A bill of quantities (BoQ) lists every item of work in a project, with measured quantities and a clear description, so that contractors can price exactly the same scope. It is one of the most useful documents a quantity surveyor produces: it makes tenders comparable and gives a ready basis for progress claims and variations.
This guide combines our earlier articles on preparing a BoQ and on BoQs for building construction. If you are new to the topic, start with what is a bill of quantities?
When do you need a bill of quantities?
- Competitive tenders: every tenderer prices the same quantities, so bids can be compared like for like.
- Remeasurable contracts: payment is based on quantities actually done.
- Variations and progress claims: the priced BoQ provides agreed rates.
- Cost planning and budgets: it shows where the money goes.
Who prepares a BoQ?
Usually a quantity surveyor, working from the architectural and engineering drawings and the specification. Builders and subcontractors also prepare trade BoQs, or take-offs, to price their own work.
How to create a bill of quantities: 9 steps
1. Gather complete, current documents
Get the architectural, structural, civil and services drawings, the specification, schedules (doors, windows, finishes), the geotechnical report and any addenda. Note the revision of every drawing you measure.
2. Choose the measurement rules
Building work in Australia is commonly measured to the Australian Standard Method of Measurement of Building Works (ASMM). For civil work, follow the measurement and payment clauses in the client’s specification. State the method in the preamble. See methods of measurement.
3. Set up the structure
A typical building BoQ includes:
- preliminaries and general conditions;
- trade sections (or elements): site preparation, excavation, concrete, masonry, carpentry, roofing, windows and doors, plastering, tiling, painting, hydraulics, electrical and so on;
- provisional sums and prime cost (PC) items;
- a daywork schedule;
- a summary (collection) page.
4. Take off the quantities
Measure each item in its unit (m, m², m³, kg, t, no., item) using on-screen take-off software. Measure net, as fixed in place, unless the method says otherwise. Allowances for waste and laps belong in the rates, not the quantities.
5. Write clear item descriptions
Each description should say what, where, how and to what standard. For example: “25 MPa concrete in strip footings, placed and vibrated, m³”, not just “concrete”.
6. Abstract and collate
Group like items, total the quantities and round sensibly. Cross-reference each item to its drawing.
7. Check it
Do a second take-off or independent check of key quantities, reconcile areas (floor area against finishes, wall area against paint) and run spot checks against benchmarks.
8. Issue with the tender documents
Add the preamble, measurement notes, provisional sums and pricing instructions, then issue the BoQ to tenderers in a format they can price, such as Excel.
9. Use it after award
The priced BoQ becomes the basis for progress claims, variation valuation and the final account.
Worked example: part of a Perth single-storey home (quantities only)
Illustrative only. A 200 m² double-brick home on a sandy (Class A) lot might include items like these in its BoQ:
| Item | Description | Unit | Qty |
|---|---|---|---|
| 2.01 | Excavate strip footing trenches in sand, average 500 mm deep | m³ | 30 |
| 3.01 | N20 concrete in strip footings 450 × 300 mm (approx. 132 m run) | m³ | 18 |
| 3.05 | SL82 mesh to slab, including laps and chairs | m² | 210 |
| 4.01 | Double-brick cavity external wall, 230 × 110 × 76 mm bricks, net of openings | m² | 140 |
| 4.06 | Single-leaf internal brick wall, net of openings | m² | 150 |
| 9.02 | Floor tiling to wet areas including waterproofing to AS 3740 | m² | 28 |
For a fuller layout, see our sample bill of quantities for building construction.
Common BoQ mistakes
- Measuring from the wrong revision.
- Vague descriptions that tenderers interpret differently.
- Double-counting between trades, or leaving gaps between them.
- Putting waste into quantities instead of rates.
- No preamble explaining the measurement method.
Tips for a better BoQ
- Use a consistent template and coding system.
- Keep a measurement log with drawing references.
- Flag assumptions and design gaps to the design team before tender.
- Get a second person to check the biggest-value items.
Related reading: BoQ vs bill of materials, BoQs on large commercial projects and BoQs for renovation works.
Frequently asked questions
How long does it take to prepare a BoQ?
A residential BoQ might take a few days. A large commercial or civil BoQ can take several weeks, depending on how complete the documents are.
Is a BoQ the same as a take-off?
A take-off is the measuring step. A BoQ is the formal, structured document produced from it, with descriptions, preamble and pricing columns.
Can I use a BoQ for a home build?
Yes. A BoQ helps owner-builders and custom home clients compare builder quotes and check progress claims.
Need a bill of quantities prepared? Call Measure Manage on 0498 202 445 or see our bill of quantities service.