Recently, during the holiday break, I managed to carve out some time to delve into an old gem titled “Building Quantities Explained Fifth Edition,” authored by Ivor H. Seeley. As a practicing Quantity Surveyor for many years, I was taken aback by my limited knowledge of the history of Quantity Surveying and the development of Bills of Quantities. This book opened my eyes to some historical narrative that I had previously been oblivious to. So in this article, I would like to share some of the insights that I have drawn from this book as well as some online research about a little historical background of Quantity Surveying and Bills of Quantities.
The profession’s origins can be traced back to ancient civilizations, where early forms of quantity surveying were essential for organizing labour and managing vast amounts of resources such as stones and others materials alike for monumental structures like the Great Pyramid of Giza. These early practices laid the groundwork for modern quantity surveying, highlighting the enduring need for precise measurement and resource management in construction.
Fast forward to the seventeenth century. In this period, the architects were responsible for their design as well as the erection of buildings, and he employed a number of master craftsmen who performed the work in each trade. Back then, drawings were rudimentary and much of the work was ordered during the course of the job. Only upon completion, each master craftsman would submit an account for the materials used and labour employed on the work. So this was generally how the industry was like at that time and even up to the middle of the nineteenth century, it was the practice to measure and value the building work after it had been completed. Bills of quantities were no where near the picture at this point.
But later, many of the master craftsmen started to engage “surveyors” or “measurers” to prepare these accounts for them. The situation seemed to take a positive shift and began to improve, however, one of the major problems with this was to reconcile the amount of material listed on invoices with the quantity measured on completion of the work. Some of the craftsmen’s surveyors would make extravagant claims for waste of material (or what we termed now as “wastage”) in executing the work on the site, and the architects also engaged their own surveyors to contest these claims (something that we still observe up until these days).
As time passed, general contractors became established during the period of the industrial revolution and they submitted inclusive estimates covering the work of all trades. In addition to that, they engaged surveyors to prepare the BQ on which their estimates were based. As competitive tendering became more common, the general contractors began to combine to appoint a single surveyor to prepare a BQ, which all the contractors priced. On the other side, the architect on behalf of the building owner usually appointed a second surveyor, who collaborated with the surveyor for the contractors in preparing the BQ, which was used for tendering purposes.
Later, it became the practice to employ one surveyor only who prepared an accurate BQ and measured any variations that arose during the progress of the project. According to this Seeley, the earliest Quantity Surveying firm of which records are available is a Reading firm which was operating in 1785. Nevertheless, there is also no question about the existence of other firms which were operating at that time.
In 1802, some Scottish surveyors got together and came up with the first method of measurement in an attempt to bring uniformity. But it was not until 120 years later that the Standard Method of Measurement was first published in 1922 by the Royal Institution of Chartered Surveyors (“RICS”). Ever since then, standard methods have been developed with more publications over time to ensure the Quantity Surveyors are working to the same standards when pricing for the construction projects.
Now that we know a little of the history on the emergence of BQ, so what actually is a BQ?
For professionals within the construction industry, the concept of a BQ may seem elementary. However, for those outside this field, this question aims to offer a valuable insights into the intricacies of the construction sector. According to Seeley, a BQ can be succinctly described as a document that lists all the work items required under a contract. Each item includes specified quantities, which are measured and prepared in accordance with a recognized standard method of measurement.
In short, it is a schedule of items.
The BQ aims to organise work items logically, allowing contractors to price each item by considering labour, materials, plant costs, and potential wastage, along with overheads and profit. It is therefore crucial that each item in the BQ is clearly defined to avoid any ambiguity for contractors, especially given the competitive nature of tendering.
The preparation of a BQ in Quantity Surveying involves a traditional method that can be broken down into two main processes: “Taking off” and “Working up”.
- Taking Off: This initial step involves scaling or reading dimensions from drawings and recording them on specially designed ‘dimensions paper.’ This process is critical for capturing all the measurable details of the construction project accurately.
- Working Up: Following “taking off”, the “working up” process involves several steps:
- Squaring Dimensions: This entails calculating or squaring the dimensions and entering the resultant lengths, areas and volumes in the third or squaring column on the dimensions paper.
- Transferring to Abstract: The calculated figures are then transferred to an abstract, where they are organized in a convenient order for billing and converted into standard units of measurement.
- Billing: This final step involves listing all the work items comprising the project in a structured format, with detailed quantities under specific work section or elemental headings.
The standard description that typically appears in the BQ, commonly seen in the construction industry, would resemble the following example:
Today, given the growing complexity and scale of construction projects, BQs have become indispensable for accurately pricing medium to large-sized projects. Within the construction industry, there is no one-size-that-fits-all hence building projects, even within the same category, can vary significantly in design, size, materials, and site conditions, making it challenging for contractors to provide accurate pricing without a BQ.
Without a client providing BQ, contractors face the burden of creating their own within tight tendering timelines, incurring additional costs and potentially leading to higher project costs due to increased pricing to mitigate risks. This is one of the reasons why some contractors are hesitant to bid on significant projects in the absence of BQs, except for minor works where schedules of rates are more suitable.
Some primary importance that a BQ brings to the construction industry include:
- Uniformity in Tendering: Ensuring uniformity in pricing for all contractors bidding on a project, based on identical information.
- Risk Mitigation: By defining the scope and rates, BQs confine the contractor’s risk to the rates quoted, encouraging more realistic and competitive tenders.
- Project Clarity: The need for BQs compels the client and design team to finalize project details beforehand, ideally based on comprehensive drawings and specifications, enhancing project clarity and execution.
- Valuation of Variations: Once priced, BQs serve as a robust framework for valuing variations, enabling adjustments to the final account with precision and equity.
- Stage Payment Valuation: Priced BQs are instrumental in the valuation of stage payments throughout the contract, ensuring a consistent and transparent financial flow.
- Resource and Material Planning: BQs provide a detailed inventory of building components, assisting the contractor in material procurement, labour allocation, and work scheduling.
- Cost Planning for Future Projects: The data gleaned from priced BQs are invaluable for cost analyses, aiding in the cost planning of subsequent
- Locational Identification: Annotated BQs on the respective trade location enhance the understanding of work location within the project, streamlining execution and collaboration.
In conclusion, the journey through the history of Quantity Surveying and the development of BQ underscores the profound impact of understanding our professional lineage on current practices. Understanding the origins and evolution of these fields not only enriches our appreciation for the discipline but also equips us with insights to navigate the complexities of modern projects more effectively as contemporary practitioners!
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