How to Approach an NRM2 Measurement and CostX Report (Level 5 QS)
A strong NRM2 measurement and CostX report does three things. It takes off every item in the order the rules expect, with a clear description, unit and workings. It uses CostX reports that reconcile with your hand measurement. And it records every assumption in a query sheet. Markers reward traceability far more than a perfect total.
You have a two-part Level 5 quantity surveying task: hand measurement on dimension sheets under NRM2 for partitions, finishes, roof and in-situ concrete, then an iTWO CostX measurement and a Level 2 estimate rebased to a new date and location. Most students lose marks before they reach the clever bits, on set-up and presentation. This guide shows where, and how to avoid it.
Get your brief reviewed by our quantity surveying subject team if you would rather have a second opinion before you start.
What markers want from the NRM2 measurement and CostX report
NRM2 is the RICS standard for detailed measurement of building works. The second edition was published in October 2021 and has applied since 1 December 2021, so check that your module is not still pointing you at an older text. In practice, a marker opens your dimension sheets and asks four questions.
- Can I follow the workings without asking you what you meant?
- Are the descriptions precise enough to price from?
- Are the units and measurement conventions right for each work section?
- Do the CostX reports and the estimate agree with the hand take-off?
That is why a neat sheet with a modest error often beats a messy sheet that happens to be right. A marker who can trace every figure can also award method marks when a final number is slightly out.
Split your time to match the marks
| Part | Weighting | What you produce | Sensible share of your time |
|---|---|---|---|
| Part A: NRM2 measurement | 70% | Dimension sheets, NRM2 descriptions, workings | About two thirds |
| Part B: CostX measurement and estimate | 30% | CostX reports, floor finish recommendations, Level 2 estimate, query sheet | About one third, because software tasks take longer than the marks suggest |
The software tasks tend to overrun. Give yourself buffer for calibrating drawings and fixing report layouts, since these are the stages where things go wrong late in the evening.
Step-by-step plan
- Read the brief and the drawings together. List every space and building element you must measure, and mark anything the drawings do not show.
- Set your conventions on the first sheet. State the edition of NRM2 used, the order of dimensions (length, width, height), the decimal places, and how you treat openings.
- Measure by work section. Keep each work section separate: partitions, floor, wall and ceiling finishes, roof, and in-situ concrete.
- Write the description as you measure. A quantity without a usable description earns very little.
- Do Part B in CostX. Calibrate, group, measure, export reports, and reconcile them with Part A where the same areas appear.
- Build the Level 2 estimate. Link quantities, apply rates from your named source, then rebase for time and location.
- Write the query sheet and final check. Number each assumption and make sure each one is reflected in your measurement.
Part A: where the marks sit in NRM2 measurement
Internal partitions and finishes
Finishes are measured in square metres by space. Work out wall area from the room perimeter and the finished height, and be consistent about how you treat doors and windows. Group rooms with the same specification so you are not retyping descriptions. State clearly whether the figure is gross or net of openings.
Roof works
The classic slip is using the plan area as the covering area. For a pitched roof, the sloping area is larger than the plan area, so show the pitch factor in your workings. Measure fascias, soffits and other boards as separate items and keep roof finishings distinct from the structure.
In-situ concrete
Concrete is measured net in cubic metres. Formwork is measured separately, with its own descriptions, and reinforcement comes from the schedule. Classify members by what the rules say, not by what they are called, because a beam below a slab behaves differently from a column. Decide how you handle overlaps where members meet, write the decision down, and apply it throughout.
Part B: CostX, reports and the Level 2 estimate
Calibrate every drawing before you measure, then check with a second known dimension. A drawing at the wrong scale poisons everything downstream. Use clearly named groups for floor area, ceiling finishes, internal floor finishes and doors, and take the reports from those groups.
For the floor finish recommendation, match each room to its use: wet areas and kitchens need slip resistance, entrances need wear and dirt tolerance, bedrooms and lounges can prioritise comfort. Give a reason for each choice and cite the price book you used for rates. Do not invent figures.
Time and location adjustment in plain words
You are moving a rate from where and when it was priced to where and when your project sits. In the workbook that means multiplying the base rate by a time factor and a location factor, each taken from the source your module names. Show the formula, the two factors and the answer, and say which source each factor came from. Your target here is Q3 2026 and Salford in Greater Manchester.
Compare weak and strong answers
| Area | Where marks are lost | What earns marks |
|---|---|---|
| Dimension sheets | Totals with no workings | Every figure traceable, in length, width, height order |
| Descriptions | Vague text such as “plaster to walls” | Specification, thickness, base and width category stated |
| Roof | Plan area used for the covering | Pitch factor shown |
| Concrete | Formwork missing or merged with concrete | Concrete, formwork and reinforcement separate |
| CostX reports | Screenshots with no explanation | Reports tied back to the brief, with a short commentary |
| Estimate | Adjustment factors with no source | Formula, factors and source shown |
| Query sheet | Generic questions | Numbered, specific, linked to cost risk |
Mark-maximising checklist
- NRM2 edition stated on the first sheet.
- One work section per block of sheets, with clear headings.
- Every quantity has a description, a unit and visible workings.
- Assumptions recorded and carried through to the query sheet.
- CostX drawings calibrated and checked, groups named sensibly.
- Floor finish recommendation justified room by room.
- Rebasing formula shown with named sources.
- Rates and any figures cited to a real source, never guessed.
- Consistent rounding, and totals that reconcile between Part A and Part B.
If you want to see how a worked layout can look, our QSPCP2 NRM2 and CostX sample extract uses a small invented example, for reference only.
Common mistakes
- Measuring from the wrong drawing revision and not noting it.
- Mixing gross and net measurement without saying which one you used.
- Leaving rooms out of finishes because they appear on a different sheet.
- Rounding too early, so totals drift.
- Treating CostX as a magic button and not checking its output against a simple hand calculation.
- Quoting rates from memory instead of a named, dated source.
- Submitting without reading the brief’s word and layout instructions again.
Frequently asked questions
Do I need to measure everything on the drawings?
No. Measure what the brief lists, and say plainly what you excluded. Stating the boundary of your take-off is part of professional practice and protects you from losing marks for omissions the brief never asked for.
Should my hand measurement match the CostX output exactly?
It should be close and explainable. Small differences from rounding or drawing tolerance are normal. Large gaps mean a calibration or measurement error somewhere, so find it before you submit and note what you changed.
Can I use any price book for the estimate?
Use the source named in your brief. If the brief suggests a price book such as Spon’s, use the current edition and show the page or section reference for each rate. Never copy rates from an old edition without saying so.
What is a Level 2 estimate?
It is an element-level estimate. In the NRM1 framework, costs are built up by element such as ceiling finishes, floor finishes and internal doors, from measured quantities and rates, before any detailed bill of quantities exists. Check your module’s definition, because wording varies between providers.
How do I handle time and location adjustment?
Convert each rate with a time factor and a location factor, each from a named source, and show the multiplication. Your brief asks for a Q3 2026 base and Salford in Greater Manchester, so make both visible on the page. Include a short note on why the adjustment is needed.
Is it acceptable to ask for outside help?
You can ask for guidance, model answers and feedback, which is how many students learn this work. How you use any support must stay within your institution’s rules, and the final submission has to reflect your own measurement and judgement.
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