Building Spec & Fittings Schedule Q&A

When you build a new home, the building specification and the schedule of fittings largely decide how well the project goes.

The schedule of fittings lists every fixture and fitting that will be installed. The building specification lists the materials, workmanship and building methods. Here are answers to the most common questions about both.

C20 - What You Should Know When You Design Your New Home

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Last updated 28 Oct 2026 · Revision 3 · Free updates for life

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What information does the building specification document contain?

The building specification says what materials will be used, how they should be made and how the building should be put together. It usually covers the foundation, walls, roof, insulation, windows, doors, flooring and more. It matters because it keeps everyone on the same page and avoids disputes about materials and methods.

Depending on the contract your builder uses, the specification is either broken down into a separate contract document listing each element and its quantity, or the contract simply refers to a "standard specification" to be read together with the contract, plans and details.

In my opinion, the best building contracts detail each specification item, its location and its quantity, much like a bill of quantities. That way there's no doubt about, for example, how many light fittings are in a bedroom, because it's spelled out in the document.

Contracts that rely on a "standard specification" might only say "ample light fittings". Then you have to count the fittings drawn on the plan, because that's what "ample" means: whatever has been drafted.

A bill-of-quantities-style specification and schedule of fittings, like the one in the Master Builders Queensland contract, takes longer to prepare than the QBCC contract, which simply refers to other documents instead of listing the exact inclusions.

How do I know my construction specification is up to code?

Your plans and specification must comply with the National Construction Code (NCC) and relevant Australian Standards, and your building certifier checks this before issuing approval. But the certifier doesn't check that the specification is complete or clear. That's your job before you sign. A qualified, experienced builder, engineer, contract administrator or architect can review the documents for you.

They'll find the holes in the specification and suggest improvements. You can also compare what you've been given with industry standard contracts, like the Master Builders or HIA contracts.

Here's a simple test: "Do I know exactly how many light fittings are in the master bedroom, and what make, model and colour they are?" If you can't find the answer, or you find more than one answer between the plans, contract and specification, the documents are unclear, poorly written or just wrong.

When in doubt - do not sign a contract until you have a definitive answer and the answer is detailed on contract documents (plans are updated, schedules are amended).

What is a fittings schedule, and why do I need one?

A fittings schedule lists the taps, sinks, toilets, light fittings and other fixtures that will be installed. It makes sure everyone is on the same page and the right items get ordered and installed. Without one, the builder, client and suppliers can end up with different ideas, leading to delays and extra costs.

Can I change the fitting schedule once it's been approved?

Yes, but it's hard and can be expensive. The builder and suppliers have to be told, and extra materials or labour may be needed. Builders charge variation fees for changes after the contract is signed, unless the change fixes a mistake they made.

Depending on the stage of the project, changes can also cause delays, which can be frustrating and inconvenient for everyone involved.

So think carefully about the fittings schedule during planning and make any changes before construction starts.

How can I make sure my fixtures are put in on time?

Have a clear, detailed fittings schedule and make sure everyone working on the job has it. Work with your builder to track progress, and use regular site visits and progress meetings to catch problems early.

What effect does the building specification have on construction costs?

A lot. Higher-quality materials and workmanship cost more, and more complicated building methods take more labour and time. Find a balance between cost and quality, and decide which features matter most to you. An experienced builder or architect can help you fit your needs to your budget.

Can I negotiate with my builder about the building specifications and fittings schedule?

Yes, within reason. Before you sign the contract, you can discuss the details with your builder and adjust them.

Builders often offer "standard specifications" at different levels. You pick one that suits your budget, then add, remove, upgrade or downgrade individual items.

Any change after signing will almost certainly affect cost and time, so be clear with your builder about your priorities and budget, and sort out changes before you sign.

Before you sign: pick three rooms and check you can find the exact make, model, colour and quantity of every fitting in them. If you can't, ask for the schedule to be updated.