Schedule of works and tender package
A schedule of works, specification and tender package so builders can price your project on the same information and you can compare quotes fairly.
About this service
When three builders price a project from drawings alone, they rarely price the same job. One allows for new windows, another assumes the old ones are reused, a third leaves out drainage altogether. The result is quotes that cannot be compared and a contract full of gaps. A schedule of works fixes this by describing every item of work in plain terms, so each builder prices exactly the same scope.
We have prepared tender packages on 20 projects, mostly extensions, loft conversions, structural repairs and conversions to flats. The package brings together the approved drawings, our structural calculations, a specification of materials and workmanship, and the schedule itself, broken down room by room or element by element. Builders return prices in the same format, which shows clearly where one is higher or has left something out.
We then compare the returned tenders line by line, flag unrealistic prices or missing items, and help you choose who to appoint. Our role at this stage ends at appointment. If you would like us to run the contract once work starts, see our contract administration service. Our guide to engineering fees in London explains how costs build up across project stages.
When you need it
- Your design is approved and you are ready to appoint a builder
- You want builders to price exactly the same scope
- You need a specification book for the works
What's included
- Schedule of works by room or element
- Specification of materials and workmanship
- Tender package with drawings and calculations
- Comparison of returned tenders
How it works
- Collect the design informationWe gather the approved planning and Building Regulations drawings, structural calculations, any party wall awards and your choices on finishes. Gaps in the design are flagged now rather than discovered by builders during pricing.
- Write the schedule and specificationEach item of work is described in enough detail to price, from strip-out and temporary support to steelwork, drainage, joinery and making good. The specification sets the standard for materials and workmanship.
- Issue to buildersWe assemble the package and send it to the builders you have chosen. Questions raised during the tender period are answered to all bidders, so everyone prices from the same information.
- Compare and adviseReturned prices are set out side by side. We highlight omissions, provisional sums and unusually low items and give a clear recommendation, leaving the final choice of builder with you.
What you receive
Provisional sums and the real cost of a cheap quote
A low tender is not always good value. Builders sometimes keep their headline figure down by treating uncertain items, such as drainage repairs or ground conditions, as provisional sums. These are allowances adjusted once the real cost is known, and they rarely go down. We define as much as possible in the schedule so that provisional elements stay small and visible.
The specification matters more than many clients expect. Leaving the builder to choose a brick, a window type or an insulation product is a common source of later disputes and variations. Where you have firm preferences, they belong in the schedule. Where you do not, a clear performance standard still protects you, and it gives you something objective to check the finished work against.
Not included
- Contract administration during construction
Frequently asked questions
What is a schedule of works?
It is a written list of every task needed to complete a building project, described clearly enough for a builder to price each item. It is usually organised by room or by element, such as foundations, walls, roof and finishes. Used with the drawings and a specification, it forms the basis of the building contract and helps control changes later.
How many builders should I get quotes from?
Three or four is normally enough for a fair comparison without wasting effort. Fewer than three gives little sense of the market, while too many can make good builders reluctant to spend time pricing. Choose firms with experience of similar work in your area, and ask to see or speak to clients from recent jobs.
Do I need a tender package for a small extension?
Not always, but it often pays for itself. Even on a single-storey extension, differences in what each builder has included can make quotes very hard to compare. A schedule of works removes that ambiguity, makes the contract clearer, and gives you a baseline for measuring progress and pricing variations. For very small jobs, a shorter specification may be enough.
How much does a schedule of works cost?
Our schedule of works and tender package starts from £1,000 + VAT. The fee depends on the size and complexity of the project and how much design information already exists. We confirm a fixed fee in writing before starting, and our typical turnaround is 10 working days.