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The Nigerian Institute of Quantity Surveyors

A Guide to the 4th Edition of the NIQS Building and

Engineering Standard Method of Measurement.

By

Dr. GANIYU AMUDA YUSUF (FNIQS, RQS)

Department of Quantity Surveying

Faculty of Environmental Sciences, University of Ilorin, Ilorin, Kwara State

2- Day National Workshop on the Relevance of BESMM4 in

Total Cost Management of Construction works

Date: 6th – 7th April, 2016

Venue: Barcelona Hotels, Wuse, Abuja

OVERVIEW OF BESMM4

The preparation of the NIQS BESMM4 was achieved as follows:

Initiated by the NIQS 2011 – 2013 NEC.

Completed through NIQS Ad-hoc committee for the review of

BESMM3 and launched in November 2015 by NEC 2013-2015.

Bulk publication and training by NEC 2015-2017.

Declaration of effective date for use by 2015-2017 NEC (January,

2016) if not changed.

The document intended to replace BESMM3

The Document contains:

The preface highlight the approach adopted in the development of previous SMMs &

parties involved.

The general rules give direction about the information provided in the document and are

applicable to every section of the documents;

The classification of work items covered the following information:

items of work to be measured;

measurement rules;

definition rules;

coverage rules and;

supplementary information

Descriptions are derived from general rules and classification tables.

OVERVIEW OF BESMM4

STRUCTURE OF BESMM4

BESMM4

Part 1: General Rules Pg 1-9

Part 2: Rules for detailed measurement of building works

Pg. 10-25

Part 3: Tabulated rules of

measurement for building and

engineering works

Pg. 26 - 489

Section1:Measurement of

Building Works Pg. 32-307

Section 2: Measurement of Civil/Industrial Engineering

works and the Likes Pg. 308 -489

Appendices Pg. 490 -503

The document is divided into 3 main sections with supporting appendices

Part1: General rules (pg. 1-9)

“Bills of quantities shall fully describe and accurately represent the

quantity and quality of the work to be carried out. More detailed

information than is required by the rules shall be given where

necessary in order to define the precise nature and extent of the

work required” Clause 1.1. pg.1

STRUCTURE OF BESMM4

Part 2: Rules for detailed measurement of building works (pg 10-25)

This section outlines

– the purpose and benefits of Bills of Quantities, – explains types of bills of quantities and preparation of bills of

quantities, – describes responsibility for quantifying building works under

various procurement option, – outlines works under preliminaries, – defines the information required to enable preparation of bill of

quantities and, – describes the key constituents of bill of quantities and explained

how to prepare bill of quantities

STRUCTURE OF BESMM4

Part 3: Tabulated rules of measurement for building and engineering works – (Pg.32 -489)

It comprises the majority of the BESMM4 being the tabulated rules

for the measurement and description of building and engineering

works for the purpose of works procurement

STRUCTURE OF BESMM4

Appendices: Pg 26-489

Appendix A: Guidance on the preparation of bill of quantities (pg.491-495)

Appendix B: Template for preliminaries pricing schedule (condensed) (pg.496)

Appendix C: Template for preliminaries pricing schedule (expanded) (pg.497-499)

• Appendix D: Template for pricing summary for elemental bill of quantities (condensed) (pg.500)

Appendix E: Template for pricing summary for elemental bill of

quantities (expanded) (pg.501-502)

Appendix F: Templates for provisional sums, risks and credits (pg.503)

STRUCTURE OF BESMM4

PRIMARY FUNCTIONS/USES OF BESMM4

Assist in standardising the method of categorising construction works into

component parts

Clearly indicating the different circumstances under which items of

construction works will be executed

Categorising and defining the items of temporary works

Indicating different circumstances under which items of work are executed

so as to distinguish between degrees of difficulty, risks or site conditions.

Indicating different circumstances that significantly affect

construction/installation costs cost

Clearly defining the limits of the items to avoid misinterpretations of what

is included deemed to be included or excluded.

Prescribing the method and procedure for determining dimensions, and

calculating the quantities of measured items.

Lay good basis for automated applications in terms of software and

systems development thereby allowing users to price tender documents

more efficiently.

Lay good foundation for effective collaboration by quantity surveyors and

other project team which is a major requirement for Building Information

Modelling (BIM) adoption.

PRIMARY FUNCTIONS/USES OF BESMM4

The drivers for BESMM4 development as identified here are:

Reference documents (SMM7 &CESMM3) now outdated

Emergence of new method of construction and the need for provision of precise cost

information by QS.

