Explore Our Services
Measured Consultancy provides quantity surveying services to homeowners, developers, builders, architects and lenders throughout New Zealand. Whether you need a cost check before you commit, a fully measured estimate, or independent reporting for a construction loan, we give you numbers you can rely on.
What We Offer
Residential Quantity Surveyor
We work on residential projects of every size, from single renovations and new builds through to townhouse and apartment developments.
Most residential projects go wrong at the same point. The budget gets set before anyone has properly measured the job. A figure comes from an agent, a neighbour, or a rough per square metre rate found online, and the whole project gets built around a number that was never tested. By the time real prices come back from a builder, the design is finished, the consent is lodged and the money has already been spent on drawings.
We come in earlier than that. We take whatever you have, even sketch plans, and price it properly so you know what it will realistically cost to build. If the numbers do not work, you find out while changes are still cheap. Moving a wall on paper costs nothing. Moving it once the foundations are in costs a great deal.
Once the design is settled we prepare a full cost plan you can take to a lender or use to test the market. When quotes come back, we check them line by line. Builders price differently from one another, and a quote that looks cheaper often just has less in it. Provisional sums, prime cost allowances and excluded items are where budgets quietly fall apart, and those are the first things we look for.
During construction we assess progress claims so you are only paying for work that has actually been completed on site. We price variations as they come up rather than letting them accumulate. And when the job finishes, we agree the final account with the builder so the project closes out cleanly.
If your budget will not stretch to the design, we tell you before you commit, and we show you where the money is going so you can decide what matters.
Estimating and Measuring
Accurate measurement is the foundation of every reliable cost. Everything else in quantity surveying sits on top of it.
We prepare full quantity take-offs from your drawings, so every element of the build is measured and priced rather than allowed for. That distinction matters more than it sounds. An allowance is a guess with a decimal point on it. A measured quantity is a fact, and it can be checked, questioned and defended.
Our rates come from current New Zealand supplier and subcontractor pricing, checked against what projects have actually cost to build. Rates age quickly, and a cost plan built on last year's numbers is worse than no cost plan at all, because it gives false confidence.
What we produce depends on what you need it for. A bill of quantities gives every tendering builder the same measured information, which means the prices that come back are genuinely comparable instead of six different interpretations of the same drawings. An elemental cost plan breaks the build down by element, so you can see what the roof, the joinery or the services are costing you and make design decisions with real numbers in front of you. A detailed estimate supports a funding application or an insurance position.
We also work the other way around, taking an existing estimate or quote and testing whether the quantities behind it stand up.
Whichever form it takes, the point is the same. You end up with a number that has working behind it, not an opinion. That is what makes it defensible to a lender, an insurer or a builder.
Bank Quantity Surveyor reports for construction lending
Most lenders require an independent quantity surveyor before they will release funds on a construction loan. The bank is lending against a building that does not exist yet, so it needs someone independent to confirm the project can be built for the money, and to verify progress before each payment goes out.
We provide the reports banks and non-bank lenders ask for, and we work regularly with BNZ, ANZ and a range of specialist construction financiers. Because we do this work constantly, we know how each lender wants its reporting set out, which avoids the back and forth that holds up a settlement.
The initial report reviews the build contract, the contract sum, the contingency and the programme, then confirms whether the facility is enough to complete the project and identifies anything that could put that at risk. Common problems include a contract carrying too many provisional sums, work excluded from the contract that the owner will still have to pay for, a contingency too thin for the type of build, or a programme that was never achievable. Better to raise those before the loan is drawn than to discover them halfway up.
After that we inspect the site at each stage, assess the claim against work genuinely in place, and issue drawdown certificates so your lender can release payment with confidence. We report on cost to complete at every stage, so if the project starts drifting, everyone knows early enough to do something about it.
We turn reports around quickly. A delayed certificate means a delayed payment to your builder, and that becomes your problem rather than the bank's. We carry out inspections nationwide.
Client Feedback
"Lance provided clear, practical advice when we needed it most. His builder background made all the difference in understanding the real risks."
DEVELOPER, AUCKLAND
"Measured gave us confidence to proceed with funding. The reporting was thorough, independent, and delivered on time every stage."
LENDER REPRESENTATIVE
"No fluff, just honest cost advice. Lance understood our procurement model and helped us keep the project on track through to completion."
PROPERTY DEVELOPER, WELLINGTON
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