Apartment and Build-to-Rent Furniture Packages for Developers: One Specification per Unit Type

An apartment furniture package is a set of furniture defined for a unit type, repeated across every unit of that type in a development. For a developer, builder or build-to-rent operator, the package is easier to procure when it is written once per unit type, approved once and then multiplied by the unit count.

This page explains how to build that specification for a commercial project sourced from China. It is a quotation brief, not a rulebook. The project designer decides the layout, finishes and the rules that apply to the building, and each supplier must show evidence for the product it offers. FBM Furniture works with developers, general contractors, builders, commercial project owners, interior design and construction companies and FF&E solution providers.

Start with unit types, not with rooms

List the unit types in the development, for example a studio, a one-bedroom and a two-bedroom, using the names on the architect’s schedule. For each, record which rooms receive furniture and which items go in each room. Each unit type becomes one specification with its own item codes. Differences between unit types then appear as differences in the schedule, not as separate rounds of questions to the factory.

Schedule field	What to record
Unit type and quantity	The architect’s unit type name and the number of units, with the building or floor where each group will be delivered.
Room and item code	One code per item, for example living, bedroom or dining, so drawings, samples and cartons use the same reference.
Dimensions and layout	The dimensioned drawing or the constraint that drives it, such as a door width or a wall length.
Material, fabric and finish	The reference and the approved sample code for every visible surface.
Assembly and packing	Whether the item arrives assembled, knocked down or flat-packed, and how cartons are marked by unit and room.
Evidence required	The test reports or declarations the specification asks for, per item and per destination.

The table is a checklist. Add a line for anything your project needs that is not listed, such as a fixing detail or a spare allowance.

Keep one finish family across the unit types

A development usually repeats a small number of finishes and components across every unit type. Decide them once, approve a sample of each, and refer to them by code in every unit-type schedule. Fewer variants mean fewer approvals, simpler spare parts and fewer chances of a unit receiving the wrong item. If a unit type needs a different finish, record it as an exception on the schedule and approve it separately.

Build-to-rent and serviced apartments are used differently

We use these terms as working labels. Build-to-rent usually means purpose-built apartments operated as long-term rentals. Serviced apartments are operated for shorter stays and are turned over more often. Ask the operator how each room will be used and cleaned, how often items will be moved or repaired, and whether the furniture must be replaceable item by item. Put the answer on the schedule. A supplier cannot choose the right construction for a use pattern it has not been told about.

For a sofa bed or similar convertible item in a longer-stay unit, see our notes on the decision between sleeper sofas, sofa beds and wall beds.

Approve once, then deliver by phase

Approve a sample or a drawing for each item code before bulk production, and record who approved it and when. For a multi-building development, agree the delivery phases with the builder: which units are ready first, which floors follow, and where cartons will be stored. Marking cartons by unit type, unit number and room lets the receiving team deliver each carton to the right place without opening it. The same approved references are what our team uses for the one inspection after bulk production is complete and before shipment.

Our guide to samples, finishes and approvals explains the approval sequence, and our guide to flat-pack and assembled furniture explains how the choice affects packing and receiving.

Name the rules in the specification

The rules that apply to apartment furniture depend on the destination, the building and the item. For example, upholstered seating, composite wood, bedroom storage and mattresses can each fall under different requirements in different markets. Name the requirements that apply to your project in the specification, and ask each supplier for evidence on the specific item. We summarise how we approach the main North American and Australian rules on our United States and Australia and New Zealand compliance pages, and the rules for this category are also listed on our apartment and student accommodation furniture page. Your specifier decides what applies to your building.

What to request from the factory

• A drawing or product sheet for each item code that matches the schedule.
• The material, fabric and finish references, with sample codes.
• Evidence the specification asks for, issued for the item offered and the destination named.
• A packing description, including whether the item arrives assembled, knocked down or flat-packed, and how cartons are marked.
• A statement of any proposed substitution, so that the designer can approve it before production.

Send the schedule, drawings and unit counts together using our FF&E schedule checklist. For a student room rather than an apartment, see our guide to student room furniture, and see our case studies for projects we have managed.

FBM Furniture is the furniture-focused team of FBM Sourcing, which manages the entire China procurement package for overseas construction projects. FBM Sourcing’s procurement overview explains the wider scope. Our minimum order is a full container; items from several factories can share one container.

Frequently asked questions

Is an apartment furniture package the same as a loose furniture order?

No. A package is defined by unit types and a schedule, so every unit of a type receives the same approved items. A loose order lists products without that structure, which makes approvals and delivery harder to control.

Do build-to-rent and serviced apartments need different specifications?

They can. A long-term rental unit and a short-stay serviced unit are used differently, so ask the operator how each room will be used and cleaned before you finalise the specification, and record it on the schedule.

Can one factory supply the whole package?

Sometimes, but sofas, beds, casegoods and dining items come from different kinds of factories. We can combine items from several factories into one container where the project needs it, and the full-container requirement still applies.

Which rules apply to apartment furniture?

That depends on the destination and the item. Our United States and Australia and New Zealand compliance pages explain how we approach the main rules. Your specifier decides what applies to your building and your products.

How does FBM Furniture charge for a package?

For suppliers you nominate, we charge a 5% commission; for products we source for you, we quote a direct price. Our own team performs one inspection after bulk production is complete and before shipment, and your team is welcome to attend.