Generate a professional schedule of works in minutes
Every bridging lender needs one. Every contractor should quote against one. Refurb Calculator generates a detailed, room-by-room schedule of works from your estimate, ready to send to lenders, valuers, and trades.
What is a schedule of works?
A schedule of works is a structured document that lists every item of work in a refurbishment project, with quantities, unit rates, and totals. It shows what will be done, how much material and labour each item requires, and what it will cost.
For property developers and investors, it serves three purposes. First, it is the document your bridging lender needs to assess and approve your refurbishment loan. Second, it is what you send to contractors so they can provide like-for-like quotes against the same scope. Third, it is your budget control document throughout the project, the reference point for what was agreed, what it should cost, and whether the project is on track.
Without one, you are relying on builder's quotes that may not be comparable, lender applications that lack the detail valuers need, and a budget that exists only in your head.
What lenders need to see in your schedule of works
Bridging lenders pass your schedule of works to a valuer who checks whether the costings are realistic for the region and whether the proposed works justify the projected end value. If your schedule lacks detail, the valuer cannot do their job and your application stalls.
Line item detail
Every work item listed separately with quantities and unit rates, not lump sums.
Regional pricing
Rates that reflect the actual location of the property, not national averages.
Contingency
A 10 to 15 percent contingency built in, which lenders expect to see.
For a deeper look at what lenders check and the mistakes that delay funding, read our guide: What bridging lenders actually want in your schedule of works.
How Refurb Calculator builds your schedule of works
Walk the property
Open the calculator on your phone. Tick the works you can see, room by room.
Review your estimate
See the full cost breakdown with labour and material rates adjusted for your region.
Download the PDF
Export a professional schedule of works ready for your lender, contractor, or investor.
The schedule includes every work item you selected, grouped by room, with individual quantities, unit rates, and line totals. It also includes a contingency allowance and a project total. The output is a PDF you can share immediately.
Generate a lender-ready schedule of works in under 20 minutes
Try it free for 7 daysSchedule of works vs bill of quantities
Schedule of works
Lists work items with descriptions, quantities, and rates. Commonly used for refurbishment projects and required by bridging lenders. Suitable for projects where the scope is defined by the developer.
Bill of quantities
A more detailed document typically prepared by a quantity surveyor for larger construction projects. Includes measured quantities from drawings. More common in new build and commercial work.
For residential refurbishment projects, a schedule of works is the standard document. It provides enough detail for lenders, contractors, and project management without the cost and complexity of a full bill of quantities.