NRM 3
RICS NRM3, published by the Royal Institution of Chartered Surveyors, sets out the New Rules of Measurement for order of cost estimating and cost planning for building maintenance works.
NRM3 provides a structured framework for whole life costing, covering maintenance, operation, renewal, and end of life considerations for built assets. It enables organisations to move beyond initial capital expenditure and understand the long term financial implications of design, construction, and operational decisions.
Widely used by asset owners, facilities managers, and commercial teams, NRM3 supports consistent and transparent lifecycle cost planning. It aligns with asset management strategies and helps inform decisions that optimise performance, sustainability, and value over time.
As the construction industry increasingly focuses on long term outcomes, net zero targets, and operational efficiency, NRM3 plays a critical role in enabling better informed, lifecycle based decision making.
Key Highlights
Industry standard for lifecycle costing and maintenance planning
Covers operation, maintenance, renewal, and end of life costs
Supports asset management and facilities management strategies
Enables whole life cost analysis and decision making
Improves transparency and consistency in lifecycle planning
Aligns with sustainability and long term performance objectives
RICS NRM3 aligns directly with Sterling’s Lifecycle module and its approach to integrated cost and carbon estimating across the full asset lifecycle.
Sterling enables organisations to extend traditional estimating into operational and end of life phases, supporting true whole life value assessment.
Key areas of alignment include:
Lifecycle cost and carbon estimating, aligned to NRM3 principles
CROME alignment covering Capital, Renewals, Operational, Maintenance, and End of Life
Integration of capex and opex, enabling better long term decision making
Scenario modelling, comparing design options based on lifecycle performance
Data driven forecasting, linking initial estimates to ongoing asset performance
Dual currency estimating, combining cost and carbon across the full lifecycle
By combining RICS NRM3 standards with Sterling’s SaaS platform, organisations can move from short term cost focus to fully integrated lifecycle planning, supporting better outcomes for both cost and carbon.
Access RICS NRM3 via the Royal Institution of Chartered Surveyors:
https://www.rics.org/uk/upholding-professional-standards/sector-standards/construction/nrm/
