A lender-ready Schedule of Works in minutes — BTL, HMO or flip.
ScopeWise turns your property and scope into a costed, phased Schedule of Works with a full finance appraisal, drawdown schedule and a professional PDF a bridging lender or monitoring surveyor will accept.
Free calculators that show their working. Pro from £79/yr — a fraction of the usual £290+.
Three deal types investors actually run
Each deal type pre-loads a tailored scope, default phases and finance assumptions. Start from a template, then toggle and edit every line.
BTL — Light refurbishment
Cosmetic refresh to get a tenant in: decoration, flooring, a new kitchen and bathroom, minor electrics and a garden tidy. Often financed as a percentage of purchase with no staged drawdown.
BTL — Heavy refurbishment
Back-to-brick / structural works: rewire, re-plumb, new heating, windows, roofing, damp, new kitchen and bathroom(s). Typically funded with staged drawdowns and a monitoring surveyor.
HMO conversion
Everything in a heavy refurb plus the compliance pack: fire doors, fire alarm system, emergency lighting, en-suites per room, a kitchen sized to occupancy, layout reconfiguration and licensing. The highest-value, most complex deal — and where ScopeWise earns its keep.
Flip / buy-refurb-sell
Refurbishment specced to the resale market and the GDV: a buyer-appealing kitchen and bathroom, full redecoration, kerb appeal. Speed-focused with a tighter contingency and exit via sale.
Everything a lender asks for
Trade & room breakdown
A schedule broken down by trade and by room, with a materials/labour split on every line — lenders like to see both.
Phased with subtotals
Strip-out & structural → first fix → second fix → completion, each with its own subtotal and programme duration.
Drawdown schedule
Staged fund releases tied to each phase subtotal, ready for monitoring-surveyor sign-off. Fully configurable.
Full finance appraisal
Total project cost, GDV, profit, ROI, profit-on-cost, day-1 LTV, LTGDV — plus a BRRR refinance and rental-cover view.
HMO compliance pack
Fire doors, alarm grade, emergency lighting, FRA, en-suites and licensing auto-included — with a missing-category warning.
Lender-ready exports
A branded, professional PDF (your logo) plus Excel/CSV. Assumptions and a disclaimer printed on every export.
Nail the HMO line items others miss
HMO conversions are the most complex and highest-value deals — and the ones valuers scrutinise. ScopeWise drives the fire-safety and licensing items off room count and storeys, so a 5-bed, 3-storey HMO automatically schedules the right number of fire doors, the correct alarm grade and an en-suite per room.
- FD30(S) fire doors per bedroom + communal & escape route
- Fire alarm: pick Grade D1 or Grade A (cost differs materially)
- Emergency lighting, FRA, signage & equipment
- En-suites per room, kitchen sized to occupancy
- EICR, HMO licence fee, Article 4 / planning note
- Works (incl. compliance)
- £86,400
- Contingency @ 15%
- £12,960
- Total build cost
- £99,360
- Day-1 LTV
- 70%
- LTGDV
- 68%
Illustrative figures. Build your own with your property and scope.
Questions
What does a lender want in a schedule of works?+
Bridging and refurbishment lenders expect a costed, itemised schedule broken down by trade and/or room, split into materials and labour, organised into phases with subtotals, a contingency (usually 10–15%), a programme of works, and a drawdown schedule tying staged fund releases to each phase so a monitoring surveyor can sign them off. ScopeWise produces all of this.
Does ScopeWise handle HMO conversions?+
Yes — HMO is the core use case. Choosing the HMO deal type auto-includes the compliance pack: FD30 fire doors, an interlinked fire alarm to the correct grade, emergency lighting, a fire risk assessment, signage and equipment, en-suites per room, a kitchen sized to occupancy, EICR and the HMO licence. A checker warns if any mandatory category is missing.
Are the costs accurate?+
They are indicative benchmark estimates with a materials/labour split and a regional multiplier, designed as a credible starting point you confirm. Every figure is editable. They are not quotations — you should obtain contractor quotes before submitting figures to a lender.
Can I export a PDF for my lender?+
Yes. Pro produces a branded, lender-ready PDF (your company name and logo, no watermark) plus an Excel/CSV export of the full schedule. Free includes a watermarked PDF so you can see the output first.