A schedule of works is a written document that lists all the tasks and items of work required to complete a building project. It is the primary document from which a contractor prices a project, and it forms the basis of the contract between client and contractor. A well-written schedule of works reduces ambiguity, prevents disputes about what is included, and gives the client a clear basis for comparing quotes from multiple contractors.
A schedule of works differs from a specification. The specification describes the quality of the work and the materials to be used. The schedule of works lists what is to be done, room by room or section by section. In practice, the two documents are often combined into a scope of works document that covers both what will be done and to what standard.
For a typical house extension, a schedule of works would typically be organised by trade or construction sequence and might include sections covering: site setup and demolition, groundworks and foundations, structural frame and steelwork, masonry and external walls, roofing, windows and external doors, first fix plumbing and electrics, insulation and plastering, second fix carpentry and joinery, kitchen installation where included, bathroom installation where included, floor finishes, decoration, external works and drainage, and snagging and handover.
Each section should list specific items with sufficient detail to allow the contractor to price accurately. For example, rather than writing "install kitchen," a well-written schedule would specify "supply and install client-approved kitchen units, worktops, and integrated appliances to the layout shown on drawing ref X, including all plumbing connections, electrical connections, and making good to walls and floor."
The schedule of works is also the document against which variations are managed. If the scope changes during the project, the variation is described as an addition to or deletion from the schedule, and the commercial impact is priced against the same structure.
Clients who commission their own schedule of works before going to tender, rather than allowing each contractor to produce their own, receive genuinely comparable prices and maintain much greater control over what is and is not included in the contract.
RCB Design and Build produces detailed schedules of works for all our projects as a core part of our pre-construction service. We believe the quality of the schedule directly determines the quality of the pricing and the clarity of the delivery.