NSW Apartment Architectural BOQ Takeoff

We require an experienced quantity surveyor or construction estimator to prepare a complete architectural Bill of Quantities (BOQ) for the NSW Housing Pattern Book LLA03 Terrace + apartment scheme, using the supplied drawings and supporting documents.

The BOQ must cover all architectural works across the entire selected scheme, with quantities separated by trade, level, location and apartment type. This includes apartments, common areas, building envelope, roof, basement architectural works and external works.

Scope of measurement

Include all documented:
- External and internal walls, masonry, framing, partitions, inter-apartment walls, shaft enclosures and associated components.
- Façade cladding, render, external finishes, screens, louvres, flashings, cappings and architectural metalwork.
- Roof coverings, insulation, membranes, gutters, downpipes, roof access and associated architectural components.
- Doors, frames, windows, glazing, hardware, seals and trims.
- Wall and ceiling linings, insulation, suspended ceilings, bulkheads, cornices and access panels.
- Floor, wall and ceiling finishes, including tiling, painting, skirtings, screeds, underlays and transitions.
- Waterproofing to bathrooms, laundries, balconies, terraces, roofs and planters.
- Kitchens, vanities, wardrobes, laundry joinery, cupboards, benchtops, shelving and fixed fittings.
- Documented sanitary fixtures, tapware, accessories and appliances, scheduled separately to avoid duplication with services.
- Balconies, stairs, landings, balustrades, handrails, privacy screens and gates.
- Common corridors, lobbies, circulation areas, service rooms, waste rooms and storage areas.
- Basement architectural finishes, storage cages, bicycle racks, bollards, wheel stops, line marking and signage.
- External paving, paths, ramps, fences, gates, planters, fixed furniture and documented landscape works.
- Associated substrates, backing, trims, sealants, fixings and making good, either separately measured or clearly included within item descriptions.
Required deliverables
1. Editable, unpriced Excel BOQ with item descriptions, units, quantities, locations and drawing references.
2. Separate BOQs for each unique apartment type and relevant variant, with repetition factors reconciled to the whole building.
3. Separate schedules for common areas, façades, roof, basement and external works.
4. Marked-up PDF drawings showing the measured areas, lengths and counts.
5. Editable take-off calculations and native measurement files.
6. Drawing register, measurement methodology, exclusions, information gaps and requests for clarification.
7. CSV export suitable for mapping into Buildxact.
Measurement and quality requirements

Use a consistent Australian measurement method and identify it in your proposal. Check plans against sections, elevations and schedules. Confirm the applicable scheme before measurement, as the documents contain alternative layouts.

Do not invent missing dimensions, specifications or quantities. Identify incomplete information explicitly. Avoid double counting repeated drawings, shared walls, split-level apartments and alternative layouts.

Structural, civil and building-services measurement is outside this architectural appointment, but all interfaces and outstanding packages must be identified.

Please provide
- Your fixed fee and delivery programme.
- Relevant Australian apartment BOQ experience.
- A sample BOQ and marked-up take-off.
- Software used and editable file formats supplied.
- Confirmation of all inclusions, exclusions and review allowances.
Include one consolidated review round and correction of measurement errors or omissions against the agreed drawing set.