Masonry Takeoff From Plans: 5 Moves to a Traceable BoQ for UK QSs

A masonry takeoff from plans produces a measured schedule of walling, blockwork and associated items ready to feed a bill of quantities. The shortest route there runs in five moves: confirm the drawing scale, tag each wall leaf, measure lengths and areas, convert using coordinating brick sizes and standard deductions, then map every line to its NRM2 heading so the schedule is ready for pricing.

TL;DR:

• Verify each PDF scale against a known dimension, then measure facing, cavity, and internal leaves separately from foundation to eaves or parapet.
• Standard coordinating brick size is 225 mm by 75 mm, including a 10 mm mortar joint, versus a 215 mm by 65 mm work size.
• Deduct full door and window openings, add reveal returns separately, and list lintels and padstones as distinct items with their bearing lengths.
• Count wall ties using the spacing in structural notes; if no schedule appears, ask the design team or document the assumption instead of guessing.
• Map each quantity to NRM2 Section 14 and record its wall leaf, storey or elevation, drawing reference, scale, and any unresolved assumption.

Table of Contents

• What a masonry takeoff is and how it differs from estimating
• Step-by-step workflow to take off masonry from plans
• Key measurement rules: coordinating sizes, mortar joints and counting units
• Dealing with openings, reveals, returns, movement joints and wall ties
• NRM2 mapping: turning measured quantities into BoQ entries
• Digital workflows and tools: realistic expectations and practical integration
• Verification checklist and common takeoff errors
• A draft bill of quantities from your drawings
• FAQ
• Sources

What a masonry takeoff is and how it differs from estimating

A quantity takeoff is the systematic measurement of drawings and specifications to establish how much of something exists on a project. Estimating is a separate, later step: applying labour, plant and material rates to those measured quantities to arrive at a price. NRM2 guidance sets out the measurement framework that keeps takeoffs consistent between surveyors and firms, which matters because a schedule that cannot be traced back to a drawing reference is hard to price with confidence or audit later.

Labelling each measured item against its NRM2 Section 14 heading at the point of measurement, rather than afterwards, saves rework when the schedule reaches pricing. Items commonly measured in a masonry takeoff include:

• Facing brickwork, separated by leaf and storey
• Blockwork, including cavity and internal leaves
• Cavities and cavity insulation where shown
• Lintels and padstones over openings
• Wall ties and restraint straps
• Damp proof courses and cavity trays

Step-by-step workflow to take off masonry from plans

A manual or PDF-based takeoff follows a fixed order, and skipping a step is usually where errors creep in.

1. Confirm the scale and sheet reference on every drawing you open, checking the printed scale bar against a known dimension rather than trusting the scale note alone. A common error is working from a PDF that has been resized during printing or export, which shifts every subsequent measurement.
2. Identify and tag wall types before measuring anything, marking facing leaf, cavity and internal leaf separately on your working copy or in your takeoff software. The guidance on reading PDF drawings for NRM2 takeoffs is a useful reference for this stage.
3. Measure each leaf vertically, from foundation or damp proof course level to parapet or eaves, keeping leaves separate rather than measuring the wall as a single assembly. Measurement guidance recommends this vertical-leaf approach specifically to avoid double counting in cavity walls.
4. Record linear, area and volumetric figures as you go, noting which figure feeds which later calculation.
5. Convert area to unit counts using coordinating sizes rather than raw brick dimensions.
6. Flag secondary items such as DPCs, cavity trays, lintels and wall ties against the relevant drawing note or specification clause so nothing is measured from memory.
7. Compile an auditable schedule, with every line carrying its drawing reference, scale and the leaf it belongs to, ready for handover.

Pro Tip: Keep a running log of every assumption you make on site details that aren't fully specified; a schedule without that log is far harder to defend at pricing stage.

Key measurement rules: coordinating sizes, mortar joints and counting units

Brick quantities should always be calculated from the coordinating size, not the physical brick itself. The coordinating size for a standard UK brick is 225mm by 75mm, which includes a nominal 10mm mortar joint, while the raw brick work size is typically 215mm by 65mm. Using the coordinating size accounts for the joint automatically, so a measured wall area converts straight into a brick count without a separate mortar allowance.

To convert area to a brick count:

• Measure the wall area in square metres from the drawing, leaf by leaf
• Divide by the coordinating brick face area to get bricks per square metre
• Multiply by the measured area to reach the total count for that leaf

Using the raw unit size instead of the coordinating size produces a systematic undercount that compounds across a large elevation, which is why trade reference guidance treats the coordinating figure as the standard basis for takeoffs. Where a specification calls for a non-standard brick or block size, check the manufacturer's stated work size and annotate the drawing with the deviation before measuring.

Dealing with openings, reveals, returns, movement joints and wall ties

Openings are deducted from the gross wall area, but the deduction has to account for more than the hole itself. Reveal returns around windows and doors add back a small quantity of brickwork that a simple gross-minus-opening calculation misses, and lintel bearing lengths need their own line rather than being absorbed into the wall count.

