			The length now includes all joints and test clamps, there is no alternative.
			Electrodes and terminations are enumerated
Y61.19	Cables in final circuits	39.7	Final circuits
			These remain as numbered circuits identifying the location of each circuit and the number and type of points.
		39.8	Modular wiring systems has been added. This is enumerated.
Y70/ Y71	HV switchgear, LV switchgear and distribution boards	39.1	Primary equipment
			Enumerated by system stating location and with the addition of separate items to be included for the offload and position of equipment and assembly of component parts.
			Supports if not provided with the equipment are measured under BWIC.
Y73/ Y74	Luminaires and lamps / accessories	39.2	Terminal equipment has been included and covers all the items in this section. They are again enumerated.
Y81	Testing and commissioning	39.15 & 16	Testing has been separated from commissioning and further items have been added for system validation training and maintenance.
	Additional rules for work to existing buildings		The work to existing buildings has now been absorbed into the various work sections.