The desire to make risk management an integral part of early cost estimates for construction

works, as such the generic contingency allowance on construction projects is now outdated

The growing awareness in the use of information and computer technology (ICT) in

the industry, translate to increasing availability of electronic documents. In addition,

the development of automated quantity extraction and estimating systems in five-

dimensional (5D) building information modelling (BIM) systems means that adoption

of the rules of measurement in BESMM3 may be difficult.

DRIVERS FOR BESMM4

COMPARISION OF BESMM3 WITH BESMM4- CONTENT

BESMM3

General Rules

1A 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/Equipment Additional Rules – work to

existing buildings

BESMM4

General Rules

1.1 Preliminaries

1.2 Off-site manufactured materials, components and

buildings

1.3 Demolitions

1.4 Alterations, repairs and conservation

1.5 Excavating and filling

1.6 Ground remediation and soil stabilisation

1.7 Piling

1.8 Underpinning

1.9 Diaphragm walls and embedded retaining walls

1.10 Crib walls, gabions and reinforced earth

1.11 In-situ concrete works

1.12 Precast/composite concrete

1.13 Precast concrete

BESMM3

N Furniture/Equipment

P Building fabric sundries

Q Paving/Planting/Fencing/Site

furniture

R Disposal systems

X Transport systems

Y Mechanical and Electrical services

measurement

Additional Rules – work to existing

buildings

Appendices

Alphabetical Index

BESMM4

1.14 Masonry

1.15 Structural metalwork

1.16 Carpentry

1.17 Sheet roof coverings

1.18 Tile and slate roof and wall coverings

1.19 Waterproofing

1.20 Proprietary linings and partitions

1.21 Cladding and covering

1.22 General joinery

1.23 Windows, screens and lights

1.24 Doors, shutters and hatches

1.25 Stairs, walkways and balustrades

COMPARISION OF BESMM3 WITH BESMM4- CONTENT

BESMM3 BESMM4

1.26 Metalwork 1.27 Glazing 1.28 Floor, wall, ceiling and roof finishing 1.29 Decoration 1.30 Suspended ceilings 1.31 Insulation, fire stopping and fire protection 1.32 Furniture, fittings and equipment 1.33 Drainage above ground 1.34 Drainage below ground 1.35 Site works 1.36 Fencing 1.37 Soft landscaping 1.38 Mechanical services 1.39 Electrical services 1.40 Transportation Appendices

COMPARISION OF BESMM3 WITH BESMM4-

CONTENT

Ref: BESMM3 Ref: BESMM4

1A Preliminaries/Gener

al conditions 1.1

Similar provision, expanded and greater detail

added to give clear direction.

1.1 Main Contract Preliminaries

Part A Information and requirements (pg. 33 –

62)

Part B Pricing Schedule (pg 63 – 96)

B Building Works 1.2 Offsite manufactured materials, components or

buildings (Pg. 97-99)

There were no details provided in BESMM4,

now rules included for prefabricated structures,

units (e.g. roof & external walls) in proprietary

packages.

COMPARISION OF PART 3 RULES- BUILDING

WORKS

C

Existing

Site/buildings/service

s (pg. 24 -29)

1.3 Demolitions (pg.100 – 104)

Rules remain very similar; however recycling provisions have been

added.

1.4 Alterations, repairs and conservation (pg. 105-115)

Rules covering conservation have been increased and

decontamination has been expanded.

D Groundwork 1.5 Excavation and filling (Pg.116-128)

Generally no change in principles

D20.1 Site Prep 1.5.1 Increased detail on preliminary work items if used e.g. locating

underground services, trial pits and boreholes etc. (pg 118)

Removing trees 1.5.2 Removing trees - the band widths have been varied. Girth 500-

1500mm; 1 500- 3000mm and girth over 3,000mm. (pg 118)


WORKS

D20.2 Excavating 1.5.6

Rules now simplified into either bulk excavation or foundation

excavation with depth ranges now only in 2 m stages. (i.e. dp n.ex

2m; over 2m n.ex 4m and thereafter in 2m stages) (pg.121)

1.5.8

Earthwork support has been simplified in that it is now only

measured where specifically called for in the contract documents

(specification) Pg. 124

There is no requirement to measure working space or compacting

of surfaces.

