You've been handed a project. Maybe it's your first civils job after years on buildings. Maybe it's a mixed scheme and you're not sure which rules apply. Maybe someone's told you to "use CESMM4" and you want to check that's right.
This page tells you which measurement standard applies to your project, and what to watch out for when you use it.
Quick Comparison
| Standard | Sector | Cost | Status |
|---|---|---|---|
| NRM2 | Building | £80-100 | Current |
| CESMM4 | Civil Engineering | £95-135 | Current |
| MCHW | Highways | Free | Current |
| RMM | Rail | Via contract | Current |
| SMM7 | Building | Out of print | Superseded |
Which Standard Should You Use?
Which Standard for Your Project?
| Project Type | Use |
|---|---|
| Building works (residential, commercial, industrial) | NRM2 |
| Civil engineering (earthworks, structures, pipework) | CESMM4 |
| Highways and roads | MCHW |
| Railway works | RMM |
| Legacy contract (pre-2013) | Whatever the contract says |
The rule: Check your contract first. Some clients specify a particular standard regardless of sector.
When Standards Overlap
Real projects don't always fit one category. Here's how to handle the common situations:
| Situation | Standard to Use | Why |
|---|---|---|
| Building with car parks, drainage, landscaping | NRM2 throughout | NRM2 covers external works. Don't switch to CESMM4. |
| Water treatment works with buildings | Check contract | Usually CESMM4 throughout, but some clients split it. |
| Road scheme with bridges/structures | MCHW throughout | MCHW covers structures within highway schemes. |
| Station upgrade with new building | Check Network Rail | RMM typically, but some want NRM2 for buildings. |
| Mixed-use development | NRM2 throughout | It's a building project. Don't overcomplicate it. |
NRM2: For Building Works
NRM2 replaced SMM7 in 2013. If you're working on UK building projects, this is the default.
| Publisher | RICS |
| Current version | 2012 |
| Cost | £80 (members) / £100 (non-members) |
| Get it | RICS website |
| Common mistake | Applying SMM7 "deemed included" rules. Check what needs measuring separately. |
What Changed from SMM7
If you trained on SMM7, these differences catch people out:
| Aspect | SMM7 | NRM2 |
|---|---|---|
| Provisional sums | Defined and undefined | Defined only |
| Preliminaries | Limited rules | Detailed measurement rules |
| Structure | By trade | By element |
| Excavation depth | Nearest 0.25m stages | Actual depth, 250mm stages |
| Wall thickness | "Half brick", "one brick" | Actual mm thickness |
| Deemed included | More items included | More items measured separately |
Worked Example: Measuring Brickwork
102.5mm facing brick wall, 15m long, 3m high:
| Approach | Description | Quantity |
|---|---|---|
| SMM7 | "Half brick wall in facing bricks" | 45m² |
| NRM2 | "Walls; thickness 102.5mm; facing bricks PC £xxx per 1000" | 45m² |
Same quantity, but NRM2 requires actual thickness and PC rates. NRM2 also measures reveals, sills, and copings separately where SMM7 deemed them included.
CESMM4: For Civil Engineering
CESMM4 is the civils standard. It uses a coding system that classifies work by type.
| Publisher | ICE / ICES |
| Current version | CESMM4 (2012) |
| Cost | £95 (members) / £135 (non-members) |
| Get it | ICE Bookshop |
| Common mistake | Underpricing Class A (method-related charges). These aren't optional extras. |
How the Coding Works
Every item has a three-level code:
E425 = Earthworks (E) : Excavation for foundations (4) : Max depth 2-5m (25)
This lets you compare costs across projects by filtering for the same codes.
Don't Forget Method-Related Charges
CESMM4 Class A covers how work is done, not just what's built:
- Temporary works
- Site setup and clearance
- Testing and commissioning
Under pricing Class A is one of the main reasons civils tenders go wrong.
MCHW: For Highways
MCHW is part of the Design Manual for Roads and Bridges. Unlike NRM2 and CESMM4, it's free.
| Publisher | National Highways (DMRB) |
| Current version | 2021 |
| Cost | Free |
| Get it | DMRB website |
| Common mistake | Using an old version. MCHW updates regularly. Check you have current edition. |
The measurement rules connect directly to specification clauses. Series 700 measurement aligns with Series 700 specification.
