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.
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.
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.
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.
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.
Where to go next
Next decision
The next step in your build sequence.
- Appointing a Main Contractor in Ireland — The Contract, the Insurances, and the Programme →
- Choosing a Builder in Ireland — The 10 Questions That Sort the Field →
- Final Inspection in Ireland — BCAR, Certificate of Compliance, and What Gets Signed →
- Self-Build Programme in Ireland — Gantt Chart, Critical Path, and the 9–15 Month Reality →
- Snag List Process in Ireland — The Walk-Through, the 60–180 Items, and the Fix →
- Stage Payments in a Self-Build in Ireland — Milestones, Retention, and the 5% Rule →
Branch into
Adjacent decisions at the same stage.
Watch out for
Common mistakes, hidden costs, gotchas.
- BER Assessment in Ireland — When to Get One, What It Costs, and What the Assessor Measures →
- Building Contract Types in Ireland — Fixed-Price vs Cost-Plus, and What Each Means →
- Direct Labour vs Main Contractor in Ireland — Cost, Time, Risk, and the Hybrid Route →
- Retention in a Self-Build in Ireland — 5% Held Back, When It's Released, and the Trap →
Compare with
Alternative approaches worth knowing.