Our guide to construction schedules of work. [Includes a free downloadable template]
A schedule of works (SOW) is an instructional list of works requested/intended, that is often produced for smaller projects. It allows for pricing, so is similar to a bill of quantities (BOQ) but it doesn’t include quantities. It’s the contractor's responsibility to input the measurements and quantities that ensure correct pricing.
Schedules of work are likely to be produced alongside drawings, specifications, etc. to form part of a tender pack. It’s important for schedules of work to correctly describe all significant items of work which they relate to. If there are inaccuracies, it can create friction with the contractor in the construction phase.
Why is a schedule of works important?
Provides clarity on the project requirements
Allows the contractor to price more accurately
Limits conflict or disagreements with the contractor linked to the scope of works
The contractor holds the responsibility for inputting quantities
In a schedule of works you should create different sections for the proposed works. The following items are normally included (the examples used below would require greater detail in practice):
1. Main summary
The main summary provides an overview of all sections totals and the overall project sum.
2. Preliminaries
These are items that are essential for the contractor to complete the work, such as site accommodation, temporary services, etc, but not the materials and labour directly required for the works.
3. Facilitating works
This is the work required to prepare the site for refurbishment (also referred to as ‘strip out’). If an element is to be kept, this may be listed in the facilitating works, stating that the item will ‘remain’.
4. Internal refurbishment
This includes all the desired internal refurbishment works. It’s important to include as much detail as possible here. Additional clarifications can be requested from the contractor on what has been allowed for in the pricing.
5. External works/refurbishment
This includes all works to the external of the property.
Once a contactor has priced the schedule of works it’s important that all rates are checked (and if they seem high, check these against SPONS), and that the quantities the contractor has inputted are accurate.
The agreed price can be used as the contract price and the schedule of work listed as associated documentation.
Download our free schedule of works template here:
Overall, a schedule of works provides a detailed list of works required for tendering contractors to quantify and price a project. There are often associated drawings and schedules which go alongside the SOW. If done correctly, this improves clarity around the project scope and minimises disputes.
Author
Rachel Hounsell-Roberts
Rachel is currently working towards a BSc (Hons) in Construction Management. She has taken the lead on managing the fitout of quick-service restaurants for an international franchise, developing a franchisee fitout design and process guide for a new franchise.
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