Cellect AI Construction finance for real-estate developers
Read the specimen ledger ↓One page.
Every number defended.
Cellect holds the cost plan, the programme and the site record on a single sheet, and makes every figure on it open to the subcontract, change order or valuation it came from. When the site moves, the sheet moves, and it shows you who moved it.
Below is a full cost ledger for a specimen scheme, typeset the way Cellect renders it. It foots. Check it.
Specimen — cost ledger
Rowan Yard, SE16
84 units, £46,320,000 of works
Elemental cost report at 31 August 2026, drawn from valuation No. 14. Figures in pounds sterling. Brackets denote credits, an em rule denotes nil, and in the variance column A marks an adverse movement against F for a favourable one. Revised is original plus approved change; variance is forecast less revised.
Eight columns pan the figures
| Element | Original | Approved change | Revised | Committed | Certified | Forecast | Variance |
|---|---|---|---|---|---|---|---|
| 1A Preliminaries | 5,640,000 | — | 5,640,000 | 5,640,000 | 3,948,000 | 5,782,400 | 142,400A |
| 2A Substructure | 4,120,000 | 186,400 | 4,306,400 | 4,306,400 | 4,306,400 | 4,306,400 | — |
| 2B Frame & upper floors | 9,480,000 | — | 9,480,000 | 9,480,000 | 8,214,600 | 9,480,000 | — |
| 2C Envelope & roofinga | 7,950,000 | 412,000 | 8,362,000 | 8,362,000 | 5,109,300 | 8,509,700 | 147,700A |
| 3A Internal finishes | 6,310,000 | — | 6,310,000 | 2,470,000 | 618,400 | 6,190,000 | (120,000)F |
| 5A Mechanical & electrical | 8,240,000 | (95,000) | 8,145,000 | 7,903,500 | 3,882,100 | 8,145,000 | — |
| 8A External works | 2,180,000 | 64,500 | 2,244,500 | 1,102,000 | 240,700 | 2,244,500 | — |
| 0C Contingency, undrawnb | 2,400,000 | (567,900) | 1,832,100 | — | — | 1,462,000 | (370,100)F |
| Total | 46,320,000 | — | 46,320,000 | 39,263,900 | 26,319,500 | 46,120,000 | (200,000)F |
- aCO-12 · 4 August 2026
- Cladding fixings, raised by the estimator against the envelope package. The three documents behind it are printed in full further down this page.
- bContingency draw
- Every addition and omission above is funded from this one line.
Change controlTwelve approved change orders, £662,900 of additions against £95,000 of omissions, funded by the £567,900 drawn from contingency. That is why the approved-change column foots to nil.
Exposure£12,944,400 is committed but not yet certified, and £7,056,100 of the revised budget is still to be bought out.
Certified for payment
CheckedFor the quantity surveyor
Nothing new to learn. This is the elemental cost report your quantity surveyor already issues, with every cell wired to the document underneath it.
Open a cell
Every figure opens
to the subcontract.
The £412,000 of approved change on element 2C is not a number anybody typed into the sheet. It is the arithmetic of three documents, and here are all three of them.
- 1QuotationQU-0416
Marlow Facades Ltd 27 July 2026
Revised bracket spec to the cladding zone. Rates carried from the subcontract; no new rates opened.
Quoted438,600
- 2AssessmentVAL-14/2C
Quantity surveyor 1 August 2026
Access allowance is already priced in preliminaries, so it is disallowed on measure. The remainder is agreed as quoted.
Assessed off(26,600)
- 3InstructionCO-12
Contract administrator 4 August 2026
Issued against element 2C. The value is drawn from contingency rather than added to the budget.
Instructed412,000
Which is the figure in the ringed cell. Cellect holds the three documents; the cell only ever holds their sum.
Element 1A Preliminaries variance
£142,400A
Eight days of extended site set-up, priced the morning the sequence slipped rather than at the next valuation. A date became a cost the same day, on the row it belongs to.
The rate is the preliminaries build-up out of the subcontract — staff, welfare, plant standing and security — and not an average struck after the event.
The method
Feasibility Cost control Draws Investor reporting
§1Set the scheme
A residual appraisal built in the same shape as the ledger it will become, so the day you break ground nothing has to be re-keyed and nothing quietly changes definition.
OutputAppraisal · cost plan · funding profile
§2Hold the plan together
Subcontracts, change orders, valuations and field reports land against the line they affect. The sheet recomputes, and the movement is attributed to whoever caused it.
OutputLive cost report · draw pack · variance log
§3Defend the outcome
Lender, investor and project manager read the same sheet, and every figure on it opens to the document underneath. No reconciliation meeting has to establish whose number is right.
OutputOne sheet, sourced, for every party
Put your own scheme through it.
Fill in three lines and we return the sheet above, set on your numbers, with every figure opening to your documents. We walk you through the ones that do not agree.
One sheet back two working days no obligation