1.5.11 Filling is now either less than 500mm (m2)or final thickness stated

where over 500mm thick (m3) (pg. 126)

1.5.13-

19 Broken line should divide unit of measurement (m/m2) Pg.128

1.5.20 Cutting off the tops of piles has been included here instead of in

the piling section. (Pg. 129)


WORKS

1.6 Ground remediation and soil stabilisation

This is a new section added to BESMM4 (pg. 130 -133)

D30 1.7

Piling - no real change although simplified by removing

separation of different types of piles and cutting off tops

has been moved to excavation. Pg 134--138

D50 1.8 Underpinning - Greatly simplified. Preliminary trenches

and excavation measure no longer required. Pg. 139-140

D40

Embedded

Retaining

Wall. PG 39

1.9

Diaphragm walls - simplified, no excavation measured

here (deemed included), detail description stating

thickness of wall. Pg.141-142


WORKS

D41

Crib

Walls/Gabions/

Reinforced Earth

Crib Walls/Gabions/ Reinforced

Earth

Filling to gabion basket removed

but to be measured under section

1.5, and extra for ends, corner now

added. Pg 143-145


WORKS

E

In-situ

concrete/large

precast

1.11 In-situ concrete works pg 146- 158

Separated out precast from in-situ concrete and

radical change in the way concrete is measured

New sections are:

1.11.1 Mass concrete - m3 any thickness pg 147

1.11.2 Horizontal work - m3 > or < 300mm thick pg 148-

1.11.3-4 sloping - m3 > or < 300mm thick pg 149

1.11.5 vertical - m3 > or < 300mm thick pg 149

Sundry - m2 or m3 > or < 300mm thick e.g.

machine or plant bases and the like pg 150

Sprayed -m2 thickness stated pg. 150

Surface finishes to insitu concrete m2 pg 150


WORKS

E20 Formwork 1.11.13 Formwork - some minor changes. If less than 500mm

wide then measured by metre run. Pg. 151-154

Mortices and holes have been removed from this section

E30 Reinforcement 11.33 Reinforcement - minor changes pg 155- 158

1.33,34

&36

Spacers and chairs are deemed included. Pre tensioned

members have now been added. pg155

E40 Designed joints 1.11.38 Remains the same pg 156

E41 Worked finishes

and cutting has been removed as a separate section


WORKS

E42 Accessories 11.41 Accessories - no real change pg. 155

Grouting 1.11.42

Grouting and filling- new section added,

measurement now chases is by metre and grouting

stanchion bases, grillages or filling holes by number

pg158

E50/ E60

Precast concrete

frames /precast

composite concrete

decking

1.12 Precast/ Composite concrete pg 159 -160

Now a section for composite precast units,

measured m2 for walls and floors

1.13 Precast Concrete pg 161-163

Very similar however formwork and reinforcement

is deemed included


WORKS

F Masonry 1.14 Masonry pg 164 -172 The natural and artificial stone rules under F20, E21, and E22

are now all put under one section. All walls measured along

centreline and assumed vertical unless stated.

Separate face work (e.g quoins, sills, copping, steps in pg 57-58

BESMM3) items have now been removed

G

Structural/

Carcassing

Metal/Timber

1.15 Structural metalwork pg 173-179

Major changes - weight classification now

Less than 25Kg/m, 25 - 50 kgs/m, 50 - 100 kgs/m and so on in

increment of 50kg/m . Short lengths now also included pg.173

1.15.8 Permanent formwork changed to profiled metal decking pg.176


WORKS

G20 Carpentry/Timber

framing/First fix 1.16 Carpentry pg. 180183

Separated primary structural members (wall plates)

from engineered or prefabricated members (roof

trusses) pg 181 - 182

1.16.1

All boarding, flooring and sheeting is now

measured here, either < 600 or > 600mm wide pg

183

G30 Metal profiled sheet

decking 1.17 Sheet roof coverings pg184-189

Now covers, bituminous felt, plastic sheets, sheet

metals and rigid boards.

Some major changes in items deemed included in

boundary work pg 186-187

G31 Prefabricated timber

decking Removed


WORKS

H Cladding and covering This has been split into numerous sections

H10/12 /13

Patent glazing, structural

glass

(In BESMM3 sections

K11-21 are included

together under H20)

H10, 12, 13 Patent glazing/plastics/

structural glass. 1. 21.1-7

Claddind and Covering Pg. 205-08

The range of claddings have all been included under

section 21 pg.206

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 and captured under this

section. However widths lower than 600mm wide now

need to be measured linearly. See pg.206


WORKS

H10.4

and 5 Raking curved cutting 21.9

Boundary work - includes all cutting and trims to

form the edge/intersection.

H20.1.1 Rigid sheet cladding 1.21.1 The narrow widths and isolated areas for other

claddings are now no longer required to be measured.

H14 Concrete roof lights 1.13.2.3.4

Precast concrete roof lights are now measured with

other precast concrete works. There is no change to

measurement rules.

