NRM2 Measurement Guide for QSs

NRM2 Measurement Guide for Quantity Surveyors

NRM2 (New Rules of Measurement 2: Detailed Measurement for Building Works) is the RICS standard for preparing bills of quantities and other pricing documents. It replaced SMM7 (Standard Method of Measurement 7th edition) in 2013 and is now the mandatory UK measurement standard for all building works. Knowing NRM2 is the foundational practical skill for every quantity surveyor.

NRM2 is published by the Royal Institution of Chartered Surveyors (RICS) and organises building works into 41 work sections – from Preliminaries (Section 1) through to External Works (Section 41). Each section specifies the unit of measure, the classification of items, and the rules for describing work accurately in a bill of quantities. NRM2 applies to all new-build projects; for maintenance and refurbishment work, the companion standard is NRM3.

NRM2 is taught directly in the Measurement 1 and Measurement 2 modules of the learndirect Quantity Surveying Online Degree Pathway (SEG Awards Level 4 Diploma, Ofqual ref 610/2941/5). This guide explains the five-step process for applying NRM2 in practice, the most important work sections, and the key differences from SMM7 and international alternatives.

By the learndirect Editorial Team · Last reviewed June 2025

How to Apply NRM2 – A 5-Step Practical Process

NRM2 is not just a reference document – it is a process. The five steps below describe how a quantity surveyor moves from a complete set of construction drawings to a fully prepared, NRM2-compliant Bill of Quantities ready for tender. Each step corresponds to specific sections within the NRM2 document and specific skills tested in the learndirect QS Diploma modules.

Understand the 41 Work Sections and Their Scope

NRM2 divides all building works into 41 work sections, each with a defined scope and set of measurement rules. Section 1 (Preliminaries) covers site set-up, management, and temporary works. Sections 2–40 cover the construction works from substructure through to drainage. Section 41 covers External Works. Within each section, NRM2 specifies whether items are measured by m, m², m³, kg, nr (number), or described as items. Before starting any take-off, a QS must identify which NRM2 work sections apply to the project in hand. A straightforward residential extension might use 12–15 sections; a large commercial building will use all 41. Understanding section scope is the difference between a complete BoQ and one full of gaps that generate post-contract disputes. Sections covering MEP services (Sections 33–38 in the NRM2 structure) are particularly important for commercial and healthcare projects, where building services routinely account for 30–40% of total construction cost.

Follow the Measurement Rules – Units, Classifications and Descriptions

Each item in NRM2 has a defined unit of measurement and a classification structure. For example, in Section 11 (External Walls), facing brickwork is measured in m² with the unit rate covering supply and fix, and the description must state the brick type, bond pattern, mortar mix, and thickness. NRM2 is prescriptive about what must be measured separately (e.g., isolated piers and attached piers are measured differently from general walling) and what can be included in a composite description. The classification columns in NRM2 – Level 1 (Group), Level 2 (Sub-group), Level 3 (Commodity/Work item) – must be followed exactly to ensure that contractors price on a like-for-like basis. Items not separately identified in NRM2 but clearly required by the drawings are still the contractor's responsibility, which is a key difference from the old SMM7 “deemed included” approach. Precision in descriptions reduces ambiguity and minimises the risk of post-contract disputes over what was included in the tendered price.

Prepare the BoQ from Construction Drawings and Specifications

The take-off process involves systematically reading each drawing, extracting dimensions, and applying the NRM2 measurement rules to produce quantities. The traditional method uses paper dimensions sheets (abstract sheets) or, more commonly today, digital take-off using specialist software such as CostX, Bluebeam, or On-Screen Takeoff. Quantities are then transferred to a BoQ document organised in NRM2 work section order. The BoQ structure for a typical project will include: (1) Preliminaries, (2) Measured Works (in NRM2 section order), (3) Provisional Sums (defined and undefined separately), (4) Prime Cost Sums (if any), and (5) a Summary with the Contract Sum. The final BoQ must reconcile with the NRM1 elemental cost plan prepared earlier in the design process – if there is a significant discrepancy, the cost plan must be updated and the client informed before the BoQ is issued for tender. Good take-off is systematic, traceable (so another QS can check the numbers), and carried out room-by-room or element-by-element to avoid omissions.

Apply Provisional Sums and Prime Cost Sums Correctly

NRM2 contains specific rules for including provisional sums and prime cost (PC) sums in a BoQ. A defined provisional sum is used where the work is known in principle but not yet fully designed – the contractor must include it in their programme and allow for it in their preliminaries. An undefined provisional sum is used where the extent of work cannot be determined at all at tender – no programming obligation falls on the contractor until the sum is instructed. Getting this distinction wrong has significant consequences: if the QS includes an undefined provisional sum for work the contractor could reasonably have been expected to programme for, the contractor may be entitled to additional delay costs when the work is instructed. PC sums remain in NRM2 for specialist supply items where a nominated supplier is involved, but their use has declined substantially in modern practice due to the contractual complexity of nomination. Provisional sums for specialist sub-contractors are now more commonly addressed through performance specifications or design-and-build sub-contract packages.

