BCIS basics: an introduction to BCIS Schedule of Rates

BCIS Schedule of Rates provides detailed cost information for individual building works, supporting both the construction of buildings and assets and their ongoing maintenance and refurbishment throughout their life cycle. The module includes datasets specifically dedicated to both major and minor buildings works, infrastructure works, alterations and refurbishment, painting and decorating, and building maintenance.

Available through the BCIS service, BCIS Schedule of Rates supports built environment professionals who need to move beyond high-level benchmarks and develop estimates at a more granular level. 

Rates are regularly updated and built up from labour, plant and material input costs. They are used by quantity surveyors, estimators, contractors, facilities and asset managers and cost consultants to develop unit rates for construction, maintenance and refurbishment works, prepare estimates and cost plans, and support cost benchmarking and validation.

When is BCIS Schedule of Rates used?

BCIS Schedule of Rates is generally used where more detailed cost information is required than high-level benchmarking can provide. Its datasets are often used in cost planning and budgeting after a tender has been accepted. 

Its datasets can support:  

• detailed cost planning 
• pricing individual work packages 
• pricing construction, maintenance and refurbishment activities  
• procurement activities 
• benchmarking costs 
• validating contractor quotations 
• assessing insurance claims 

What does BCIS Schedule of Rates include?

Costs within BCIS Schedule of Rates are organised into a range of datasets (previously known as price books). Subscribers can select the appropriate dataset according to the size and type of their project.

Each dataset contains rates for a range of construction, maintenance or refurbishment activities. Rates combine the labour, plant and materials inputs required to carry out a particular activity. This could, for example, provide the cost per square metre of constructing a brick wall.

What is the data based on?

Rates draw on data from a range of sources, including data from manufacturers and suppliers as well as wage agreements and current legislation. The BCIS data team routinely sources and reviews this information to produce the itemised costs within BCIS Schedule of Rates. The database has been created on a nationally averaged ‘best price’ basis. 

Unlike a static price book, rates within the service can be rebased to account for relevant market and project conditions. This provides subscribers with more bespoke cost information to underpin robust cost planning. 

Rates are also linked to either the BCIS Tender Price Index or the BCIS General Building Cost Index, as appropriate. This ensures rates are consistently updated to reflect movements in construction prices and costs over time. 

Who is BCIS Schedule of Rates for?

BCIS Schedule of Rates is designed for construction and property professionals who need detailed cost information to prepare cost plans, estimate or benchmark costs and assess quotes.

Regular users can include:

• Quantity surveyors
• Contractors
• Facilities and asset managers
• Building surveyors
• Consultancies
• Local and central government departments
• Housing associations
• Universities
• Commercial property surveyors
• Estate agents
• Loss adjusters
• Architects

Who can access BCIS Schedule of Rates?

Access to BCIS Schedule of Rates datasets is subscription-based. 

A BCIS CapX subscription, which supports cost planning for new developments, provides access to: 

• BCIS Civil Engineering Estimating Prices
• BCIS Major Works Estimating Prices
• BCIS Minor Works Estimating Prices
• BCIS Painting and Decorating Prices
• BCIS SMM7 Major Works Estimating Prices
• BCIS SMM7 Minor Works Estimating Prices
• ICE CESMM4 – Civil Engineering
• RICS Schedule of Basic Plant Charges

A BCIS OpX subscription, which supports cost planning for refurbishment, alterations, dilapidations and building maintenance, provides access to:

• BCIS Alterations & Refurbishment Estimating Prices 
• BCIS Building Maintenance Estimating Prices 
• BCIS Dilapidations Estimating Prices 
• RICS Schedule of Basic Plant Charges 

Under BCIS TotX, subscribers can access the full dataset collection. 

How to use BCIS Schedule of Rates

1. Choose the appropriate dataset

Subscribers should first select the dataset appropriate to their project type and/or size. Different datasets reflect the cost characteristics associated with different types and scales of work. 

Project scale can affect rates because of factors such as economies of scale. The appropriate dataset should therefore be selected before building a cost profile.  

2. Generate an adjustment factor

Within each dataset, subscribers can select rates, quantify them and add them to an abstract. 

Before building an abstract, it’s recommended that subscribers rebase rates to reflect relevant market and project conditions. This is done by generating an adjustment factor within the ‘Adjustments’ section, which can then be applied to all rates within the dataset. 

As part of this process, subscribers can apply either the BCIS All-in Tender Price Index or BCIS General Building Cost Index to adjust costs for a particular time period. A BCIS location factor can also be applied to reflect regional or local cost variations. Further adjustments can be made for contract size and percentage allowances for profit and overheads too. 

Together, these inputs are used to calculate the adjustment factor. 

Alternatively, subscribers can input and apply their own adjustment factor where appropriate. 

3. Build the abstract

Once the adjustment factor has been set, subscribers can add rates to their abstract. 

Subscribers who want to examine individual labour, plant and materials rates for benchmarking or other purposes can select ‘Resources’ at the top of the page. 

Otherwise, work rates are organised under headings and subheadings. Subscribers can navigate these categories or use the search function to find the rates they need.  

Rates can be adjusted for quantity and added to the abstract by selecting the green crosses. The platform calculates the cost based on the quantity entered. Users should check the unit of measurement when changing quantities, as this varies according to the rate selected.  

Each rate has a unique code and supporting source information, providing evidence that can support discussions with procurement teams or comparisons between estimates and quotes. 

Subscribers can view further information about the cost breakdown of each rate by selecting the cost shown in the ‘Total’ column. Notes for each dataset are available in the top right-hand corner of the page and provide further information on how rates in the relevant dataset have been compiled.  

4. Manage and export abstracts

Once the required rates have been added, subscribers can review and export their abstract. 

The abstract provides a breakdown of the chosen rates and their combined estimated cost, including the quantity, unit of measurement and individual rate for each component. Rates can be removed, quantities amended and the abstract rebased before export. 

Previous abstracts can be accessed through ‘Abstract Management’. This can be useful where similar work is being costed again. Abstracts can also be renamed, for example using a site address or project code, and rebased to reflect updated market and project conditions. 

Further, abstracts can be shared with other account users within the same organisation and notes for colleagues added and managed through the ‘Edit Abstract’ function. 

Exported abstracts produce credible, BCIS-branded reports containing calculations and references to support evidence-backed stakeholder discussions and decision making. Different export formats are available, with the Excel format also providing a breakdown of the labour, plant and materials inputs for each rate. 

Explore BCIS Schedule of Rates

Find out more about BCIS Schedule of Rates through a free demonstration with the BCIS team. Get in touch to arrange a demonstration or discuss questions about the service. 

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More BCIS Basics

Eight principles of benchmarking during market volatility

How to use BCIS PAFI in fluctuation clauses

Understanding preliminaries in construction

Are you using the right construction index?

Managing inflationary risk in construction 

Taking the labour out of labour calculations

Six principles of benchmarking in construction

Six reasons to benchmark in construction

Using location factors in construction