• Deduct door and window openings at their full size, then add back reveal returns separately
• Allow for lintels and padstones as distinct items, recorded with bearing length
• Note cavity trays, weep holes and DPC positions directly from the detail drawings or specification, since Approved Document C sets out where moisture detailing is required
• Count wall ties against the spacing rule shown in the structural notes rather than assuming a default, since tie density affects both quantity and cost

Where a drawing lacks an explicit tie schedule, query the design team or note the assumption clearly on the schedule rather than guessing a figure.

NRM2 mapping: turning measured quantities into BoQ entries

Once quantities are measured, each one needs a home in the bill of quantities. NRM2 places masonry measurement in Section 14, covering facing brickwork, dense and lightweight blockwork, cavity fills, lintels and copings as distinct work sections.

A measurement schedule ready for a quantity surveyor to price should carry, for every line:

1. The wall or element type and the leaf it belongs to
2. The storey or elevation reference
3. The drawing number and scale used for measurement
4. The NRM2 heading the quantity maps to
5. Any assumption or query flagged for the surveyor's attention

That labelling turns a raw set of numbers into a schedule someone else can price without having to re-open every drawing to check what each figure represents.

Digital workflows and tools: realistic expectations and practical integration

A typical digital takeoff sequence imports the PDF, sets the scale against a known dimension, tags wall elements, extracts quantities automatically, and exports a draft schedule for review. That sequence speeds up the mechanical parts of measurement, but several things still need a surveyor's eye.

• Ambiguous leaf detailing, where a drawing doesn't clearly separate facing and cavity leaves, still needs manual interpretation
• Specification clauses that sit in notes rather than on the plan itself won't be picked up automatically
• Complex cavity assemblies with variable insulation or tie types often need a manual check against the detail drawing

Pro Tip: Treat any software export as a draft: re-check leaf labelling and NRM2 mapping before the schedule goes anywhere near pricing.

When reviewing an export, check that each extracted line still carries its drawing reference and scale, and relabel anything the software has grouped in a way that doesn't match your NRM2 structure.

Verification checklist and common takeoff errors

Before a measurement schedule goes to a quantity surveyor, run back through it against a short checklist: scale verified against a known dimension, drawing notes checked for cavity and tie details, leaves kept separate throughout, tie counts recorded against spacing rules, lintels and padstones listed individually, cavity trays and DPCs noted from the details, and every assumption written down.

• Using raw brick unit size instead of the coordinating size, which undercounts large elevations
• Failing to tag leaves separately, which leads to double counting in cavity walls
• Missing small secondary items like weep holes or movement joints that rarely appear on the main plan view

For worked examples of this process, the brickwork quantities guide and NRM2 takeoff rules notes walk through a full measurement in more detail.

A draft bill of quantities from your drawings

We developed a platform to read construction drawings and produce a draft bill of quantities for a quantity surveyor to review and sign off, so the mechanical parts of a masonry takeoff don't eat into the time you'd rather spend checking leaf details and specification notes.

We treat the output as a starting schedule, not a finished one: you apply the same professional judgement you would to any takeoff before it goes to pricing. Plans run from Solo at £69 per month to Business at £299 per month, with Enterprise pricing available on request. For small brickwork businesses turning a finished takeoff into a quote, TradeTally's invoicing tools for bricklayers handle the quoting and tax side once the schedule is priced. See how our platform handles a draft schedule on the QuantiFlow site, or read through the brickwork quantities guide for a worked example first.

FAQ

What does it mean to do a takeoff in construction?

A takeoff is the process of measuring quantities of materials and work items directly from drawings and specifications, before any costs are applied. It forms the measured basis that an estimator later prices to produce a bill of quantities.

What is a masonry dimension?

A masonry dimension usually refers to the coordinating size used in measurement rather than the physical unit itself. For a standard UK brick, the coordinating size is 225mm by 75mm, including a 10mm mortar joint, while the raw brick work size is smaller at roughly 215mm by 65mm.

What are five types of masonry?

Common masonry types measured in a takeoff include facing brickwork, dense blockwork, lightweight blockwork, cavity wall construction, and reinforced or retaining masonry. Each is measured and mapped to its own NRM2 heading rather than grouped together.

What is the difference between quantity takeoff and material takeoff?

The two terms are generally used interchangeably in UK practice: both describe the measured extraction of quantities from drawings before pricing. The distinct step is estimating, where labour, plant and material rates are applied to those measured quantities to produce a price.

Sources

For the formal measurement rules, consult NRM2: Detailed measurement for building works, which maps masonry to Section 14. For structural and moisture requirements that affect what a takeoff must include, check Approved Document A on structure. Brick dimension guidance is covered in the UK brick dimensions reference.

• Material take‑offs and NRM2 guidance — educational resource
• UK brick dimensions and co‑ordinating sizes
• NRM 2: Detailed measurement for building works (RICS)

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This article is for general information only and is not professional, legal or commercial advice. Quantity surveying decisions should be taken by a qualified professional with reference to the specific project, drawings and contract in question. Content is produced with AI assistance and reviewed before publication. QuantiFlow Ltd accepts no liability for reliance on it.