How to choose between NRM 1, NRM 2 and NRM 3
Choose the measurement rules that fit the output you need. Record the edition, design information and pricing assumptions so another person can check the result.
by Jack Butler-Kettle · About 4 min readShare
Before you start
Gather the appointment scope, proposed output, project requirements and current design documents. Identify who will use and check the information.
NRM means New Rules of Measurement. The RICS NRM suite separates capital cost planning, detailed building measurement and maintenance cost planning.
The three volumes serve different purposes. They are not three successive levels of accuracy for the same spreadsheet. This guide concerns building work; check other requirements for civil engineering. Sources checked on 25 October 2026.
Step-by-step guide
1. Choose the intended output
Start with the decision and recipient. An early client budget, a measured tender document and a maintenance forecast need different information.
Use the following distinction to select the relevant RICS volume. Then read its detailed rules for the work concerned.
Scroll across to read all columns.
Purpose of the three NRM volumes Volume Primary purpose Typical output NRM 1 Order of cost estimating and cost planning for capital building work Estimate or elemental cost plan NRM 2 Detailed measurement for building work Measured quantities and descriptions for pricing NRM 3 Order of cost estimating and cost planning for building maintenance Maintenance cost plan linked to asset information 2. Record the agreed measurement basis
Record the volume and edition rather than writing only 'measured to NRM'. RICS published the current suite in 2021 and reissued it in 2022 as practice information without material content changes.
For an existing contract, identify its incorporated measurement rules and amendments. Do not silently replace the agreed basis with a newer publication.
Record any departures, unmeasured items and provisional allowances. State who approved them and how tenderers should price them.
Keep a drawing and specification register with revision dates. A precise quantity from an obsolete drawing is not a dependable pricing basis.
3. Measure and describe the scope
Check the selected rules for units, descriptions, inclusions and treatment of openings or deductions. Do not assume one net-area convention applies to every work section.
Record dimensions, calculation and drawing reference alongside each quantity. Explain assumptions where the design is incomplete.
Separate quantity changes from specification and rate changes. A difference in total price does not establish that the measured scope has increased.
Check boundaries between packages. Identify who includes supports, access, testing, temporary work and making good where relevant.
The measurement and estimating course provides practice. The bill of quantities explanation distinguishes quantities from the price built around them.
4. Reconcile and issue the result
State the pricing date, location, rate source and design assumptions. Identify preliminaries, overheads, profit, risk, inflation, fees and tax where relevant to the output.
Check whether these allowances already sit within a rate or subtotal before adding them again. Keep exclusions visible.
When moving from a cost plan to tender quantities, reconcile scope, quantities, specifications, rates and allowances separately. Explain the bridge rather than replacing the earlier total.
Record the preparer, checker, issue date and unresolved information. The chosen measurement rules do not remove uncertainty in an incomplete design.
Our quantity surveying services cover measurement and cost planning. Agree the required output and information basis at appointment.
Before you finish: Confirm the volume, edition, document revisions and pricing assumptions. Another person should be able to trace the quantities and explain changes in cost.
Worked example
The facts
Fictional example: an early budget allows £180,000 for a building element. Detailed design later produces a £196,000 tender estimate for that element.
What happens
The reviewer confirms that the early elemental allowance and later detailed quantities use different levels of design information.
A reconciliation identifies £8,000 for additional scope, £5,000 for specification changes and £3,000 for updated rates. These illustrative adjustments total £16,000.
The team checks that preliminaries and risk are treated consistently, records the drawing revisions and explains the movement from £180,000 to £196,000.
What this shows
The increase has an explained basis. Calling both outputs NRM-based would not, by itself, make their totals directly comparable.