'We are still deciding on the bathroom tiles'
The build is going well. The plasterer finishes next week, and the tiler is booked for the week after. The contractor asks the architect for the bathroom tile selection. The architect emails the clients. The clients reply that they have narrowed it down to three and will visit the showroom at the weekend. Then they send a photo of a tile, with no product name, in a showroom that stocks several similar ones.
Meanwhile the kitchen worktop, the sanitaryware and the internal door ironmongery are also undecided. The contractor warns that lead times on the chosen taps could hold up second fix.
Why selections come late
For homeowners, choosing finishes is exciting and personal, and they do not see the build programme. They do not know that the shower tray needs to be on site before the tiler starts, or that some items have long lead times. Choices come in a mixture of emails, photos, links and conversations, and details such as product codes, sizes and finishes are missing.
- Clients do not see when each decision is needed.
- Long lead time items are not flagged early.
- Selections arrive as photos and links without full product details.
- Changes of mind are not recorded clearly.
- The contractor is waiting on the architect, who is waiting on the client.
What late selections cost
Programme delays when trades are waiting for products. Awkward conversations about who pays for the delay, which depend on the contract. Wrong products ordered from incomplete information. And a lot of the architect's time spent as go-between, often outside the fee for the stage.
A selections schedule tied to the build
- A selections schedule is created for the project, listing every item the client needs to choose, room by room, such as tiles, sanitaryware, taps, worktops, flooring, ironmongery and light fittings.
- Each item gets a decision deadline worked back from the contractor's programme and typical lead times, which the contractor confirms.
- The client sees the schedule online with deadlines, and can pick from options the architect has suggested or add their own choice with product name, code, supplier, size and finish.
- Missing details are prompted, such as a finish for a tap or a size for a tile.
- The architect reviews each choice for fit with the design and specification and approves it.
- Approved selections go to the contractor as a schedule, and changes of mind are recorded with dates.
- Reminders go to the client as deadlines approach, and the architect sees which selections are late.
The schedule the client sees
| Room | Item | Decide by | Status |
|---|---|---|---|
| Bathroom | Wall tiles | Before tiler starts | Three options shortlisted |
| Bathroom | Shower tray | Earlier, for first fix | Chosen, approved |
| Kitchen | Worktop | Before templating | Not started |
| Throughout | Door ironmongery | Before second fix | Chosen, awaiting approval |
Illustrative only. Real deadlines come from your contractor's programme.
A build that is not waiting on the tiles
Clients know when each decision is needed and why, which takes the pressure off them as well as the builder. Choices arrive with the details the contractor needs. The architect spends less time chasing and relaying. And the project has a clear record of what was chosen and when.
Is this happening on your projects?
- Clients are still choosing finishes when trades are due.
- Selections arrive as showroom photos without product details.
- Long lead items have caused delays.
- You relay choices between the client and the contractor by email.