K20/21 Timber board flooring 1.16.4 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 1.14.1

Masonry, Natural stone walling and dressings /cast

stone walling and dressings pg. 165

Only measured in m2 except for isolated features such

as piers/columns or arches etc. pg 166

Perimeters and abutments are now measured as extra

over and more work is deemed included. Pg 168


WORKS

H51.5 Floors

This is not in the walling section and

should now be referred to the finishes

section 1.28.2

H51.6-10 Staircase works Refer to new section 1.25.1 where

staircases are now numbered.

H60 Plain roof tiling 1.18 Tile and slate roof and wall coverings

pg.190

Basic principles have not changed

H70 -

H76

Metal sheet coverings

etc 1.17 Sheet Roof Coverings pg 184

1.17.1

Now introduced width classification<

500mm wide - measured lineally and >

500mm wide measured m2. Pg. 185


WORKS

J Waterproofing 1.19 Waterproofing pg.194

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 Skirting 19.3

The width classifications have been reduced to now

only, 500mm wide or >500mm wide. Skirting are no

longer in band widths but each measured in m stating

the net girth on face. pg. 195

J20.12 Internal angle fillets Not measurable - deemed included

J41, 42, 43 Built up felt roofing 1.17 Sheet roof coverings

Principles are similar except width classification now

<500mm wide and > 500mm wide pg. 185

Girths at abutments are no longer applicable


WORKS

K Linings, sheathing dry

partitioning 20 Proprietary linings and partitions

K10.1.1

Proprietary partitions

measured in 300mm

stages, measured in

metres

1.20.1.2

Metal framed systems measured in m2 in

1m height stages, total length stated. Pg.

199

K32 Panel cubicles 1.22

General Joinery.

Cubicle partitions - no change to

measurement PG 210

K40 Demountable

suspended ceilings 1.30.1

Suspended Ceiling

General principles remain the same. Fire

barriers have now been introduced. Pg.246


WORKS

K41 Raised Access floors 1.28.3

Measurement principles remain the same. Fire

barriers within the void need now to be measured. Pg

235

L Windows, doors and stairs

L10 Windows 1.23 Windows in section 23, Doors in section 24

Bedding and pointing frames is no longer measured.

1.23.8

Glazing supplied with windows and doors is now

separated and no longer measured in m2; panes are

numbered with size given.

L20 Doors 1.24 Doors

Measurement principles have not changed.

Bedding and pointing frames is no longer measured.

P21 Ironmongery 1.24.16

Ironmongery.

Measurement principles have not changed pg

222


WORKS

L30 /

Q41

Stairs and

balustrades 1.25 Staircases

No change to measurement principles,

except the extra over items for ramps,

wreaths etc. which are now deemed

included pg 224-225.

L40

L41

General Glazing

Lead light glazing 1.27 Glazing pg 229-231

L40.1.1

1

Measured glass in

m2. 1.27.1.1.1

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.


WORKS

L40.7-10

Engraving etching etc was

measured in m2 or design

work numbered

1.27.4 All additional features are now measured extra

over and are numbered.pg.230

L40.13

Hacking out existing glass

was measured in metres

of the rebate length.

1.27.8 Removal of glass has changed to be measured by

nr. Stating the size of panes. Pg. 231

L42 Infill panels 1.22.18 No change pg.215

M Surface finishes 1.28 Floor, wall, ceiling and roof finishes pg 232-241

M10,

12,13,20,

23 and

J10

Applied in situ finishes 1.28.1 The width category has changed from <300mm

to <600mm pg.234

M10.16 Rounded angles and

intersections These are now deemed included. Pg 235


WORKS

M10.24 Accessories 1.28.25-35

The measurements principles remain the same

however reinforcement quilts are separated out from

accessories. All accessories are now numbered. Pg.

240-241

There is the opportunity to measure reinforcement

either in m2 or by the m. No width categories are

provided. Pg.240

M21 Insulation with rendered

finish 1.28.32

Insulation is measured separately from any rendered

finish. Pg 240

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.pg 240

M31 Fibrous plaster No separate rules for this.

M40/42/41

/50/51

Tiling, parquet flooring,

carpeting 1.28

No separation from in situ finishes. Width category is

now general at <600 or >600. Pg. 235-236.


WORKS

M52 Decorative papers 1.29.9

The areas that are measured have changed to

being<1.00m2 or >1.00m2. Corners are now

deemed included.

M60 Painting and decorating 1.29 Decoration

General principles remain the same. The isolated

surfaces have increased form -.5m2 to 1.00 m2

pg.244.

1.29.1.2.1

.1

Work to ceilings over 3.5 ne 5m sand thereafter

in 3m stages and not 1.5m pg 243

M60.10 Coloured bands 1.38.16.6 These have been moved to the services section.

