# What selections do you need to make when building a home?

URL: https://www.varloch.com.au/guides/what-selections-do-you-need-to-make-when-building
By Jan Lochtenberg, published 2026-11-01
Last updated: November 2026

Before building starts you'll choose the consultants, then every fixture and finish room by room: wet areas, kitchen, joinery, flooring, lighting, windows, roofing and landscaping. The earlier they're locked in, the more accurate the price and the smoother the build.

Before building starts you'll choose your consultants, then every fixture and finish, room by room: wet areas, kitchen, joinery, flooring, lighting, windows, roofing and landscaping. The earlier they're locked in, the more accurate the price and the smoother the build.

We give every client our onboarding schedule, which lists all of it. [Download the Varloch Onboarding Schedule (PDF)](https://www.varloch.com.au/varloch-onboarding-schedule.pdf).

## Why do selections need to be made early?

Because small choices change the work around them. A different shower drain changes the tile layout, how many cuts the tiler makes, and the cost. Furniture placement decides where the power, lighting and joinery go. The more detailed the plans before construction, the fewer variations and delays once the tools are out.

Not every item applies to every home, and every project has a few of its own. Use the list to work out which decisions are yours, then make them as early as you can.

## Which consultants and reports might you need?

Depending on the site and the design, a residential project can need:

- An architect or building designer, interior designer and decorator.
- A surveyor, geotechnical engineer and structural engineer.
- Hydraulic and electrical engineers, an arborist and a heritage consultant.
- Sydney Water sewer plans, a Dial Before You Dig report, a BASIX certificate and a fire-rating plan.
- Council bonds and contributions, the Long Service Levy and home warranty (HBCF) insurance.

Some are the client's to engage, some the designer's, some the builder's. Several sit outside the designer's cost estimate, so budget for them separately. Not sure who you need first? See [architect, building designer or builder](https://www.varloch.com.au/guides/building-designer-vs-architect-nsw).

## What do you choose for bathrooms and laundries?

Wet areas carry the most decisions per square metre, and waterproofing depends on getting them right early.

- Vanity, toilet, bath, basins, taps, mixers and shower rose.
- Floor, wall and feature tiles, plus grout and silicone colours, and tile sealing.
- Shower screen style and glass colour, niches and shelves.
- Drain type (tile insert, strip or grate) and exhaust.
- Heated or unheated towel rails, floor heating and lighting.
- Flush or ramped shower entry.

## What do you choose for the kitchen and joinery?

- Benchtop and splashback stone.
- Appliances: oven, rangehood, fridge, freezer, dishwasher, microwave, steam oven, boiling-water tap, waste disposal and bins.
- Sink and tapware, island features and seating.
- Joinery panel material: veneer, polyurethane, solid timber or laminate, and the stain, colour and texture.
- Handles, soft-close or push-to-open, drawers or doors, floor or wall mounted, overhead cupboards.
- Integrated appliances, built-in bins, and specialist details like cavity doors, corner units and hidden kick drawers.

## What about living areas, bedrooms and windows?

- Flooring: hardwood, engineered timber or tile, and the pattern (staggered, chevron, parquetry or picture framing).
- Lighting: downlights, pendants, wall lights, stair lights, LED strips and dimmers.
- Fireplaces, ceiling design, entertainment systems and where the art goes.
- Robes: walk-in or built-in, and storage.
- Blinds and curtains, and how the tracks are mounted (face, top, recessed or pelmet).
- Windows: single or double glazing, glass thickness, tinting, frame material (aluminium, steel, brass, copper or timber), privacy glass and external venetians.

## What about the outside?

- Roof type and colour, insulation, and solar panels and batteries.
- Gutter and downpipe material.
- Wall finish: render, concrete or timber cladding.
- Landscaping, trees, grass, irrigation, paving and garden lighting.
- Decks, pergolas, pools, sheds, fencing, the barbecue and outdoor dining areas.

## What gets forgotten?

The small items that touch every room:

- Skirting, architraves, cornices and wall panelling.
- Internal door hardware, window hardware and weather seals.
- Light switches, power points, intercoms and security.
- Air conditioning, ventilation and music.
- Balustrades, staircase design and paint colours.
- Extras like a sauna, gym, cinema room or home office.

## The short version

- Lock in consultants first, then selections room by room.
- Early selections mean a more accurate price and fewer variations.
- Wet areas and kitchens carry the most decisions. Start there.
- Budget separately for consultants and reports outside the design fee.
- Don't forget hardware, switches, skirting and paint.

[Download the Varloch Onboarding Schedule (PDF)](https://www.varloch.com.au/varloch-onboarding-schedule.pdf), our full selections checklist.

Planning a build or renovation in Sydney? [Tell us about it](https://www.varloch.com.au/contact) and we'll help you work through the selections.