Unit Price Schedule

What is a unit price schedule?

A unit price schedule (in Slovak: jednotkový sadzobník) is a reference table published by a subsidy programme that lists the maximum cost per unit of completed work. A "unit" might be a square metre of wall insulation, a heating system replaced, or a photovoltaic installation. The programme uses these rates to calculate how much it will reimburse, regardless of what you actually pay a contractor. It is the tool a subsidy programme uses to cap reimbursement and control its budget.

Unlike a construction price database or an architect's cost estimate, which reflects your specific building conditions and market rates in your region, a unit price schedule is a one-size-fits-all reference. All applicants in the same programme receive the same rates. This uniformity ensures fairness and predictability, but it also means the schedule often falls short of or exceeds real-world costs.

How does it work in Slovak subsidy programmes?

Slovakia's major renovation subsidy programmes, such as Obnov Dom and Zelená domácnostiam, rely entirely on unit price schedules to determine eligible costs and reimbursement amounts. When you apply, the programme does not ask you to prove actual contractor invoices. Instead, it counts the units of work you propose (for example, 150 square metres of wall insulation, one heat pump installation) and multiplies each by the schedule rate.

Obnov Dom, which supports deep renovation of single-family homes with a target of 30–60% energy savings, includes unit prices for thermal insulation, heating system replacement, and renewable energy installations. The programme updates these rates annually to account for inflation and material cost changes. All beneficiaries receive the same schedule rates, whether they hire a licensed contractor or self-perform work. This means a household in Bratislava and one in a rural region pay according to the same table.

Zelená domácnostiam, which supports renewable energy installations such as heat pumps, solar panels, and biomass boilers, similarly uses unit prices. For example, if the schedule lists 2,500 EUR per kW of heat pump capacity, and your installation is 10 kW, the programme calculates 25,000 EUR as the eligible cost ceiling, regardless of what vendors quote. Some programmes, like Zelená domácnostiam, also enforce a registry of approved equipment with maximum unit prices, so you cannot exceed the rate even if you source a premium model.

What is the difference between a unit price schedule and a bill of quantities?

The two documents serve opposite purposes and should never be confused. A bill of quantities (Slovak: výkaz výmer) is a detailed breakdown of materials, labour, and costs specific to YOUR project. An architect or quantity surveyor prepares it during design or tender, based on site surveys, material specifications, and local contractor rates. It reflects your actual building's needs and market conditions in your region. A bill of quantities is a project budget; it is unique to you.

A unit price schedule, by contrast, is a generic reference table used by a subsidy programme to cap what it will reimburse. It does not know about your building's condition, your region's labour costs, or your contractor's pricing. It is a blunt tool that treats all homes the same. Neither can replace the other: you need your own bill of quantities (or detailed architect estimate) to understand true project costs, and you need the unit price schedule to understand how much the subsidy will cover.

Why does the gap between the schedule and contractor quote matter?

In most renovation subsidy schemes, the gap between the unit price schedule and your real contractor quote is your responsibility. If a contractor quotes 3,200 EUR to replace your heating system, but the unit price schedule allows 2,800 EUR, the subsidy pays only 2,800 EUR. You cover the remaining 400 EUR. If your quote is lower than the schedule, the subsidy typically still reimburses the full schedule rate (up to the eligible amount), so you benefit. But most households discover, unhappily, that real costs exceed the schedule.

This gap arises because unit price schedules are often set conservatively, based on historical data or political budgets, not current market rates. Labour shortages, supply-chain disruptions, or regional cost differences can widen the gap. A household that fails to compare contractor quotes against the schedule before committing to a renovation can face a sudden shortfall: the subsidy approval letter arrives, the contractor begins work, and only mid-project does the applicant realize the true cost difference. At that point, options are limited: abandon the project, seek alternative funding, or negotiate down the scope.

How do you price work against the schedule before committing?

The prudent sequence is straightforward: obtain the unit price schedule BEFORE you approach contractors. Most subsidy programmes publish schedules on their websites or in downloadable documents. For Obnov Dom and Zelená domácnostiam, these are available from the programme administrator's portal or from partner information offices. Download it, or request it in writing if it is not public.

Next, define your project scope: which eligible measures you plan to undertake, and the quantities (for example, 200 m² of wall insulation, one heating system, one solar installation). Multiply each quantity by the corresponding unit rate from the schedule. This gives you the "eligible cost" the programme will recognize.

Then approach at least two or three contractors for competitive quotes. Provide each with the same detailed scope so quotes are comparable. Compare each quote against the schedule. Where a contractor's price exceeds the schedule, highlight the gap. This is the amount you must fund from your own resources, savings, or loans. Factor this into your renovation budget.

Only after this analysis should you commit to a renovation timeline or submit an application. Discuss the gap with your architect or the programme's advisory team. Some households decide to reduce scope (fewer square metres insulated, a smaller heat pump) to fit the schedule. Others accept the gap and plan financing. A few discover that the schedule rate is so high that even self-performing some labour will not consume the full subsidy, and they pocket the difference (subject to programme rules: some programmes claw back unused allocations).

How does the unit price schedule differ from commercial construction price databases?

Commercial price databases such as construction industry cost guides or online estimation tools (common in countries with developed quantity surveying markets) aggregate real project data and contractor feedback to estimate "average" costs by region, material grade, and labour market. They are more dynamic than unit price schedules: they update frequently as labour and material prices shift. However, they remain estimates and may not reflect your specific contractor's pricing. They serve architects, project managers, and contractors as planning reference tools, not as subsidy caps.

A unit price schedule, by contrast, is a policy tool. It is set by subsidy programme staff to control the programme budget, not to reflect current market truth. It does not adapt when labour prices spike or material shortages occur mid-year. It is uniform across a region or nation, whereas commercial databases often vary by locality. The schedule is a cap; the database is a reference. This distinction matters: a contractor who quotes using commercial market data will likely exceed the subsidy schedule, and the gap falls on you.

What happens if you discover a funding gap after approval?

Construction budget surprises after subsidy approval are common and stressful. If an approved application assumes 25,000 EUR in eligible costs but actual quotes total 28,000 EUR, most programmes will not retroactively increase your subsidy. You have three options: (1) reduce scope to fit the approved eligible amount, (2) contribute the gap from your own funds, or (3) withdraw and reapply with revised scope (which delays and may not succeed if programme funds are depleted). A small number of programmes allow in-scope cost transfers, where you reduce spending on one measure and increase it on another, both within the approved budget.

To avoid this predicament, always obtain and compare contractor quotes BEFORE submitting your application. If you cannot get firm quotes months in advance, budget conservatively: assume a 10–15% buffer above the unit price schedule to cover market variability and unforeseen conditions. Discuss this buffer with your architect or adviser. It is far better to discover a modest gap early and plan for it than to face a crisis mid-project.