Pg293

M61 Intumescent paint fire

protection 1.31.5 Now measured only in m2. Pg 249

N Furniture and equipment 1.32 Furniture, fittings and equipment


WORKS

Principles have not changed however the marking of

positions, commissioning and connecting is deemed

included as opposed to being measured in

accordance with BESMM3 PG 252

P Building Fabric Sundries

P10 Insulation, proofing and fire

protection 1.31

Insulation, fire stopping and fire protection. Pg.249-

250

1.31.1

Added ability to measure by m as well as m2 but no

width categories given. Pg.249-250

Now includes for fire stops by the metre and fire

sleeves, numbered.pg 250

P11 Cavity insulation 1.31.6 No change pg 250

P20 Unframed items 1.22 General joinery

General principles of measurement unchanged,

however all ends, angles etc are deemed included. Pg

209


WORKS

P20.8 Extra over hardwood All the items are now deemed included. Pg 209

P21 Ironmongery 1.22 General joinery

This was ironmongery

not supplied with

windows or doors.

22.22 Now measured under section 22, principles not changed. Pg.

216

P22 Sealant joints 22.19/20/

21

Rules remain the same; however there is now a separate item

for raking out existing joints. Pg 215

P30 Trenches/pipe ways /Pits

for buried services 1.41.13

The external services have been separated from the internal

ones part of the missing page. The pages are missing in this

document

P30.1 Excavating trenches 1.41.13 Service runs are now measured in 500mm depth stages instead

of 250mm. part of the missing page. Missing

There is no need to measure the bed and surround separately it

is now included in the description of the service run. Missing

P30.9 Other chambers 1.41.17 -

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 Missing


WORKS

1.41.27

A specific item has now been included for testing

and commissioning of external services with

provision for attendance and additional equipment.

The pages are missing in this document

P31

Holes/chases/covers

/supports for

services

1.41

BWIC with M,E and transportation The pages are

missing in this document

P31.19 Cutting or forming

holes 1.41.1

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

services. The pages are missing in this document


WORKS

P31.24 and

25 Ends of Supports 1.41.6

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 1.41.8 & 9

There is still a need to cut holes, chases and matrices in

existing structures and lifting floor boards and chequer plates.

The pages are missing in this document

Q Paving and Fencing 1.35 Site Works Pg. 267 -275

Q10 Kerbs and edgings 1.35.1 No major change, accessories are now measured as extra over

and are only numbered. PG.268

Q21 Insitu paving 1.35.6 No real change – measured in accordance with new section

11.

Q22

Q23

Coated macadam

Gravel etc

1.35.12,

35.13

Addition of band widths, now <300 wide or >300. pg 269 & pg

270

Q24, Q25 Blok and slab paving 1.35.14 Addition of band widths, now <300 wide or >300 pg 271


WORKS

Q26 Special surfacings 1.35.18-24 No change however the description for line

marking has been broadened. Pg 273 & 274

Q30

Q31

Seeding and turfing,

Planting 1.37 Soft landscaping - No change pg.279

Q40 Fencing 1.36 Fencing - No change pg.276

R Disposal Systems

R10/11 Above ground

drainage 1.33 Above ground drainage pg.253

The principles for the measurement have not

changed.

R10.3, 4

and 5

Sockets tappings and

bosses 1.33.2 Ancillaries now include these items pg.254


WORKS

R10.7 Supports These have been moved to BWIC missing pages

R10.15 Temporary operation This has been removed from the measurement

rules

R12/13 Below ground drainage 1.34 Below ground drainage pg 258

The rules for drainage have changed

considerably, the excavation and beds and

surrounds are not measured separately but

included in the drain run length. Pg.259

R12.1-6

Excavation and beds and

surrounds have all been

removed

1.34.1 Drain runs are now measured in average depth

for the whole run in 500mm depth stages. Pg.259

R12.11-15 Chambers 1.34.6-11 All chambers are numbered stating the depth

with a detailed description pg.263

1.34.13 /

1.34.14

Sundries such as step irons and covers are still

measured separately.


WORKS

R12.19 O & M manuals These are now covered under the Preliminaries

section

X Transport systems 1.40 Transportation pg 304

X1-12 Different systems 1.40.1

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 1.41.2 Moved to BWIC section. Missing pages

X14 identification 1.40.3 This is now an item rather than numbered.

