Schedule of Works template — built for UK lenders
A schedule of works (SoW) is the costed, itemised document a bridging or refurbishment lender requires before releasing funds. Estimate your works below, then build the full lender-ready schedule — by trade and room, split into phases, with contingency, a drawdown schedule and a finance appraisal.
How to write a schedule of works a lender will accept
- 1List every item by trade
Break the works down trade by trade (groundworks, structural, roofing, electrics, plumbing, plastering, joinery, kitchen, bathrooms, decoration, externals) and, where possible, room by room. Lenders like to see both views.
- 2Split materials and labour
Show a materials and a labour figure on every line. Monitoring surveyors check the split is realistic for the spec.
- 3Phase it with subtotals
Group the works into stages — strip-out & structural, first fix, second fix, decoration & completion — each with its own subtotal.
- 4Add contingency, programme and drawdowns
Apply a contingency (usually 10–15%), set a programme duration per phase, and produce a drawdown schedule tying staged releases to each phase for surveyor sign-off.
Bridging and refurbishment lenders don’t fund a project on a single headline number. They want to see where the money goes — line by line, trade by trade — and when it goes out, so they can release funds in tranches against verified progress. That is the whole purpose of a schedule of works.
The most common reasons a schedule gets rejected or sent back are: no materials/labour split, no phasing, an unrealistic or missing contingency, and costs that don’t reconcile to the spec. ScopeWise structures all of this for you and keeps the totals reconciled automatically, so the document a lender receives looks like it was prepared by someone who has done it before.
Indicative refurbishment costs (per m²)
| Refurb level | Low /m² | High /m² | Typical scope |
|---|---|---|---|
| Light / cosmetic | £400 | £650 | Decoration, flooring, kitchen/bathroom refresh, minor electrics |
| Medium | £700 | £1,050 | New kitchen & bathroom, partial rewire, some plastering, doors |
| Heavy / back-to-brick | £1,200 | £1,850 | Rewire, replumb, new heating, windows, roofing, structural, damp |
Indicative, ex-VAT, national baseline — adjust for region and confirm with contractor quotes.
Frequently asked questions
What does a lender want in a schedule of works?+
An itemised, costed schedule broken down by trade and/or room, with a materials/labour split, organised into phases with subtotals, a contingency (typically 10–15%), a programme of works and a drawdown schedule tying staged releases to each phase. For heavier projects a monitoring surveyor will check the schedule before each drawdown.
Is a schedule of works the same as a scope of works?+
They overlap. A scope of works describes what will be done; a schedule of works adds the quantities, costs and phasing. Lenders need the costed, phased schedule.
Do I need a quantity surveyor?+
Not always for smaller refurbs — a well-structured, realistically costed schedule is often enough for a bridging lender, who may appoint their own monitoring surveyor. For larger development facilities a QS-prepared schedule is common. ScopeWise gives you a credible, professional starting point either way.
How much contingency should I include?+
Most refurbishment lenders expect 10–15%. Heavier and HMO projects sit at the upper end because of the higher risk of unforeseen structural or compliance work. ScopeWise warns if you drop below 10%.
Where can I get a free schedule of works template?+
Right here — ScopeWise is a free schedule of works builder, not a static download. Enter your property and scope and it produces an itemised, phased, costed schedule (by trade and room, with materials/labour split, contingency, a drawdown schedule and a finance appraisal) that you can export as a PDF or Excel. It's more useful than a blank template because it does the costing and structure for you.
What should a schedule of works include?+
At minimum: an itemised breakdown by trade (and ideally room), a materials/labour split on each line, works grouped into phases with subtotals, a contingency, a programme showing how long each phase takes, and a drawdown schedule tying fund releases to phases. A short intro and your assumptions/exclusions round it off. See our guide to what lenders want for the full checklist.
Who prepares a schedule of works?+
It can be the investor/developer, a builder, or a quantity surveyor. For a bridging loan on a smaller refurb a well-structured self-prepared schedule is often accepted (with the lender appointing their own monitoring surveyor); larger development facilities more often expect a QS-prepared schedule.
Related tools & guides
Want to know how these figures are calculated? See our cost methodology.
Cost figures shown are indicative estimates, not quotations. You are responsible for verifying all costs (obtain contractor quotes) and any figures submitted to a lender. ScopeWise is a documentation tool, not financial, tax, structural or planning advice. HMO compliance prompts are guidance only — confirm requirements with your local council, as standards and licensing vary by authority.