Custom millwork or bespoke FF&E? The Endless Confusion in Hotel Projects

In the hotel and restaurant industries, mislabelling custom millwork and bespoke FF&E (Furniture, Fixtures & Equipment) only adds complexity to an already challenging design process.

Though both millwork and custom FF&E can be produced by the same fabricator and managed by your humble project lead, confusing the two often comes at a high cost. Clearly distinguishing them from the outset is essential to assign roles based on expertise and to place responsibilities in the right hands. Only then can budgets be modelled accurately and installation phases anticipated with confidence.

You’ll find the systematic exceptions at the end. Before and to help you navigate this subtle yet important distinction, here are the three simple questions you should ask yourself:

Question 1: Can the item be manufactured without on-site measurements?

• If not, it’s likely millwork. For example, a bar counter requires precise coordination: utility hookups, floor layout alignment, and exact facade placement.

• If yes, even a headboard can be considered FF&E—produced in series, and installed even if it leaves small gaps on either side.

• Exception: Curtains—although FF&E, they often require site measurements.

• Counter-exception 😉: Thermal sheers, normally FF&E, contribute to the building’s performance and are often included in construction specs (what about the tracks?).

Question 2: Does the item require integration within technical building coordination?

• If yes, it likely qualifies as millwork. You wouldn't install a vanity without confirming drain positions relative to finished flooring, nor deliver a built-in bookshelf without measuring the exact recess.

• If no, it’s likely FF&E. Most FF&E items, even bespoke ones, don’t require integration—except with other FF&E or OS&E.

• Exception: Chandeliers, whose placement within ceilings must account for ducting and plenum space.

• Counter-exception: curtains blackout (happy to schedule a 4-hour call on that topic!).

Question 3: Can the item be removed easily without damage?

• If yes, it’s probably bespoke FF&E. A freestanding or wall-mounted unit can be removed with muscle and a screwdriver.

• If no, it’s likely millwork. Removing a built-in banquette might damage finishes, require paint touch-ups or even cutting the piece in half to get it through a doorway.

• Exception: Heavy or oversized furniture pieces—removal may be complex even for FF&E.

Strategy Drives the Choice

Once correctly identified, a project owner or interior architect may still choose to assign certain millwork items to the FF&E consultant. This can be due to:

• A late design description

• Pure oversight (was that rectangle on the plan a table or a complex built-in?)

• A desire for closer oversight during production

• A need to bypass general contractor markups

Or simply design intent—as seen in MAMA SHELTER hotels, where vanities and wardrobes are often treated as furniture.

Whether assigned to construction or to the FF&E team, costs related to implementation must be anticipated. Systematically handing last-minute items to the most recently hired consultant—usually the FF&E procurement agent—is a risky approach.

Conclusion: The Rule of Systematic Exceptions

The millwork vs. FF&E boundary is clear in 95% of cases. But it’s the 5% that cause the most issues. Banquettes, dressings, kitchenettes, back bars—all of these can fall under either scope depending on the project context. The real challenge is to think case by case and decide what makes most sense.

Despite distinct skillsets and responsibilities, systematic exceptions do exist—as FIGURZ has observed across many projects. Public space millwork, banquettes, wardrobes, vanities, and kitchenettes in extended-stay or serviced apartments often shift between FF&E and works packages, sometimes too late to avoid friction.

Thanks to FIGURZ’s tools, you can model your FF&E budget and decide to include or exclude these grey zones and avoid unpleasant surprises later.

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