Pg.306

Y M & E Services 1.38 Mechanical pg.284

Y10/ Y11 Pipelines and ancillaries 1.38.3 Pipework - there has been considerable change

to the rules here. Pg.287


WORKS

Y10.1 Pipes 1.38.3

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. Pg.287

Y10.2.3 Fittings 1.38.4

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.pg.287

Y10.9 Pipe supports Removed and included in pipe measure or if special can

be under BWIC

Y11 Pipe sleeves 1.38.5 These are now included under ancillaries and again in

the BWIC section. Pg 288

Y20/ Y40 Equipment 1.38.1 Primary equipment


WORKS

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. Pg 285

1.38.2

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 1.38.6

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.


WORKS

Y30.7 Ducting sleeves This has been removed and the hole

required is measured under BWIC.

Y50 Thermal insulation 1.38.9 Insulation and fire protection pg 289

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.


WORKS

1.39 Electrical pg 295

Y60/ Y63 Conduit and cable

trunking 1.39.3

Generally containment is measured by length

including all fittings and ancillaries

Y60.1 -12 1.39.4

The rules have been greatly simplified however

there is an alternative whereby the fittings can be

enumerated separately. Pg.297 & 298

Forming holes or supports are covered under BWIC

section.

Y61/ Y62/

Y80

HV/ LV cables, busbar

trunking, earthing and

bonding

1.39.5 Cables are still measured by length but the

locations of the cables have been redefined. Pg.298

Terminations and glands are still enumerated

pg.298, but supports and holes are now measured

with the BWIC section but Missing in BESMM3.


WORKS

Y62.7 Busbar

trunking 1.39.9 Busbar pg 300

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. pg 300

1.39.10 There is an alternative of measuring the fittings

separately.pg.300

Y80.13 Tapes 1.39.11 Tapes Pg 301

The length now includes all joints and test clamps,

there is no alternative. Pg 301


WORKS

Electrodes and terminations are enumerated Pg 301

Y61.19 Cables in final

circuits 1.39.7 Final circuits

These remain as numbered circuits identifying the location of

each circuit and the number and type of points. Pg.299

1.39.8 Modular wiring systems has been added. This is enumerated.

Pg.299

Y70/ Y71

HV switchgear, LV

switchgear and

distribution

boards

1.39.1 Primary equipment Pg.296

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.pg 296


WORKS

Supports if not provided with the

equipment are measured under BWIC.

missing

Y73/ Y74 Luminaires and lamps /

accessories 1.39.2

Terminal equipment has been included and

covers all the items in this section. They are

again enumerated.

Y81 Testing and

commissioning

1.39.15

& 16

Testing has been separated from

commissioning and further items have been

added for system validation training and

maintenance. Pg.302

Additional rules for

work to existing

buildings

The work to existing buildings has now been

absorbed into the various work sections.


WORKS

INTERPRETING THE REQUIREMENTS OF

BESMM4

GENERAL RULES: Page 1, Item 1.3: Classification Tables

ITEM OR WORK

TO BE

MEASURED

UNIT FIRST

DIVISION

SECOND

DIVISION

THIRD

DIVISION

MEASURE

MENT

RULES

DEFINITION

RULES

COVERAGE

RULES

SUPPLEMENTAR

Y

INFORMATION

38 Plain

39Formed

40Cut

M 1.Dimensioned

description

2.Total depth

stated

1. Horizontal

2. Vertical

3. Curved,

radius stated

Accessories cast into insitu concrete

41 Type or

proprietary

reference stated

M2 1. Dimensione

d description

Cast in accessories

include anchor

bolts, dowels,

anchor boxes……..

m

nr

Page 157

1.3.1: Within the classification Table where a broken line is shown, the rules given

above and below the broken line may be used as alternatives depending on the

component of description

1.3.2: Measurement unit column disregarded in referring to columns

1.3.3: The left hand column of the

classification table lists descriptive features

commonly encountered in construction

work.

1.6. Descriptions/Supplementary rules

1.2 Off-Site Manufactured, Components or Buildings (Pg 97

Information Required Measurement

rules

Definition Rules Coverage Rules Supplemen

tary

Informatio

n

A Drawings that must accompany this section of measurement

1. Site plans

2. Plans

3. Sections

4. Elevations

5. Installation details

B. Mandatory Information

These are deemed to be

included:

C1 All factory applied

finishes

C2. Transport from factory

to site

C3 Offloading and storing

on site

C4. Setting, hoisting, and

placing in final position

Item or work to

be measured

Unit First

division

Second

division

Third Division

1.Component nr 1.Overall

Dimensio

ns

1.Descripti

on of

Component

1. Method of

fixing/installi

ng

2. Height above

structural

ground floor

level.

