Rate card — work-type schedule (draft)

Hire only; erection and dismantling priced separately. ADAM priced a whole scaffold package at £12,195.75 on the Parimal job, so check the duration assumption before using the weekly rate.

Quoted as "additional excavation £58.00 per m3". The same quote states no muck away is required, so this is EXCAVATE ONLY — cart away is not included and must be added.

Explicit rate: 2 piles at £2,300 each, 73mm dia to 6m design depth. Corroborated by Preformed Substructures: 4 piles for £9,117.19 including design, so ~£2,200/pile net of a ~£300 design fee. Engineer design (£300) and rig setup (£800) are separate one-offs, not per pile.

Unit is per beam, not per m: every quote in the corpus prices domestic RSJs per beam with the span left to the SE. Sergej: 8 beams at £1,272 each. Sizes are typically "by S.E." so the rate assumes a mid-range domestic section; a long or heavy span will exceed it.

DERIVED, CHECK THE ASSUMPTION: Sergej priced "form new stud walls" at £127.20 per m RUN over 40m. Converted at an assumed 2.4m storey height (£127.20 / 2.4 = £53.00/m2). If the walls were full-height to a taller ceiling the rate is overstated.

Install only: 8 windows for £1,932.00. Sergej priced "new windows if no lintels needed" at £699.60 each, which appears to include the unit. Price bands by size once a window schedule exists.

Sergej: 5 FD30 fire door sets at £661.44 each including frames, architraves, furniture, closers and thumbturn locks. Landway quoted £825 each for fire doors with code locks. A plain non-fire door will be materially less — ADAM allowed only £100/door for the FD30 leaf supply.

ADAM: 80m of MDF architrave for £1,284.00. Corroborating spread is wide — Sergej £12.72/m for skirtings, ADAM Parimal £29.09/m (including a £6.50/m supply allowance, so ~£22.59/m labour). Confirm whether supply is in or out.

Derived: £9,864.00 over an estimated 217m2 of 500mm loft quilt. Insulating an external WALL runs higher — Sergej priced that at £63.60/m2 — so do not reuse this rate for wall insulation.

Sergej: "new ceilings" 178m2 at £31.80/m2. Covers board and finish to a new ceiling; a dot-and-dab wall lining may differ.

Strongly corroborated: ADAM prices floor and wall tiling at ONE combined rate per m2 of tiled surface — £68.40/m2 twice in the same quote (16m2 kitchen, 68.5m2 bathroom/utility) and £65.55/m2 on the Parimal job. Add 10% for wastage if the client supplies tiles. Non-standard patterns (herringbone, hexagon) are priced separately.

Same combined ADAM rate as TIL-WALL. Likely HIGH for a simple open floor: a plain hallway floor came in at £34.50/m2 on the Parimal job, so £68.40 suits bathrooms and kitchens with cutting around fittings.

Labour only, client supplies the flooring: 54m2 at £30.00/m2. Engineered board is dearer to lay at £48.00/m2 (62m2) in the same quote. Supply-and-fit figures elsewhere run £76.32/m2 (Sergej, LVT) and £82.06/m2 (Haider, vinyl). This replaces the old WWS £320-per-room figure.

ADAM: 65m2 throughout GF at £60.00/m2. Includes the insulation board, so this is a floor build-up rather than bare screed — a levelling compound alone would be less.

The best-corroborated rate in the card: WWS £12.95/m2 and Sergej £12.72/m2 (758m2 of full decoration) — two independent contractors within 2%. Labour and sundries only; both state the client supplies paint. ADAM adds 30% for any colour other than white.

Labour only, client-supplied paint. Sergej priced ceiling preparation at the same £20.35/m2 as walls, so the WWS premium over DEC-WALL may be generous.

Decorating EXISTING skirting. Supplying and fixing new skirting is CAR-SKIRT at £16.05/m.

Well corroborated. Install only, client-supplied unit: ADAM Dee Patel £330 for both radiators (4no.) and towel rails (3no.). The Parimal job priced the same items at £414 each including an £85 supply allowance (414 - 330 = 84), so the two quotes agree exactly. Landway implies ~£367 each for 4-5 rads.

Combi boiler including fitting. Barts quoted £3,200 for a 37kW Vaillant with thermostat, so expect £2,200-£3,200 depending on output and make. Pick by specification rather than averaging.

Midpoint of two close sources for a free-standing WC: ADAM Dee Patel £980.00 (3nr) and ADAM Parimal £948.75 (2nr), within 3%. A basin or bath may differ — this is the WC figure.

Labour only. Quoted once as a project item; treat as per-property.

NARROWED to sockets and spurs. It previously read "socket, switch or light", which overlapped ELE-SWITCH and ELE-LIGHT-C outright — three codes competing for one item is what made Electrical/nr the worst tie in the schedule. The four electrical point codes are now mutually exclusive: socket here, switch ELE-SWITCH, light ELE-LIGHT-C, and any of the three ELE-REWIRE when the circuit is new back to the board. CONFLICT TO RESOLVE — WWS is the outlier. Three independent sources agree at ~£78-80/point: TMS £80 (sockets, 3 separate floors), ADAM Dee Patel £78.00 (40no.), ADAM Parimal £77.05 (31no.). WWS quoted £220 per socket, 2.75x higher. TMS excludes making good, which may explain part of it but not all. Seeded at the corroborated figure; confirm what the WWS rate covers before pricing anything Maida Vale.

Well corroborated: TMS £70 three times (10, 10 and 6 switches on separate floors) against WWS £75. A rare case where WWS agrees with the wider corpus.

TMS downlights at £80 (10no. and 8no.) and £76 (15no.); WWS ceiling light point £125. Pendant lights are dearer at £150 each (TMS, twice).

TMS £125 three times. HMO fire compliance is a recurring scope in this corpus — Landway quoted a full hardwired LD2 system with panel at £9,020, which is the whole-system alternative to pricing detectors individually.

TMS £400 including drilling and duct installation, quoted three times. Sergej priced mechanical ventilation at £508.80 (4no.). ADAM allowed only £20/each for the fan unit itself with no ductwork.

14/18-way board including testing and certificate. Moving an existing unit rather than replacing it is much less — Sergej £508.80.

Use this, not ELE-POINT/SWITCH/LIGHT-C, whenever the property is being rewired: the quantity is the TOTAL point count (sockets + switches + lights), not a separate item per type. Named for the circuit, not the accessory, because that is the thing that distinguishes it from the three install-on-existing codes. Derived: £15,500.00 for a 150-point rewire. This finally gives the per-point basis the card needed — WWS priced room rewires at £1,750 or £550 with no stated rule, which was unusable. Note the per-point rewire rate sits above the ~£80 point rate because it includes the circuit back to the board.

Labour only. Sergej priced a fuller scope at £2,798.40 per kitchen (splashback, appliances and all appliance connections, 4no.). Landway quoted £5,500 for an L-shaped kitchen supplied and fitted with appliances.

Sergej: 4 bathrooms at £4,324.80 each — complete new units with shower, basin, toilet and all pipework. Replaces the WWS £7,500 whole-room provisional, which covered several trades and was too coarse to price a split BoQ. Landway quoted £4,950 for a full upstairs bathroom refit, which corroborates the order of magnitude.