When it comes to building your dream home, the building specification and schedule of fittings (including the colour selection) are two critical elements that will determine the success of your project.
A schedule of fittings details the fixtures and fittings that will be installed, whereas building specification documents outline the materials, workmanship, and construction methods that will be used in your project.
Here are my answers to the questions I get asked most about specifications and fittings schedules.
C20 - What You Should Know When You Design Your New Home
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Last updated 22 Oct 2026 · Revision 2 · Free updates for life
Checklist Type: Minor
Form Factor: Fillable, print-ready PDF (A4, 34 pages)
When to use: Design stage: before the plans and specification are finalised and before you sign
A 134-check guide to work through with your designer while the plans are drawn. Settle the block, the sun, the layout, the energy rating, the services and the contract early, so a change costs a redraw, not a variation.
What information is contained in the building specification document?
The building specification document details the materials and workmanship that will be used in your construction project.
It sets the quality and standard of the materials and the construction methods to be used, so there are no misunderstandings about what's being built.
It typically contains information about the foundation, walls, roofing, insulation, windows, doors, flooring, and other components.
Builders refer to the building specification constantly. Before construction it is referenced to order the materials (and colours) you have chosen. Copies of the specification and selections are sent to suppliers and contractors as part of their subcontract package.
During construction, building supervisors check deliveries and installations against the specification and fittings schedule to make sure the correct materials—and colours—have been ordered for your new home.
How can I tell if my building specifications are up to standard?
A good specification is specific: brand, model, size, finish and quantity for every item. Here's how to check yours.
First, have a trusted third party, such as a qualified and experienced builder or a construction lawyer, review it and give you feedback.
Second, compare your builder's specification with an industry association contract and specification.
Two common options in Queensland are the free QBCC New Home Construction Contract, and the Master Builders Queensland Residential Building Contract (Progress Payments version) with its Residential Building Specification, which you can get from Master Builders Queensland. I like the Master Builders version for the level of detail it forces.
View the entire QMBA RBC here
Its companion specification has a room-by-room schedule, so every item, description and quantity has to be spelled out for each room and area of your new home.
Some project builders dislike it for the same reason I like it: it has to be customised for each client, which takes time they'd rather not spend on individual contracts.
View the complete QMBA residential building specification here
What is a fitting schedule, and why is it important?
A fittings schedule is a document that lists the fixtures and fittings that will be installed in your project, such as taps, sinks, toilets, and light fixtures.
There is a risk of confusion and misunderstandings between the builder, client, and suppliers without a fittings schedule, which can lead to time delays and additional costs.
Can I make changes to the fitting schedule after it has been approved?
You can change the fittings schedule after it's approved, but it can be difficult and costly.
Any changes need to be communicated to the builder and suppliers, and may require extra materials or labour, along with updated documentation to reflect the requested changes and amend the affected contract documents.
Changes may also cause delays, depending on the stage of the project, which can be frustrating and inconvenient for everyone involved.
As a result, it is critical to carefully consider the fittings schedule during the planning stage and make any necessary changes before construction begins.
How can I ensure that my fittings are installed on time?
It’s important to have a clear, detailed fittings schedule and to share it with everyone involved in the project to make sure fittings are installed on time. Your builder provides this document to subcontractors and suppliers when requesting quotes before construction and again when issuing purchase orders for contract work packages.
It is crucial to keep a close eye on the delivery of materials to the construction site and track the progress of subcontractors. It is equally important to ensure that the appropriate fixtures are correctly installed during the appropriate stages of construction.
Wrong colour selections are a common problem with scheduling software, because selections are usually typed into the software by hand. Mistakes happen when the paperwork is disorganised or hard to read.
Regular site inspections and progress meetings can aid in the early identification of any issues or discrepancies, allowing for timely resolution and keeping the project on track.
When in doubt check it out and ask questions of your construction supervisor or builder.
How does the building specification affect construction costs?
The building specification can have a significant impact on construction costs. Higher-quality materials and workmanship will generally cost more than lower-quality alternatives, and more complex construction methods may necessitate more labour and time.
It is critical to strike a balance between quality and cost, as well as carefully consider which specifications are most important to you.
Working with an experienced builder or architect can assist you in developing a specification that meets your needs and budget while also ensuring that your project is completed to a high standard.
Your display home isn't your specification
To avoid confusion at the construction site, it's essential to read the specifications carefully and identify the actual components of the builder's display home.
Each specification may have different component variations or levels of finish, and it's easy to become unsure about what you are getting for a specific element, especially if you have changed some elements included in your specification with high or lower specification items.
If you find yourself unsure, it's best to ask the salesperson to show you the difference between elements in the display home and clarify which version you have included in your contract.
Don't assume something is in your favour just because it seems logical. Any unclear areas in the documentation may work against you on site, and you may have to pay to fix the confusion even if it's not your fault. Make sure you know exactly what you're getting before you sign.
Can I negotiate the building specifications and fittings schedule with my builder?
Yes, you can negotiate the building specifications and fittings schedule with your builder and the best time to do this is prior to signing a contract.
However, keep in mind that any changes or negotiations will almost certainly have an impact on the overall cost and timeline of the project.
So communicate clearly with your builder about your priorities and budget, and sort it out before the contract documents are finalised, not later through variations.
Before you sign: three steps
1. Get the full specification and fittings schedule before you sign, not after.
2. Walk the display home with the specification in hand, and ask the salesperson to point out every item that's an upgrade.
3. Get anything unclear clarified in writing and written into the contract. Our C4 Asking the Right Questions checklist helps with what to ask.
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