Watch out: Traffic management (Series 100) can be 15-25% of project cost on live roads. Don't bury it in preliminaries.
RMM: For Rail
RMM applies to Network Rail projects. Access is typically through your contract rather than public purchase.
| Publisher | Network Rail |
| Current version | Ongoing updates |
| Cost | Via contract |
| Get it | Network Rail supplier portal or client contact |
| Common mistake | Pricing possessions wrong. A 72-hour possession isn't 3x a 24-hour one. |
Rail measurement has unique challenges:
- Possession costs aren't linear. A single 72-hour possession might be cheaper than three 24-hour ones.
- System interfaces between track, signalling, and power need separate measurement.
- PACE implications mean your commercial approach needs to align with how Network Rail now manages projects.
SMM7: Legacy Only
SMM7 was superseded by NRM2 in 2013. You'll still see it on:
- Framework agreements set up before 2013
- Public sector clients with old standard documents
- Contracts that specifically reference SMM7
If the contract says SMM7, use SMM7. Don't apply NRM2 rules because they're "more current."
ASMM and ICMS
These serve specific purposes. You won't use them on typical UK projects.
| Standard | When You'd Use It |
|---|---|
| ASMM | Tendering for work in Australia or New Zealand |
| ICMS | Comparing costs across different countries for international clients |
For day-to-day UK measurement, stick with NRM2, CESMM4, MCHW, or RMM.
Where to Get Each Standard
| Standard | Source | Format | Price |
|---|---|---|---|
| NRM2 | RICS | PDF or Print | £80-100 |
| CESMM4 | ICE Bookshop | PDF or Print | £95-135 |
| MCHW | DMRB | Free PDF | Free |
| RMM | Network Rail | Via contract | N/A |
| ICMS | ICMS Coalition | Free PDF | Free |
Frequently Asked Questions
Frequently Asked Questions
The RICS standard for measuring building works and preparing bills of quantities. It replaced SMM7 in 2013. Part of the NRM suite alongside NRM1 (cost planning) and NRM3 (lifecycle costing).
NRM2 replaced SMM7 in 2013. Main changes: element-based structure instead of trade-based, only defined provisional sums, more detailed preliminaries rules, and more items measured separately rather than deemed included.
CESMM4, published by ICE and ICES. Uses a three-level coding system (e.g., E425 = Earthworks, excavation for foundations, max depth 2-5m). Available from ICE Bookshop for £95-135.
MCHW (Method of Measurement for Highway Works). Part of DMRB and free to access. Covers structures within highway schemes, so you don't switch to CESMM4 for bridges on a road project.
NRM2 throughout. It covers external works including drainage, roads, paths, and landscaping. Don't switch to CESMM4 just because external works feel like "civil engineering."
RMM (Rail Method of Measurement) for Network Rail projects. Access is typically through your contract. Handles railway-specific challenges like possession costs and system interfaces.
Only on legacy contracts. Some frameworks from before 2013 still specify it. If your contract says SMM7, use SMM7. For new projects, use NRM2.
International Construction Measurement Standards. For comparing costs across different countries, not for day-to-day UK measurement. Free PDF from the ICMS Coalition website.
Measurement Depends on Records
Every measurement standard assumes you have accurate data about what was built.
When your site records capture quantities and progress in a structured way, interim valuations are based on evidence. When they don't, you're measuring from assumptions. And when reality doesn't match assumptions, disputes follow.
If you're spending weekends pulling together valuation evidence from scattered emails and spreadsheets, that's a records problem.
See how Gather structures site records for commercial teams →
Key Takeaways
- Standard methods of measurement, such as NRM2, CESMM4, and ICMS, provide consistent frameworks for quantifying and costing construction work across various sectors.
- These standards facilitate accurate cost estimation, enhance project control, and improve communication among stakeholders in the construction industry.
- Gather's record management system can help project leaders adapt to different methods of measurement by aligning their site records and visualising progress important to the measurement method used in the project.
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