Cross-Check with NRM1 (Cost Plan) and NRM3 (Maintenance) Where Applicable

The final stage before issuing the BoQ for tender is to cross-check the total NRM2 quantities-based estimate against the current NRM1 elemental cost plan. If the two are materially different (typically more than 5% variance at elemental level), the reasons must be understood and documented – common causes include design changes since the last cost plan update, different quantities assumptions, or rate movements since the cost plan was prepared. For projects involving refurbishment or maintenance of existing buildings, NRM3 may apply to some elements alongside NRM2 for new-build portions – for example, a hospital extension project may have NRM2 work sections for the extension and NRM3 sections for the associated refurbishment of the existing ward. The RICS NRM suite provides guidance on how to handle mixed-scope projects. For construction cost management across all RIBA stages, see the companion guide to construction cost management.

NRM2 in Context – How It Compares to SMM7 and POMI

NRM2 did not introduce measurement from scratch – it replaced SMM7 and exists alongside international measurement standards. Understanding the key differences helps QS professionals who trained under the old system, and those working on international projects where different standards apply.

NRM2 vs SMM7 – Key Differences

Publication date: SMM7 was published in 1988 and last revised 1998. NRM2 was published in 2012 and became mandatory practice from January 2013.
Structure: SMM7 used 23 work sections with a tabulated “deemed included” approach. NRM2 uses 41 work sections with explicit classification columns (Level 1/2/3) and removes most “deemed included” assumptions – what is not described is not included.
Preliminaries: NRM2 significantly expanded the Preliminaries section, providing a comprehensive schedule of employer's requirements, contractor's general cost items, and project/site overheads – much clearer than SMM7's Clause A section.
Provisional sums: NRM2 introduced the “defined” vs “undefined” distinction explicitly. SMM7 did not have this nuance, which was a source of significant dispute.
BIM compatibility: NRM2's classification structure is designed to be compatible with Uniclass 2015 and IFC object libraries, making it more suitable for BIM-based quantity extraction than the older SMM7 tabular format.

NRM2 vs POMI – International Comparison

What is POMI? The Principles of Measurement International (POMI) is an international measurement standard produced by the Royal Institution of Chartered Surveyors for use on projects outside the UK, particularly in Commonwealth countries and the Middle East.
Structure: POMI is less prescriptive than NRM2, providing principles rather than detailed rules, giving local practices flexibility to adapt. NRM2 is highly prescriptive and mandatory within the UK.
Use cases: NRM2 is used exclusively for UK building works. POMI is used in Hong Kong (HKIS standard), Singapore (SingSMM), and as a reference framework in the Gulf Cooperation Council (GCC) states alongside local standards.
For civil engineering: Neither NRM2 nor POMI covers civil engineering works comprehensively. The CESMM4 (Civil Engineering Standard Method of Measurement, 4th edition) and the Infrastructure Conditions of Contract (ICC) are used for highways, drainage, and structural engineering.
Examinations: RICS APC candidates are examined primarily on NRM2 for building works but should have awareness of POMI for international projects. See the RICS APC pathway guide.

The 10 Most-Used NRM2 Work Sections – What You Measure and How

The table below covers the work sections that appear most frequently in UK building BoQs. For each section, the key items measured and the primary units of measurement are shown. Mastery of these 10 sections accounts for approximately 80–85% of the measured work content of a typical commercial or residential building BoQ. Refer to the full NRM2 document for complete classification tables and supplementary rules.

