In short, the schedule of works is a list of works required for a project. When coupled with the drawings and specifications, the schedule of works creates the foundations of the contract between employer and contractor to deliver the project.
The Schedule references the requirements included in the specifications and contract drawings plus any additional ‘builders work’ or ‘fixing schedule’ type items, this is commonly referred to as a specified schedule of work.
JCT Standard Building Contracts have the option to be with quantities, without quantities, and with approximate quantities.
Schedule of Works differ from traditional bills of quantities as each description in the list of the works required is priced as an ‘item’ rather than a quantity. By producing a pricing schedule in this way, the contractor is deemed to have allowed for the quantity required to fulfil the contract requirements.
In terms of the individual descriptions of the works required, they should be set out in a way that will allow the tenderers to clearly identify the works and materials required.
It is likely that the contractor will need to produce a take off in order to price the works, which they will do by reference to the drawings, but the schedules should accurately describe the work.
A Schedule of Works can have different uses through the stages of a project’s development. For example, it will be included in the tender pack for tenderers to price the works and for the successful bidder it will then form part of the contract.
The Schedule can be converted into, or form the basis of, a works programme. As the works progress it can inform funders as to the progress of the works or simply be a measure of progress on site to aid the contract administrator.
A Schedules of Work can be used for a variety of different construction types, but there are commonly two themes: new work and maintenance work, which can also include alterations.
The Schedule of Work doesn’t have to be overly descriptive if the work required is covered in detail on the contract drawings or adequately described in the specification, but time should be taken to ensure adequate cross referencing is in place.
Kate Hewitt - Project Manager
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