Introduction
A schedule of works is one of the most practical documents you can have on any building project, yet it is surprisingly overlooked by many homeowners, architects and even some builders. Whether you are planning a kitchen refurbishment, a house extension, a loft conversion or a full new build, a well-prepared schedule of works provides clarity, reduces disputes and gives you a solid foundation for obtaining competitive quotations.
In this guide, we explain what a schedule of works is, how it differs from a bill of quantities, what it should include, how to write one and the most common mistakes to avoid. We also provide a free template that you can adapt for your own project.
What Is a Schedule of Works?
A schedule of works is a written document that describes, in plain language, every item of work that needs to be carried out on a construction project. It is typically organised in trade order or in the chronological sequence in which the work will be done, and it provides enough detail for a contractor to understand the full scope of the project and prepare a quotation.
Unlike a bill of quantities, which includes measured quantities for every item, a schedule of works describes the work in more general terms. For example, a BoQ might say “102m² of 100mm blockwork inner leaf to external walls, built in cement mortar 1:3,” while a schedule of works might simply say “Build new external walls in blockwork and brick to match existing, as per architect’s drawings.”
This makes the schedule of works easier to write and understand, though it does place more responsibility on the contractor to interpret the drawings and include everything that is required.
Schedule of Works vs Bill of Quantities
Understanding when to use a schedule of works versus a bill of quantities is an important decision that affects how your project is priced and managed.
| Feature | Schedule of Works | Bill of Quantities |
|---|---|---|
| Level of detail | General descriptions | Fully measured items |
| Measured quantities | No | Yes |
| Who prepares it | Client, architect, QS or builder | Quantity Surveyor |
| Cost to prepare | Low (often DIY) | Higher (professional service) |
| Best for | Small to medium domestic projects | Larger or complex projects |
| Tender comparison | Harder (contractors may interpret differently) | Easier (all price same items) |
For most small domestic projects such as bathroom refurbishments, kitchen installations and minor alterations, a schedule of works is perfectly adequate. For larger projects such as extensions, loft conversions and new builds where you want to obtain competitive, like-for-like tenders, a bill of quantities is the better option. For a deeper comparison, see our guide on what is a bill of quantities.
When Do You Need a Schedule of Works?
A schedule of works is useful in the following situations:
- Obtaining quotations – When you want to send a clear brief to multiple builders so they all price the same scope of work
- Contract documentation – The schedule can be appended to your building contract as a record of what was agreed
- Insurance claims – Insurers often require a schedule of works as part of a reinstatement or repair claim
- Party wall agreements – A schedule of condition is a related document used to record the state of adjoining property before work begins
- Mortgage drawdown – Self build mortgage lenders may require a schedule of works to understand the scope and stages of your project
- Project management – The schedule serves as a checklist against which progress can be tracked
What to Include in a Schedule of Works
A good schedule of works should cover every aspect of the project from start to finish. The following sections are typical for a domestic building project such as a house extension.
Project Overview
Start with a brief description of the project: the property address, the nature of the work (extension, refurbishment, loft conversion, etc.), a reference to the relevant drawings and any specific requirements or constraints.
Demolition and Strip-Out
Describe any demolition or removal work required before the new build begins. This might include removing an existing structure, stripping out a kitchen or bathroom, taking down internal walls, lifting floor finishes or clearing vegetation.
Groundworks and Foundations
Cover excavation, foundation construction, ground floor slab, below-ground drainage, damp-proof membrane and any associated temporary works such as shoring or dewatering.
Structural Works
Describe the construction of external walls, internal load-bearing walls, structural steelwork, upper floors and the roof structure. Reference the structural engineer’s drawings for sizes and specifications of steel beams and other structural elements.
Roofing
Cover roof coverings (tiles, slate, flat roof membrane), fascias, soffits, guttering, downpipes, roof insulation and any roof windows or dormers.
External Joinery
Describe all windows, external doors, bi-fold doors, French doors and any other external joinery. Specify the material (UPVC, aluminium, timber), colour, glazing specification and ironmongery.
