Insulation, drywall, finishes

The sequence

1. Insulation — wall, ceiling, floor, per energy code. Inspected before drywall.
2. Drywall — hung, taped, mudded, sanded, primed.
3. Trim and millwork — door and window casings, baseboards, built-ins.
4. Cabinets — uppers, lowers, vanities, shelving.
5. Counters — measured after cabinets are in, fabricated and installed.
6. Flooring — sheet, plank, or tile per room.
7. Paint — walls and trim.
8. Fixtures and trim-out — light fixtures, plumbing trim (faucets, toilets), HVAC registers, electrical devices.
9. Appliances.

This is the longest phase by hands-on time, typically 2 to 3 months.

Where the budget gets eaten

Finishes are roughly 20–30% of total project cost, and the line where late "we'll just upgrade" decisions eat the contingency. The pattern that keeps showing up in owner accounts:

• "We'll just do quartz instead of laminate." +$3,000.
• "We'll just go with the better windows." +$5,000.
• "We'll just add the heated floor in the bathroom." +$2,500.
• "We'll just upgrade the cabinets." +$8,000.

By the end of finishes, $20K–$40K of "we'll just" decisions sit on the change-order ledger. Set the finish budget at design time and treat upgrades as deliberate trades, not impulses.

Tip

The allowance lines in your contract (cabinets, flooring, fixtures, appliances) are the budget for these decisions. Go over allowance and the GC bills the difference. Decide early whether you'll defend each allowance or take the upgrade hit.