Schedule of Works for a Self-Build — What It Is, Why It Matters, and How to Write One
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Schedule of works: a written list of every task and material. Included in the building contract. The single most important document. Includes: scope of work (every task, from site clearance to handover), materials (brand, model, quantity, supplier), finishes (paint, tile, flooring, tapware), fittings (kitchen, bathroom, ironmongery), exclusions (what the contractor is NOT doing). The contractor prices against the schedule. A vague schedule of works is the most common cause of disputes. Be specific. Brand, model, colour, quantity. The architect usually drafts the schedule; the contractor prices it; you agree both before signing. A quantity surveyor reviews it for missing line items.
TL;DR
Schedule of works: a written list of every task and material. Included in the building contract. The single most important document.
Includes: scope of work, materials, finishes, fittings, exclusions. The contractor prices against the schedule.
A vague schedule of works is the most common cause of disputes. Be specific. Brand, model, colour, quantity.
When this matters most
You're at the building-contract stage and need to write a schedule of works.
When this doesn't apply
The contract is signed.
Frequently asked questions
What is a schedule of works?
A written list of every task and material. Included in the building contract. The single most important document. The contractor prices against the schedule.
Who writes the schedule of works?
The architect usually drafts it; the contractor prices it; you agree both before signing. A quantity surveyor reviews it for missing line items.
What is the most common schedule of works mistake?
Vague entries. 'Kitchen: standard' is useless. 'Kitchen: bespoke, 4 m run, quartz worktop, integrated appliances, soft-close drawers' is a specification. Be specific: brand, model, colour, quantity.
Sources
RIAI, Form of Building Contract 2012. https://www.riai.ie/
Frequently asked questions
What is a schedule of works?
A written list of every task and material. Included in the building contract. The single most important document. The contractor prices against the schedule.
Who writes the schedule of works?
The architect usually drafts it; the contractor prices it; you agree both before signing. A quantity surveyor reviews it for missing line items.
What is the most common schedule of works mistake?
Vague entries. 'Kitchen: standard' is useless. 'Kitchen: bespoke, 4 m run, quartz worktop, integrated appliances, soft-close drawers' is a specification. Be specific: brand, model, colour, quantity.