First Fix
Cover first fix carpentry (studwork, floor joists, door linings), first fix electrics (wiring, back boxes, consumer unit), first fix plumbing (pipe runs, waste connections, heating pipework) and insulation.
Plastering and Dry Lining
Describe all internal wall and ceiling finishes, including plasterboard, skim coat, artex removal (if applicable) and any specialist finishes such as decorative cornicing or coving.
Second Fix
Cover second fix carpentry (doors, skirting boards, architraves, window boards), second fix electrics (sockets, switches, light fittings, consumer unit connections), second fix plumbing (sanitaryware, taps, shower fittings) and heating (radiators or underfloor heating commissioning).
Kitchen and Bathroom Fit-Out
Describe the kitchen installation (units, worktops, appliances, splashback) and bathroom fit-out (sanitaryware, tiling, shower enclosure, vanity unit). Reference specific products where known, or specify allowances where selections have not yet been made.
Decoration
Cover all painting and decorating, including preparation (filling, sanding), primer, undercoat and topcoat. Specify paint colours and finishes where known.
Floor Finishes
Describe all floor finishes including carpet, engineered timber, vinyl, tiles and any underlay or preparation required.
External Works
Cover driveways, paths, patios, boundary walls, fences, landscaping, external drainage connections and any other work outside the building envelope.
How to Write a Schedule of Works
Writing a schedule of works is a straightforward process if you follow a logical structure and work through the project section by section.
- Start with the drawings. Your schedule should be based on the most up-to-date set of drawings. Work through each drawing systematically, noting every item of work shown.
- Follow the construction sequence. Organise your schedule in the order the work will be carried out on site, from demolition through to final decoration and external works.
- Be specific about materials. Where you know the specific product, size, colour or finish, include it. Where you have not yet decided, include an allowance or state “to be confirmed.”
- Reference the drawings. For complex items, reference the specific drawing number and detail. This avoids ambiguity and ensures the contractor can see exactly what is required.
- Include everything. It is better to include too much detail than too little. If an item is not in the schedule, the contractor may assume it is not included in their price.
- Have it reviewed. If possible, ask your architect, designer or a Quantity Surveyor to review the schedule before issuing it to contractors.
Common Mistakes to Avoid
We see the same mistakes in schedules of works time and again. Avoiding these pitfalls will save you money and reduce the risk of disputes during construction.
- Being too vague. Descriptions like “fit new bathroom” or “build extension as per plans” leave too much room for interpretation and almost always lead to disagreements about what is and is not included.
- Forgetting preliminaries. Items such as scaffolding, skip hire, temporary protection, welfare facilities and building control fees are often overlooked but can account for 8 to 15 per cent of the total project cost.
- Not specifying products. If you want a specific tile, tap, kitchen unit or light fitting, name it in the schedule. Otherwise the contractor will price their own selection, which may not match your expectations.
- Ignoring external works. Driveways, landscaping, boundary treatments and external drainage are frequently omitted from the schedule and end up as costly extras at the end of the project.
- Not updating the schedule. If the drawings change during the design process, the schedule must be updated to match. Issuing an outdated schedule to contractors will result in inaccurate quotations.
Tip: If you are unsure about preparing your own schedule of works, our team of Quantity Surveyors can do it for you. We can also prepare a full bill of quantities if you want measured, itemised documentation for competitive tendering.
Free Schedule of Works Template
To help you get started, we have created a free schedule of works template that you can download and adapt for your own project. The template is organised by trade section and includes prompts for the most common items found on domestic building projects.
To request a copy of the template, contact our team and we will send it directly to your email address. We are also happy to review your completed schedule and offer advice on any gaps or areas that need more detail.
Using a QS to Prepare Your Schedule
While a schedule of works can be prepared by anyone, having it professionally prepared by a Quantity Surveyor ensures nothing is missed and that the document is comprehensive enough to form part of a building contract.
At First4Estimating, we prepare schedules of works, estimates, bills of quantities and programmes of works for projects of all sizes across the UK. Our documents are prepared by qualified Quantity Surveyors and are trusted by homeowners, builders and architects nationwide.
Send us your plans for a fixed-price quotation, or call us on 0800 024 6194 to discuss your project.