3. Services

connections

D1 These are

prefabricated

proprietary

components that

are not adequately

covered by the

other work sections

in this document

1.3.4 Pg.1 Each item description shall identify the work with respect to one descriptive feature drawn from each of

the first three columns in the classification tables and as many of the descriptive features in the fourth column as are

applicable (see item 1.2.1 under off-site manufactured materials)


BESMM4


BESMM4

1.4 Supplementary Rules pg.1(e.g. 1.3 Demolition, Pg 100)

INFORMATION PROVIDED MEASUREM

ENT RULES

DEFINITION

RULES

COVERAGE RULES

A Drawings that must accompany this section of measurement

B Mandatory information

1. Location drawings

2. Drawings of existing structures to show full extent of demolition

C Minimum information that must be shown on the drawings that

accompany this section of measurement

1. Lowest level of demolition

2. Extent of any temporary works not at the discretion of the contractor

3. Position and extent of any temporary works……

The following are

deemed to be included:

C1 All temporary works

unless stated otherwise

C2 Temporarily

diverting, maintaining or

sealing off existing

services

C3 Disposal of all debris

unless stated otherwise

1.4.1 Within the supplementary

rules, everything above the

horizontal line which is

immediately below the classification

table heading, is applicable

throughout the table

Page 100

1.4.2 Measurement rules set out

when work shall be measured and

the method by which quantities

shall be computed PG.1

APPLICATION OF BESMM4 RULES TO

SELECTED ITEMS OF WORK

1.2.2.

Prefabrica

ted

structures

Description

&Measurement

(see page 98)

1.2.2.1.1/

2 Prefabricated

structure 5000 mm

long x 3150mm high

overall size;

Roofs/External walls

nr

This same rules

apply to

prefabricated

building units 1.2.3

pg.98





1.3.1 Demolitions Pg 100 Unit

1.3.1.2.1.2 Demolish individual structures

(generator house, gatehouse),

bungalow with 225 hollow

sandcrete block wall; 5000mm x

4500mm overall on plan and

4500mm high to eave; retain

burglar proof for reuse.

Item

1.3.1.1.1.1,3 Demolish all structures (Main

building), Two storey reinforced

concrete framed structure with

225mm hollow sandcrete block

wall cladding; 25000mm x 18mm

on plan overall; 10500mm high;

treat all asbestos before disposal

and all structural steel members

remain the property of the

employer.

Item

1.3.2.Tempora

ry support of

structures

Provide temporary support to

entrance porch; size 6500mm x

3500mm x 3000m high overall

1.3.2.1.1

1.5 Excavating and Filling (page 116)

This section is referred to as Ground work in BESMM3 (D20). It is a requirement in BESMM3 that earthwork support be measured to faces of excavation exceeding 250mm high whether or not required (D20.7. page 32).

BESMM4 four takes a different approach to excavation in that the following items are deemed to be included:

Disposal of all surface water.

Support to faces of excavation unless not at the discretion of the contractor.

Working space.

Excavation and filling for temporary works unless not at the discretion of the contractor.

Levelling, grading, trimming and compacting surfaces exposed by the excavations.

Curved work.

Multiple handling of excavated materials on site unless specified.

All excavated material is deemed to be inert unless described otherwise.

This supposed to be contained at pg.116 of BESMM4, but there seem to be a mixed up in printing as items deemed included are spread under Measurement rules, Definition Rules, coverage rules and supplementary information (likely to be a printing error).



1.5 Excavating & Filling

1.5.1.2.1.1 Preliminary site work:

Trial pits to locate existing services; 1200mm maximum depth; 25m N/E of the

proposed building

nr

1.5.3.3.1 Removing trees.

Girth over 3,000 but not exceeding 4500mm; filling with imported rock laterite.

nr

1.5.6.1.1

1.5.9.2

Excavation:pg 121

Bulk excavation (Reduce level; Basement, Pond, etc) n.e 2m deep commencing at

(Strip level; bottom of trench exc. Bottom of basement excavation) as the case may

be

&

Disposal of excavated material offsite (pg 125)

M3

M3

1.5.6.1

1.5.11.2.2

Excavation pg 121

Foundation excavation commencing from strip level n.e 2m deep.

&

Filling obtained from excavated materials final thickness of filling exceeding 500mm

deep, compacted in 150mm layers

if thick ness of

filling is less

than 500mm

thick it

measured in M2

m3



1.10 CRIB WALLS, GABION AND REINFORCED

EARTH (Pg 143)

1.10.1.1.1 Crib walls (kind and

quality of materials

stated) 900mm

thick, vertical

M

2

See

coverage

rules for

deemed

included

features



1.10.3.1 Gabion basket walls,

basket size 20m long x

1.2m high x 450mm

thick, made of 6mm

diameter mild steel wire

laid on 600mm wide

concrete base, vertical

and filled with live rock

boulders

M2

1.10.4.1.1.