NRM2 Section	Key items measured	Primary units	Common issues & notes
Section 1 – Preliminaries	Employer's requirements (insurances, bonds, warranties); contractor's general cost items (management, site establishment, scaffolding, hoarding, plant, temporary services); project overheads	Item / sum / week rate	Typically 10–15% of contract sum. Often priced as a lump sum or time-related charge. Most commonly subject to post-contract disputes on value.
Section 2 – Off-site manufactured materials, components and buildings	Modular units, pre-cast panels, structural steel fabrications, off-site bathroom pods	nr / m² / tonne	Growing importance with MMC (Modern Methods of Construction). Items must clearly state what is included in the supply and fix price.
Section 5 – Excavating and filling (Substructure)	Excavation to reduced levels; excavation for foundations; disposal of excavated material; filling to make up levels; imported fill and compaction	m³ / m²	Ground conditions strongly affect cost. A site investigation report should inform BoQ descriptions and provisional allowances for unforeseen ground conditions.
Section 11 – Structural metalwork (Frame)	Fabricated steelwork (columns, beams, trusses, bracing); connections; fire protection; surface treatment; erection	tonne / m / nr	Steel prices are highly volatile. Fluctuation clauses or contractor-supplied steel schedules may be needed on projects over 12 months.
Section 16 – Cladding and covering (External Walls)	Brick and block external leaf; cavity insulation; rainscreen cladding systems; curtain walling; overcladding on refurbishment	m²	Post-Grenfell fire safety requirements affect specification and cost significantly. Cladding fire testing certificates must be referenced in descriptions.
Section 20 – Roof coverings (Roof)	Pitched roof tiles/slates; flat roof membranes (single-ply, built-up felt, liquid applied); roof insulation; valley gutters; flashings	m²	Roof geometry significantly affects measured area – valleys, dormers, and abutments add area and complexity. Measured on the slope, not plan area.
Section 22 – Windows, screens and lights	Standard and bespoke windows; curtain walling sub-frames; rooflights; patent glazing; secondary glazing; ironmongery	nr / m²	Curtain walling is typically a PC sum or performance specification item due to complex design-by-specialist requirements. Standard window schedules should be appended to the BoQ.
Section 28 – Floor, wall, ceiling and roof finishes	Screeds; floor tiling; carpet; plasterboard ceilings; suspended ceilings (grid and tiles); wall tiling; painting and decorating; feature finishes	m²	Finishes account for 10–20% of construction cost on commercial fit-out projects. Room-by-room or area-by-area measurement ensures completeness. Ceiling heights affect wall area significantly.
Section 33 – Drainage above ground (MEP – part)	Soil and waste pipes (by diameter); traps; access fittings; rainwater pipework; grease management	m / nr	Often sublet to a specialist M&E contractor. The QS should check that the BoQ MEP sections align with the M&E consultant's specification and engineer's drawings.
Section 41 – External works	Roads and paths; car parking; drainage; landscape (soft and hard); boundary walls and fencing; street furniture; external lighting	m² / m / nr	External works are often underestimated at early cost plan stages. On out-of-town retail or industrial projects they can exceed 15% of total build cost. Utility diversions should be included as provisional sums.

Source: RICS NRM2: Detailed Measurement for Building Works (2012, updated 2024 edition). Section numbering follows the published NRM2 document. For a complete glossary of measurement terms, see the quantity surveying glossary.

Frequently Asked Questions – NRM2 Measurement

NRM2 (New Rules of Measurement 2: Detailed Measurement for Building Works) is the RICS standard for preparing bills of quantities and other pricing documents for building works in the UK. It replaced SMM7 (Standard Method of Measurement, 7th Edition) in 2013 and is now the mandatory measurement standard across the UK construction industry. NRM2 provides rules for measuring 41 categories of building work – from Preliminaries through to External Works – specifying units of measure, classification structures and item descriptions for each. A bill of quantities prepared to NRM2 allows contractors to price the same scope of work on a genuinely comparable basis, which protects the client's ability to analyse and compare tenders fairly. NRM2 is taught as a core skill in the learndirect Level 4 Diploma in Quantity Surveying (Ofqual ref 610/2941/5) in the Measurement 1 module.

The full NRM2 document is not free – it is available for purchase from the RICS bookshop as a printed book and PDF. RICS members receive a discounted price. However, RICS does publish free guidance notes and introductory summaries on the NRM suite via the RICS professional standards portal. Many universities and colleges with quantity surveying programmes hold institutional copies accessible to enrolled students. As a student on the learndirect QS Diploma, the Measurement 1 and Measurement 2 units include structured learning materials that cover the key NRM2 sections in detail – you do not need to purchase the full document independently to study for the diploma. For the RICS APC, a working knowledge of NRM2 and a personal copy of the document are strongly recommended. The BCIS (Building Cost Information Service, a RICS subsidiary at bcis.co.uk) also provides training materials and workshops on NRM2 application.

The three NRM standards cover different stages and types of construction activity. NRM1 (Order of Cost Estimating and Cost Planning for Capital Building Works) provides rules for preparing early-stage cost estimates and elemental cost plans during the design process – from RIBA Stage 0 (Strategic Definition) through to Stage 3 (Spatial Coordination). NRM1 is the pre-design cost management tool. NRM2 (Detailed Measurement for Building Works) provides rules for preparing bills of quantities and other tender pricing documents, and applies once the design is sufficiently developed for detailed measurement – typically at RIBA Stage 4 (Technical Design). NRM2 is the tender measurement standard. NRM3 (Order of Cost Estimating and Cost Planning for Building Maintenance Works) applies NRM principles to planned maintenance, repair and refurbishment of existing buildings – it is the asset management equivalent of NRM1, producing lifecycle cost plans and planned preventative maintenance schedules. All three are published by RICS and are part of the unified New Rules of Measurement suite. The full cost management journey using all three standards is explained in the construction cost management guide.

