Understand the finish selections that shape the look and feel of your project—and how to manage them without slowing things down
Introduction
Finishes are what bring your space to life. From flooring and cabinets to lighting and paint, these are the visible materials and fixtures that define the style, comfort, and function of your completed project.
While finish decisions are important, they don’t all need to happen at once. One of the biggest misconceptions is that every detail needs to be finalized before plans are complete. In reality, your design team can often use placeholders or allowances while you continue making decisions—and it’s better to keep progress moving than delay your drawings for tile samples.
Finishes can account for 25-40% of a residential construction budget, depending on the quality level and how much customization is involved. That means your decisions here can have a major impact on both cost and timeline.
Common Categories of Finish Selections
You’ll be asked to make selections across a wide range of materials. These are typically broken down into:
- Flooring: Wood, tile, carpet, LVP, concrete
- Wall finishes: Paint, tile, wall paneling, accent materials
- Ceilings: Exposed beams, vaulted forms, drywall textures
- Cabinetry & Countertops: Kitchen, bathroom, laundry, built-ins
- Plumbing Fixtures: Faucets, tubs, toilets, showerheads
- Lighting Fixtures: Ceiling lights, sconces, pendants, recessed
- Hardware: Cabinet pulls, door knobs, plumbing trim kits
- Appliances: Cooktops, ovens, dishwashers, ranges
- Trim & Millwork: Baseboards, casing, crown molding
- Exterior Finishes: Roofing, siding, stone veneer, windows, doors
When Finish Selections Happen (and When They Don’t Have To)
Finish selections typically begin during the Design Development phase and continue throughout the construction process. While some items need to be decided early (like plumbing fixture rough-ins), many don’t need to be finalized until after plans are submitted.
Here’s what’s important:
- You do not need to have every finish selected before plans are done.
- Finish decisions should not delay your architectural progress.
- Your team can use placeholders, allowances, or product types (e.g., “standard wall-mounted faucet”) until selections are finalized.
- Prioritize big-impact items or anything that affects construction (e.g., curbless shower layout, appliance sizes that change cabinet spacing).
Should You Hire an Interior Designer?
Interior designers can be a huge asset, especially if you’re looking to create a cohesive aesthetic or need help choosing materials.
Reasons to hire one:
- You’re not confident in finish selections
- You want help developing a mood board or design direction
- You’re planning a high-end finish custom home
- You need assistance sourcing and managing product orders
Cost: Most charge hourly ($100–$250/hr) or offer a flat fee per room or project phase.
Tip: Ask your designer what level of coordination they offer with the architect and contractor, and whether they assist with procurement.
How Your Architect or Contractor Can Help
Many architects and construction teams provide baseline assistance with finish selection, especially on residential projects. This may include:
- Standard packages (builder-grade or cost-effective defaults)
- Product suggestions or samples from past projects
- Visits to showrooms or vendor recommendations
- Access to trade discounts on tile, lighting, and fixtures
If your architect or builder offers finish support, ask how it’s structured and what’s included in their scope.
FF&E Overview (Furniture, Fixtures & Equipment)
FF&E refers to all the non-structural elements that complete your space. That includes everything from plumbing fixtures and lighting to appliances and sometimes furniture.
A key tool for managing this process is the FF&E Matrix, which outlines who selects, purchases, and installs each item.
Item | Provided By | Installed By | Label |
Kitchen Faucet | Owner | Contractor | OFCI |
Refrigerator | Owner | Owner | OFOI |
Light Fixtures | Contractor | Contractor | CFCI |
Bath Vanity | Owner | Contractor | OFCI |
Key Terms:
- OFCI: Owner Furnished, Contractor Installed
- OFOI: Owner Furnished, Owner Installed
- CFCI: Contractor Furnished, Contractor Installed
This document helps ensure no item is missed or assumed to be someone else’s responsibility. Your architect or builder may create this matrix for you, or you can draft a basic version in Excel.
Staying Organized with Finish Selections
Keeping your selections organized is one of the most helpful things you can do. Try:
- A spreadsheet sorted by room or category
- A folder for each room with product cut sheets
- Saving finish samples or photos in a digital mood board
- Documenting product info (brand, model, color, finish)
- Confirming lead times before ordering
Ask your contractor or architect if they need selections submitted in a particular format or by a certain date.
How Finishes Affect Budget and Timeline
Finishes are one of the easiest places to go over budget, and one of the hardest to scale back once you’re emotionally committed.
- Tile, appliances, lighting, and cabinetry are common cost drivers
- Delayed selections can delay construction if materials don’t arrive in time
- Most contractors will include allowances for finishes in their bid. If you select something more expensive, you’ll pay the difference
- Replacing a finish late in the game often comes with added labor, change orders, or re-coordination
Finishes To-Do List
Use this checklist to stay organized and start making progress, even if you’re early in your design process:
✅ Walk through a home improvement store or design showroom ✅ Save inspiration photos or examples for each space (Pinterest, Houzz, screenshots, etc.) ✅ List your must-have and nice-to-have finishes (flooring type, lighting style, cabinet color, etc.) ✅ Identify any finishes you already own or want to reuse (appliances, fixtures) ✅ Ask your architect or builder what finishes need to be selected early ✅ Find out if you’ll be working with allowances—ask what’s included ✅ Start a basic spreadsheet or folder to track your selections ✅ Learn about finish durability and maintenance for high-use areas (like kitchens and baths) ✅ Ask your team if they offer help with finish coordination or trade discounts ✅ If overwhelmed, consider interviewing an interior designer for help
You don’t need every finish selected before your plans are complete, but starting early helps reduce stress and keep your project moving smoothly.
What’s Next: Value Engineering During Architecture
After reviewing your desired finishes, you may find that some selections push your budget further than expected. In the next subpage, we’ll walk through how to adjust materials, finishes, or scope in a thoughtful way, without sacrificing your overall design vision.
Continue to Value Engineering During Architecture to learn how to make smart trade-offs before construction begins.