1 Reinforced Earth



1.11 Concrete Work page 146

1.11.2.1.2.1 Plain in-situ concrete (1; 2; 4) horizontal work n.e

300mm thick in structures, poured against earth surface

in fdn ftg.

M3

1.11.5.2.1 Reinforced in-situ concrete (1:2:4) vertical work

exceeding 300mm thk. in structures

Formwork Page

151

1.11.13.1 Plain formwork to sides of bases n.e 500mm high M

1.11.13.2 Ditto: exceeding 500mm high M2

1.11.15.1.2 Ditto: soffits of horizontal work n.e 300mm thk propping

over 3m but n.e 4.5m high

M2



Reinforcement

Pg 155

1.11.34.1 High yield steel bar 16mm diameter, straight.

(requirement to state length not clear)

t

1.11.37.1-3 Mesh reinforcement weighing 3.952kg/m2, Ref. A??

with 200mm laps at both ends



Mechanical, Electrical and Transportation Details rules for the measurement of items of building services in BESMM4 are contained in sections 38 – 40: Section 38: Mechanical Services Section 39: Electrical Services Section 40: Transportation



Mechanical, Electrical and Transportation

1.38 Mechanical Services

1.38.1.1 Primary Equipment.

Air Handling Unit, ABC or equal and approved (specification) located

900mm above floor level in plant room

nr

1.38.1.2 Off-load and securely position primary equipment in site store nr This should be item

2. In BESMM4

1.38.2.1.1.

1

Terminal equipment and fittings, York fan coil unit type (catalogue

Ref.no) fixed to ceiling

nr

1.38.2.1.1.

1

Terminal Equipment, Supply Diffuser, ABBA or equal and approved

(Catalogue Ref.no), size 600 x 600mm fixed to fan coil unit in ceiling.

nr

1.38.6.1.1.

1

Ventilation duct, galvanised sheet rectangular metal duct size 300x

75mm (specification with approved joints) and fixing at high level to

soffit of reinforced concrete slab

nr

1.38.12.1.1

.1

Insulation to ventilation duct, n.e 25mm thk, 300x 75mm to high level

ducts

m2 1.38.12 should be

ventilation duct and

not pipe ancillaries

1.38.15. Fire stopping (specification) mechanically fixed in ventilation duct, with 2

hours fire resistance

nr

1.38.16.3 Identification labels Item

1.38.17 Testing Item



1.39. Electrical Services

1.39.1.1.1.

1

Primary Equipment, Medium voltage panel (MV), low level on floor

(specifications stating the number of incomings & outgoings) with method of

fixing (description of Plinth or background to which it is fixed)

nr

1.39.1.2 Off-load and position of primary equipment (MV panel) nr

1.39.2.1.1.

1

Terminal Equipment, Switch socket outlet, ABB 15A fixed to wall nr

1.39.3.1.1 Cable containment, 150 x 50mm diameter PVC trunking screwed to

block/concrete work in : wall/floor/ceiling

m

1.39.5.1.1 Cables, 120mm2 XPLE 4 core armoured cable drawn in services ducts (from

transformer to MV panel)

m

1.39.8.1 Measurement of modular wiring may be similar to that of measurement in

final sub circuit



1.40 Transportation page 304

1.40.1 Light Passenger Panoramic lift

with the with rated load of 13

passengers and speed of 1m/s, 5

stops and two panel centre

opening automatic car landing

door ………..

nr

1.40.1.4 Free issue fixing steel work ------



Builder’s work in connection with mechanical, Electrical and Transportation installations

This section contains a total of 14 items of work:

General builder’s work in connection with (Item)

Marking position of holes, mortices and chases in the structure (item)

Pipe and duct sleeves (nr)

Bases, Plinths and the like (nr)

Duct covers and frames (m/nr)

• Support for services not provided (m/n)

Catenery cables (m)

Works for services installations in existing buildings have the following 5 items:

Cutting holes through existing structures (nr)

Cutting mortices and sinking in existing structure (nr)

Cutting chases through existing structures (m)

Lifting and replacing floor boards (m)

Lifting and replacing duct covers or chequer plates (m)

Work for external services installations includes 2 items:

Underground services runs (m)

Items extra over service runs irrespective of depth or pipe size.

• This section is omitted from the BESMM4 and no appropriate cross references provided to guide the measurement. The

reasons for this are not known and perhaps the the section is part of the missing pages.

OBSERVATIONS

THANK YOU

for your kind attention

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