Schedule of values in construction: the breakdown every claim is measured against
- Work order total
- $863.16
- Labour
- $510
- Parts, marked up
- $288
Every figure on this page is computed from the inputs entered, by the method stated below it. Jobcardo publishes no tax rate, no wage figure and no trade standard: the rate, the markup and the tax on the parts line are yours, and the defaults are a worked example to replace with your own figures.
A schedule of values breaks the contract sum into the elements the work will be billed against, and once agreed it is the frame every payment application is measured in. It is worth more attention than it usually gets, because the breakdown decides cash flow: front-loaded or evenly spread, coarse or detailed, aligned with how the job is actually built or with how the estimate happened to be organised.
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Break it down the way the job is built
Elements that finish at recognisable points: mobilisation, groundworks, frame, envelope, mechanical, finishes, completion. A breakdown that mirrors your internal cost codes rather than the build sequence produces claims nobody on site can verify.
Keep it detailed enough to be checked, coarse enough to be maintained
Too coarse and every claim is an argument about percentage complete; too detailed and somebody spends a day a month updating it. Most small and mid-sized jobs settle between eight and twenty lines.
Update it with every change order, in writing
A signed change raises the value of a line or adds one, and the schedule has to move with it. When it does not, the claim stops reconciling to the contract sum and the payment is held while somebody works out why.
Schedule of values construction: common questions
Can the schedule of values be front-loaded? Early elements are often weighted to cover mobilisation and procurement, and reviewers know it. Overdoing it invites scrutiny of every claim and can delay the whole payment cycle; a defensible weighting is worth more than an aggressive one.
Who approves it? The owner or their representative, usually before the first application. Get it agreed in writing at that point, because renegotiating the breakdown halfway through a job is far harder than agreeing it at the start.
How does it relate to the draw schedule? The schedule of values says what each element is worth; the draw schedule says when payment is triggered. On lender-funded work the two must agree, and where they do not, the lender's inspection is what decides.
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