Yes, they must be measured separately. According to the Standard System, ceilings are quantified in 1m height intervals below the suspension level. This is essential because greater suspension heights increase the material length of hangers, introduce additional access challenges (e.g., scaffolding), and can significantly affect installation time and cost. Accurately distinguishing suspension heights in the BOQ ensures fair pricing and reduces the potential for disputes over resource allocations.

Not unless there is a material difference in the method of fixing or support. Narrow perimeter panels are generally deemed to form part of the overall ceiling area. However, if the edge detailing requires additional framing, custom trims, or irregular support elements, these should be described and measured separately or as extra-over items to reflect the non-standard nature of the work.

Bulkheads with projections up to 1.2m in any direction are measured in detail, typically by quantifying the individual faces and soffits. If the projection exceeds 1.2m, the entire bulkhead is treated as a separate ceiling area and measured in square metres. Due to the potential for framing complexity, service coordination, and aesthetic detailing, clear and precise descriptions are critical in ensuring an appropriate rate is applied.

If the plaster forms part of a ceiling lining system (e.g., skimmed board), it’s usually deemed included. However, where plaster is applied directly to concrete slabs, beams, or acoustic panels as a finish, it constitutes a separate trade activity. In such cases, it should be measured separately under “Plastering” or as an extra-over ceiling finish, with the material type and thickness clearly specified.

For standard modular ceiling systems, the grid and hangers are deemed included in the ceiling item. However, where the design deviates from the norm—such as stepped ceilings, custom-shaped grids, or exposed suspension—these elements may be measured separately. Brandering and bearers are typically measured in metres, and hangers in number. The presence of complex coordination with M&E services may also warrant separate pricing for certain components.

Openings smaller than 0.5m² are not deducted from ceiling areas, but where specialist cutting, trimming, or framing is needed—especially for circular or irregular penetrations—these must be measured as extra-over items. The BOQ should state the number, type, and size of such openings, as they influence both labour and offcut wastage significantly.

No. The Standard System specifies that individual openings up to 0.5m² are not deducted from the measured surface area. These are assumed to fall within the tolerances of standard installation. However, for cumulative clusters of openings or large mechanical penetrations, separate measurement or BOQ clarification may be necessary.

It must be measured separately. Ceiling insulation—whether thermal, acoustic, or fire-rated—is not included in the basic ceiling item. It should be quantified in square metres, with a clear description of type, thickness, and application method (e.g., lapped, butt-jointed, or laid loose). This allows for accurate material take-off and correct labour allowances.

It depends on how the BOQ is structured. If the partition is generically described, insulation should be measured separately with clear reference to density, thickness, and placement. If a proprietary acoustic partition system is specified, the insulation may be deemed included. Either way, clarity in description is vital to avoid misinterpretation and incorrect pricing assumptions.

For proprietary demountable systems, finishes such as painting or laminate surfaces are often included in the manufacturer’s supply and should be described in the item. However, where partitions require site-applied finishes (e.g., painted drywall), the painting must be measured separately under the Paintwork trade. The key is to distinguish factory finishes from site finishes and reflect this in both scope and rates.

Yes, any glass incorporated into a partition — whether partial or full height — must be clearly described and measured separately from the main partition area. These are typically treated as “special panels,” with full details on size, glass type, fixing method, and any additional features like manifestations, fire ratings, or acoustic performance.

As for which trade to measure it under: it depends on how the work is executed and packaged on site. If the glass panel is an integral part of the partition system (e.g. part of a drywall system supplied and installed by the partition subcontractor), then it’s perfectly acceptable — and often more practical — to keep the measurement under Partitions, provided the description clearly identifies the glazing.

However, if the glazing is supplied and installed by a specialist glazing contractor — particularly where it involves higher spec requirements like frameless panels, fire-rated glazing, or bespoke fixing details — then it’s more appropriate to measure it under the Glazing trade. Either way, what’s critical is transparency and coordination: avoid double-dipping or omission. Make sure the measurement aligns with the procurement and contracting strategy used on site.

Absolutely. Reinforced or heavy-duty access flooring systems designed to accommodate high loads (e.g., in data centres or UPS rooms) must be measured separately. The BOQ item should specify the load-bearing capacity, type of reinforcement, and any anti-static or fire-resistance features. These requirements materially impact cost and should not be grouped with standard floor areas.

No. Service penetrations—such as for grommets, boxes, or cable drops—are measured separately in number. Descriptions should include whether covers or fire collars are provided and if fire-rating is affected. Because these details influence both installation time and compliance requirements, they should not be overlooked in the BOQ.

Yes. Junctions against curved or irregular features such as columns, curved partitions, or service risers are not typical and require increased labour and material cutting. These are measured in linear metres, and their irregularity must be described. Straight junctions with flat walls can typically be included in the general floor area unless noted otherwise.