Insulation, drywall, and finishes

Sequence

A typical sequence for the finish phase:

1. Insulation — wall and ceiling insulation, plus air-sealing details verified by the energy inspection. Spray foam at rim joists, roof-deck taping, gaskets at top plates.
2. Drywall — hung, taped, mudded (3 coats), sanded.
3. Prime + first coat — walls and ceilings.
4. Trim carpentry — baseboards, casing, crown if scope, stair railings.
5. Paint — final coats on walls and trim.
6. Flooring — hardwood, tile, LVT — installed against the trim, or sometimes with shoe molding added afterward.
7. Cabinets — kitchen, bathrooms, built-ins.
8. Counters — measured after cabinets are set, fabricated off-site, installed.
9. Tile — backsplashes, shower walls, floors.
10. Fixture set — toilets, sinks, faucets, light fixtures, ceiling fans.
11. Final electrical and plumbing trim — outlets, switches, panel labels, fixture connections.
12. Appliance install — refrigerator, range, dishwasher, microwave, washer/dryer.

What's in the contract vs. allowances

Most addition contracts have allowance lines for finish materials:

• Cabinets: typical allowance $15K–$40K for a kitchen, $4K–$10K per bathroom.
• Counters: $5K–$15K for a kitchen, $1K–$3K per bathroom.
• Tile: by area, $5–$25/sf material + $10–$30/sf installation.
• Flooring: by area, $4–$15/sf material + $4–$12/sf installation.
• Lighting fixtures: $3K–$15K project-wide, depending on taste.
• Appliances: $5K–$25K project-wide.
• Plumbing fixtures: $3K–$10K project-wide.

When you pick something above the allowance, the contract has a true-up: you pay the difference. When you pick below, you get credit. Most owners spend 10–25% over the original allowance budget because finish selection happens in real life with a partner and a Saturday morning at the showroom — not against a spreadsheet. Plan for it.

What can slip

Finish phase is when lead times show up:

• Cabinets — semi-custom is 6–10 weeks, custom is 12–20 weeks. Order at end of framing.
• Counters — fabrication is 2–4 weeks after template. Schedule cabinet install accordingly.
• Specialty tile — imported tile can be 8–16 weeks. Order during MEP rough.
• Light fixtures — most are in-stock, but designer lines can be 4–8 weeks.

The GC's project manager tracks all of this. Your job as the owner is to make selections fast and not change them.

What you live with later

Finish choices are the things you'll see every day for the next 20 years. They're worth taking the time on. But they're also the things that don't materially affect the structure or the systems. Prioritize: make selections fast on the structural and life-safety items (windows, doors, HVAC); take longer on the visible-and-personal items (kitchen cabinets, paint colors, light fixtures).