The fastest way to learn NRM2 is through structured practice rather than reading the document cover-to-cover. Start with the 10 most common work sections (Preliminaries, Substructure, Frame, Roof, External Walls, Windows, Internal Finishes, MEP, External Works – as covered in this guide) and produce a sample take-off from a simple set of drawings for each section. Many RICS and CIOB approved training providers offer short NRM2 workshop courses lasting 1–2 days – the RICS itself runs NRM2 training events in major UK cities and online. The learndirect Measurement 1 module takes a stage-by-stage approach, working through NRM2 section by section with reference to real UK building types. For the RICS APC, the competency most closely associated with NRM2 is Measurement and Quantification at Level 2 (Application) – candidates must demonstrate that they can prepare BoQs independently to NRM2 standard, not just describe the rules theoretically. BCIS SkillsBuild also offers NRM2-specific e-learning modules. The key is to combine reading with hands-on practice on real or practice drawings.

No – NRM2 applies specifically to building works and has limited application to civil engineering and infrastructure. For civil engineering, the standard equivalent is CESMM4 (Civil Engineering Standard Method of Measurement, 4th Edition), published jointly by the ICE (Institution of Civil Engineers) and the RICS. CESMM4 covers earthworks, in-situ concrete, piling, rail track, tunnels, and other civil engineering elements not addressed in NRM2. For highway works specifically, the Method of Measurement for Highway Works (MMHW) applies – this is the standard used on Highways England projects. NRM2's Section 5 (Excavating and filling) and Section 41 (External Works) touch on some civil engineering elements for building projects, but for standalone civil works these sections would be insufficient. A quantity surveyor working on mixed-use development sites – for example, a residential scheme with extensive groundworks and site infrastructure – may need to apply NRM2 for the building elements and CESMM4 for the civil engineering elements, which requires knowledge of both standards. See also the QS glossary for definitions of CESMM4 and other measurement standards.

BIM-based measurement (sometimes called 5D BIM or model-based estimating) uses geometric information from Revit, ArchiCAD, or other BIM authoring tools to generate quantity data automatically or semi-automatically, rather than measuring from 2D drawings manually. However, NRM2 remains the governing standard for how those quantities must be structured and described in a bill of quantities – BIM does not replace NRM2, it accelerates the take-off phase of NRM2 preparation. In practice, a QS using CostX or similar software can import a BIM model and map the model elements to NRM2 work sections using a classification database, then check and adjust the automatically extracted quantities before assembling the BoQ. The RICS has published guidance notes on BIM-based quantity take-off and the appropriate levels of model development (LOD) at which accurate measurement is feasible. At LOD 350 and above, BIM models are generally sufficiently detailed for NRM2 measurement; at lower LODs, significant manual checking and augmentation is required. The learndirect Level 5 Diploma covers BIM fundamentals and digital measurement workflows in the Digital Construction unit.

The most common NRM2 measurement errors in practice, based on RICS QA reviews and examination feedback, are: (1) Omissions in Preliminaries – failing to include all employer's requirements and contractor's obligations items, leading to under-priced tenders; (2) Incorrect treatment of provisional sums – using undefined sums for work that is defined in principle, which removes the contractor's programming obligation and creates delay claim risk; (3) Over-aggregating descriptions – grouping dissimilar items together to save time, which prevents proper pricing and comparison; (4) Measurement of openings – failing to deduct openings correctly from wall and floor areas, or misapplying the rules about when openings are measured separately; (5) Missing MEP sections – omitting or incompletely measuring building services because the QS defers entirely to the M&E consultant, leaving gaps in the pricing document; (6) Using incorrect units – for example, measuring piling in m² when NRM2 requires m (linear) for bored piles; and (7) Failure to update quantities after design changes – issuing a BoQ based on superseded drawings. Each of these errors can result in significant post-tender negotiation costs, claims, or disputes.

NRM2 can be applied to refurbishment and fit-out projects, but the application requires care. For the demolition and strip-out elements, NRM2 Section 3 (Demolition) and Section 4 (Alterations, Renovations and Conversions) provide specific measurement rules for removing existing construction – including rates per m² of wall or floor demolished, per m run of existing drainage removed, and per nr of fittings stripped out. For work to existing elements – such as overcladding, roof replacement, or M&E upgrade – the relevant NRM2 section rules still apply to the new works, but the QS must also account for the uncertainties inherent in working to an existing structure, such as unknown hidden construction, asbestos surveys, and the risk of discovering defects once stripping out commences. Provisional sums for these unknowns should be included as undefined sums. NRM3 (Building Maintenance Works) may be more appropriate where the project is primarily maintenance or planned preventative maintenance (PPM) rather than new fit-out. For complex mixed-scope projects, the QS should consult the RICS guidance note on applying NRM2 to refurbishment works, available via the RICS standards portal.

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NRM2 Measurement Guide