The schedule of loss — pricing your building claim
The short answer: a schedule of loss is a simple table that converts your dispute into a number: each defect, the evidence for it, and the cost to remedy. Judges decide claims, not grievances — and a clear, evidenced schedule is the difference between a vague "he ruined my extension, I want £15,000" and a claim a judge can award.
REVIEWED BY: Sean McNamara on 2026-09-03
The structure that works
| # | Defect / loss | Location | Evidence | Remedy cost | Notes |
|---|---|---|---|---|---|
| 1 | Water ingress through new roof valley | Rear extension roof | Photos 12–18; surveyor report §4; two remedial quotes | £2,400 (Quote A), £2,950 (Quote B) | Claiming reasonable cost of Quote A |
| 2 | Plaster cracking across 3 walls | Living room | Photos 4–9 | £900 (Quote A) | Included in remedial package |
| 3 | Cost of independent inspection | — | Invoice, RICS surveyor | £480 | Reasonable pre-action step |
| 4 | Emergency temporary repair (storm damage) | Roof | Invoice + photos | £310 | Mitigation, reasonable |
Then: Total claimed: £4,090 (+ court fee, + interest if claimed).
Where the numbers come from
- Remedial cost: written quotes from independent trades (two or three is the credible zone — one is an opinion, five looks shopped). The measure is a reasonable cost, so explain any outlier choice.
- Diminution: if the finished work is worth less than promised but you're keeping it, the loss is the difference in value — usually evidenced by an agent's or surveyor's opinion.
- Consequential losses: hire costs, accommodation, storage — receipts only, and proportionate.
- Your time: generally not recoverable for a homeowner managing their own project. Don't include it.
- Expert/report fees and court fees: recoverable if reasonable — pre-action conduct expects proportionate steps, and small claims costs rules limit what the loser pays, so keep it lean.
The disciplines that make it credible
1. Every figure has a document behind it — quote, invoice, or receipt. No round guesses. 2. Match defects to evidence by number — "Defect 3: see photos 20–24, message thread 12 May". The judge should never have to hunt. 3. Be consistent everywhere — the schedule, the letter before action, and the claim form must carry the same total. Changing numbers between documents reads as invention. 4. Round sensibly — £2,408.72 reads as calculated; £2,400.00 reads as considered. Either is fine; never round up to "make the claim worth it". 5. Deduct what you've recovered — if the builder already paid £500 toward a fix, net it off and say so. Honesty here is a credibility multiplier.
If the builder claims set-off
They may counterclaim (e.g. "unpaid variations"). Your schedule should anticipate this: list any genuinely outstanding sums you concede, and why the rest isn't owed. A schedule that survives a counterclaim is one that already did the maths.
Using it
- Enclose the schedule with your letter before action.
- Carry the same total into the claim form and your witness statement.
- Update it if quotes change — and date the update.
This page is general information, not legal advice. Verified 2026-09-03.
Turning your evidence into a court-ready bundle? EvidenceCanvas (Casewright) helps you organise your evidence and draft pre-action documents for the small claims track. It is not a law firm and does not give legal advice.
Reviewed by Sean McNamara · 2026-09-03 · Independent information directory — not legal advice.