A ground-floor refresh.
Example brief: finishes and a kitchen within a 60 m² home interior. No extension, structural opening or whole-house rewiring is assumed.
Before VAT
£33,800.00Illustrative VAT
£6,760.00Construction subtotal
£40,560.00including illustrative VATThis is not the full project budget. Professional fees, approvals and the other unpriced items below are outside this subtotal.
A subtotal with open decisions.
What the number means
An illustration of the defined construction scope only. It does not show a complete project budget or a confirmed contractor price.
What needs attention
Electrical and plumbing scope, other professional fees and relevant supplier evidence still need to be resolved. All figures here remain fictional.
The next decision
Confirm the missing scope, compare the agreed floor-finish alternative, and then revisit the full budget. No affordability conclusion is drawn from this sample.
The separate example ZINK consultation fee is £1,627.20 including assumed VAT. It is outside the £40,560 construction subtotal; other professional and third-party costs remain unpriced. These illustrative figures are not a complete project budget.
The first two amounts make up the subtotal; do not add them again. All prices on this page are fictional, including the itemised rows. The 0% evidence figure prevents a demonstration from being mistaken for a verified report.
Follow each amount back to the work.
| Work / scope | Quantity | Net unit rate | Net / VAT | Including VAT |
|---|---|---|---|---|
| Protection and preliminariesExample itemised amount Occupied-house protection and agreed setup only | Quantity1 sum | Net unit rate£1,800.00 | Net / VAT£1,800.00VAT £360.00 | Including VAT£2,160.00 |
| Remove existing floor finishesExample itemised amount Floor area from the fictional example brief | Quantity60 m² | Net unit rate£35.00 | Net / VAT£2,100.00VAT £420.00 | Including VAT£2,520.00 |
| Prepare and paint wallsExample itemised amount Example net wall area; ceilings excluded | Quantity150 m² | Net unit rate£24.00 | Net / VAT£3,600.00VAT £720.00 | Including VAT£4,320.00 |
| Supply and install floor finishExample itemised amount Example finish, adhesive and installation | Quantity60 m² | Net unit rate£90.00 | Net / VAT£5,400.00VAT £1,080.00 | Including VAT£6,480.00 |
| Kitchen installationExample itemised amount Installation only; units are listed separately | Quantity1 sum | Net unit rate£4,200.00 | Net / VAT£4,200.00VAT £840.00 | Including VAT£5,040.00 |
| Kitchen units and appliancesExample itemised amount Example selected package, excluding installation | Quantity1 sum | Net unit rate£10,000.00 | Net / VAT£10,000.00VAT £2,000.00 | Including VAT£12,000.00 |
| Local electrical alterationsExample provisional allowance Provisional pending a circuit survey and scope | Quantity1 sum | Net unit rate£2,400.00 | Net / VAT£2,400.00VAT £480.00 | Including VAT£2,880.00 |
| Local plumbing alterationsExample provisional allowance Provisional pending connection and route checks | Quantity1 sum | Net unit rate£1,800.00 | Net / VAT£1,800.00VAT £360.00 | Including VAT£2,160.00 |
| Defined-scope risk allowanceExample provisional allowance Illustrative allowance for making-good uncertainty | Quantity1 sum | Net unit rate£2,500.00 | Net / VAT£2,500.00VAT £500.00 | Including VAT£3,000.00 |
| Illustrative construction subtotal | £40,560.00 | |||
What sits behind a real report.
Measurement
In a commissioned report: drawing reference and revision, measurement method, quantity and any access limitations.
Price evidence
In a commissioned report: supplier or contractor reference, source and price dates, validity, specification and inclusions. Licensed data and provisional benchmarks are identified separately.
Time, place and tax
In a commissioned report: confirm whether a rate applies to this location and start date; record any supported adjustment and VAT basis without applying an uplift twice.
This sample contains no supplier quotation, surveyed quantity or licensed price record. Its figures are excluded from ZINK’s price-validation data.
Unknown does not mean zero.
- Other professional and specialist fees
- Unpriced — other consultant scope, appointment and VAT to be agreed separately. The example cost-assessment fee is shown in its separate service proposal.
- Approvals and third-party charges
- Unpriced — check whether any approval or third-party input is required.
- Structural work and full rewiring
- Excluded from the example brief. Reopen the budget if a survey identifies a need.
- Temporary accommodation and finance
- Client costs outside this construction subtotal.
Use the report to choose the next step.
Fictional review: this construction subtotal is not yet a complete spending plan. Other professional fees remain unpriced, while electrical and plumbing work still need a defined scope. Price these gaps before deciding whether the full project fits the client’s budget; do not commission work from this sample.
- Confirm electrical and plumbing scope before treating the provisional allowances as sufficient.
- If an alternative floor finish reduces the net rate by an illustrative £20/m² over 60 m², the arithmetic saving is £1,200 before VAT (£1,440 with the example VAT). Confirm substrate work and installation scope before accepting that saving.
- Compare the complete project budget, once the outstanding fees are priced, with the client’s separate spending limit.
- Review the cost plan again after scope changes, new quotations or a change to the start date.
Agree the service behind the fee.
This is a scope checklist, not a price schedule. No service or stage is automatically included. Actual fees, VAT, payment stages and responsibilities are agreed in the appointment; RIBA stages are not a fee tariff.
- 0–1
Brief and feasibility
Agreed tasks, information review and meetings
- 2–3
Design and coordination
Options, coordination scope and revision allowance
- 4
Technical / pricing information
Drawings, schedules and specialist responsibilities
- 5
Site visits and design queries
Number, purpose, travel, preparation and written follow-up
- 5
Contract / cost support
Separately appointed administration, valuation and reporting
- 5
Changes and programme extension
Agreed additional-work basis and approval before extra work
- 6–7
Handover, defects and later use
Defined visits, records and any later review appointment