Schedule of Works: What It Is, and a Free Template for Homeowners
A schedule of works is the plain-English list of what the builder will do, room by room or trade by trade, so every quote is pricing the same job. Without one, you are comparing apples to pears and calling it a tender.
This guide explains what a schedule of works is, how homeowners use one, and gives you a free template you can download or print.
Quick answer
- A schedule of works breaks the job into numbered items the builder prices against.
- It sits alongside drawings and a specification. Together they define the scope.
- Use the same schedule for every builder so totals are comparable.
- You can start from our free template below (CSV download and printable table).
- Once prices come back, send them for a £59 quote review or run them through the comparison tool.
What is a schedule of works?
It is a structured list of work items: demolish partition in kitchen, form opening with steel as engineer's detail, plasterboard and skim, decorate to emulsion, and so on. Each line is clear enough that two builders should understand the same task.
It is not a contract by itself. It becomes powerful when attached to a quote or a JCT / FMB domestic contract as the scope document.
Schedule of works vs specification vs quote
| Document | Job |
|---|---|
| Drawings | Where and how it fits together |
| Specification | Standards and products (for example plasterboard type, paint system) |
| Schedule of works | Ordered list of tasks to price |
| Quote | The builder's prices against that list (plus prelims, VAT, programme) |
If you only have a builder's one-page lump sum, you do not yet have a schedule. Either ask them to break it down, or issue your own schedule and invite prices against it.
Why homeowners should bother
- Like-for-like quotes (why quotes differ)
- Fewer arguments about what was "included"
- Easier to manage variations
- Clearer stage payments against finished items
- Better input for provisional sums: mark uncertain items as provisional on the schedule
Free schedule of works template (UK homeowner)
Download the CSV and open it in Excel, Google Sheets or Numbers:
Download schedule of works template (CSV)
Columns:
- Item number
- Location / room
- Description of work
- Qty / unit (optional)
- Spec reference (drawing or spec clause)
- Pricing note (Fixed / Provisional / PC / Client supply)
- Builder A £
- Builder B £
- Builder C £
- Comments
Printable starter list
Use this as a starting point and delete rows that do not apply. Add rows for your project.
| No. | Location | Description | Pricing note |
|---|---|---|---|
| 1.0 | General | Preliminaries: scaffold, skips, welfare, protection, final clean | Fixed |
| 2.0 | General | Site set-up and temporary services | Fixed |
| 3.0 | Strip-out | Soft strip as drawings; protect remaining finishes | Fixed |
| 4.0 | Groundworks | Excavate foundations as engineer; dispose of spoil | Provisional |
| 5.0 | Groundworks | Concrete foundations and below-ground drainage alterations | Provisional |
| 6.0 | Structure | Supply and fix steels / padstones as calculations | Fixed |
| 7.0 | Structure | Blockwork / brickwork to new walls | Fixed |
| 8.0 | Roof | Roof structure, covering, insulation, flashings | Fixed |
| 9.0 | External | Windows and doors to stated spec (supply and fit) | Fixed / PC on supply if TBC |
| 10.0 | First fix | Electrics first fix to layout | Fixed |
| 11.0 | First fix | Plumbing and heating first fix | Fixed |
| 12.0 | Plastering | Board and skim / wet plaster as spec | Fixed |
| 13.0 | Second fix | Electrics second fix, accessories | Fixed |
| 14.0 | Second fix | Plumbing second fix; sanitaryware | PC on sanitaryware supply |
| 15.0 | Finishes | Flooring supply and fit | PC on supply |
| 16.0 | Finishes | Decoration: prepare and paint | Fixed |
| 17.0 | Kitchen | Fit only / supply and fit (delete as appropriate) | PC on units if supply TBC |
| 18.0 | External | Make good garden, paths, drainage gullies | Fixed |
| 19.0 | Fees | Building control application fee (if by builder) | Fixed or excluded |
| 20.0 | Close-out | Snagging, manuals, waste removal, handover | Fixed |
Mark anything uncertain as Provisional or PC. That honesty at the start beats a fake fixed price.
How to use the template
- Walk the drawings (or the house) and edit the rows.
- Attach the schedule to the same pack for every builder: drawings, spec, schedule.
- Ask for a price against each line, plus preliminaries and VAT status.
- Compare with the builder quote comparison tool.
- Hold contingency for what is still provisional.
Got prices back against your schedule? Send them over. For £59 Ben reads up to three quotes for one job and tells you what is missing or light. Review my builder's quote, £59
Tips that save arguments later
- Number every item and never reuse numbers.
- Say what is excluded (decorating next door, landscaping beyond 1m, audio-visual).
- Reference drawing numbers on structural items.
- Separate supply and fit where you might buy the kitchen or bathroom yourself.
- Include preliminaries as visible lines, not a mystery lump.
The short version
A schedule of works is how you make several builders price the same job. Download the template, issue the same pack to everyone, then compare line by line. Vague lump sums without a schedule are where most quote confusion starts.
Want the priced schedules checked?
I've been a builder for nearly 30 years. For £59, send me up to three quotes for one job. I'll compare them against your schedule, flag gaps and light allowances, and tell you what to ask before you sign. Written review and a call within 24 hours.
Review my builder's quote, £59 · See an example review · Compare quotes free
Frequently asked questions
What is a schedule of works?
A numbered list of work items the builder prices against, used with drawings and a specification so the scope is clear and quotes are comparable.
Do I need a schedule of works for a small job?
Even a short schedule helps. For tiny repairs a clear written scope may be enough; for extensions and refurbs a schedule pays for itself in fewer arguments.
Is a schedule of works the same as a specification?
No. The specification sets standards and products. The schedule lists the tasks. You usually need both, plus drawings.
Can I write my own schedule of works?
Yes. Start from a template, walk the drawings, mark uncertain items as provisional or PC, and issue the same pack to every builder.
Where can I download a free schedule of works template UK?
This page includes a free CSV template for Excel or Google Sheets, plus a printable starter table for typical home projects.
What do I do once builders price my schedule?
Compare line by line, check VAT and preliminaries, and use a quote comparison or a paid review before you accept.
Work it out yourself
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