Same room, same camera, one variable changed — the whole browsable set, filterable by room.
Decision sets
The options, side by side.
Same room, same camera, one variable changed — so a decision is shown, not just described. Numbered so you can point to one.
Which room are you deciding about?
117 comparisons across 21 rooms — pick one to start.
Each set shows the same room, same camera, with one thing changed — so you are comparing a decision, not browsing pictures. Choose a room above to see its comparisons.
01
Handle approach
Kitchen
Bar
Best for
Everyday kitchens where a confident grip matters more than a flush line — and the easiest handle to replace later.
Watch out
Protrudes into circulation; in a galley it catches sleeves and pockets. Screw centres are fixed, so a later swap is limited to the same drilling.
Cost effect
The reference point — the least expensive of the six.
Scope effect
Fixes door drilling at carcass stage; changing your mind after fabrication means new fronts.
Responsible
Supplied and installed by ALUMAX
Edge
Best for
A quieter line than a bar pull while keeping a real finger grip.
Watch out
The lip collects grease directly under the hand — the first place a wet kitchen shows wear.
Cost effect
Slightly above a bar pull.
Scope effect
Needs consistent door gaps across the run or the shadow line reads uneven.
Responsible
Supplied and installed by ALUMAX
Gola
Best for
A fully handleless look with a continuous horizontal line, and the strongest choice where circulation is tight.
Watch out
The aluminium channel collects dust and grease and must be wiped along its length; a door out of alignment telegraphs down the whole rail.
Cost effect
Higher than any pull — the profile, its end caps and the fabrication all add.
Scope effect
Sets a continuous rail across the run, so cabinet heights, filler panels and the profile finish must all coordinate before fabrication.
Responsible
Supplied and installed by ALUMAX
Lift
Best for
Upper cabinets over a work zone, where a swinging door would sit at head height.
Watch out
Gas stays weaken with use and are a wear part; a heavy front needs the right strut or it drifts.
Cost effect
Higher — the hardware carries the cost, not the door.
Scope effect
Requires clear headroom above the run and a decision on strut brand and serviceability.
Responsible
Supplied and installed by ALUMAX
Push-to-open
Best for
The cleanest possible front where a handleless look matters more than tactile feedback.
Watch out
Greasy hands mark the door face because the door IS the handle; the mechanism can trigger when a run is knocked.
Cost effect
Higher than a pull; the cost is in the mechanism per door.
Scope effect
Rules out soft-close on some systems — confirm the combination with the hardware before specifying.
Responsible
Supplied and installed by ALUMAX
Recessed gola
Best for
A gola line without the applied profile, where the joinery budget can carry the fabrication.
Watch out
The recess is machined into the front, so a damaged edge cannot be swapped as a part — the door is replaced.
Cost effect
The highest of the six: the cost sits in fabrication rather than hardware.
Scope effect
Front material must suit machining; not every laminate or foil takes a clean recessed edge.
Responsible
Supplied and installed by ALUMAX
02
Floor finish
Living
SPC
Best for
Rooms that need timber's look with real moisture tolerance — the safest of the three for a Sarawak ground floor.
Watch out
The wear layer is thin: deep scratches cannot be sanded out, only replaced. A poorly levelled slab telegraphs through.
Cost effect
Lower than tile or timber once laid.
Scope effect
Needs a level, dry slab; screeding and moisture readings belong in the programme before delivery.
Responsible
Specialist trade
Tile
Best for
Wet and high-traffic areas, and any ground floor with a real flood history.
Watch out
Hard and cold underfoot, and grout is the maintenance line — colour choice matters more than most clients expect.
Cost effect
Varies widely by format; large formats cost more to lay than to buy.
Scope effect
Sets floor level and threshold details against adjoining rooms; falls and drainage must be resolved first.
Responsible
Specialist trade
Timber
Best for
Bedrooms and upper floors where warmth matters and water exposure is genuinely low.
Watch out
Real timber moves with humidity; in an unconditioned Sarawak room expect movement at the joints. Not for a ground floor with flood risk.
Cost effect
The highest of the three, and the most sensitive to species.
Scope effect
Requires acclimatisation time on site and a decided expansion gap at every perimeter and threshold.
Responsible
Specialist trade
11
Corner solution
Kitchen
Carousel
Best for
Getting usable access to a blind corner without bespoke joinery.
Watch out
The rotating tray wastes the corner volume it turns in, and heavy items unbalance it.
Cost effect
Moderate — a standard fitting.
Scope effect
Sets a minimum corner cabinet width; check the door swing does not foul the adjacent run.
Responsible
Supplied and installed by ALUMAX
Dead
Best for
Accepting a lost corner to keep the budget in the doors and fronts where it shows.
Watch out
The space is genuinely unreachable — it becomes storage nobody uses, which is a real loss in a small kitchen.
Cost effect
The least expensive: there is no mechanism.
Scope effect
None beyond honest expectation-setting; decide this deliberately rather than by omission.
Responsible
Supplied and installed by ALUMAX
Magic
Best for
Small kitchens where the corner has to earn its volume.
Watch out
The most mechanism in the kitchen, so the most to go wrong; alignment is fussy and service means a specialist.
Cost effect
The highest of the three.
Scope effect
Needs a specified opening width and a door front that can carry the pull-out weight.
Responsible
Supplied and installed by ALUMAX
13
Window system
Window
Awning
Best for
Rain-prone elevations — it can stay open in a shower, which matters here.
Watch out
Restricts the clear opening, so it ventilates less than a casement of the same size.
Cost effect
Moderate.
Scope effect
Projects outward; check it does not foul walkways, grilles or an adjacent opening.
Responsible
Supplied and installed by ALUMAX
Casement
Best for
Maximum ventilation from a given opening — the best airflow of the four.
Watch out
Cannot be left open in rain, and a full sash needs robust hinges in a coastal or humid location.
Cost effect
Moderate.
Scope effect
Needs swing clearance inside or out, and coordination with any security screen.
Responsible
Supplied and installed by ALUMAX
Fixed
Best for
Light and view where ventilation is handled elsewhere.
Watch out
No airflow at all — in an unconditioned room this is a comfort decision, not just a cost one.
Cost effect
The least expensive per area.
Scope effect
Forces the ventilation strategy into other openings; confirm the room still meets its airflow need.
Responsible
Supplied and installed by ALUMAX
Sliding
Best for
Wide openings where a swinging sash has nowhere to go.
Watch out
Only half the opening ever ventilates, and the bottom track collects dirt and needs regular clearing.
Cost effect
Moderate; large spans cost more.
Scope effect
Track drainage must be resolved — a blocked track is a leak path in heavy rain.
Responsible
Supplied and installed by ALUMAX
15
Air-conditioning
Living
Cassette
Best for
Even distribution across a square room from a single central point.
Watch out
Needs real ceiling void; it commits the ceiling design and is disruptive to retrofit.
Cost effect
Higher than a split.
Scope effect
Ceiling height, void depth and drainage fall must be settled before the ceiling is closed.
Responsible
Specialist trade
Ducted
Best for
Concealing the system entirely across several rooms from one plant location.
Watch out
The most demanding of the three: duct routing, void depth and return-air paths all have to work, and service access must be planned.
Cost effect
The highest.
Scope effect
Drives the ceiling design across multiple rooms and must be coordinated with lighting and any structural downstand.
Responsible
Specialist trade
Split
Best for
The pragmatic default — simplest to install, service and replace.
Watch out
The wall unit is visible and dictates where furniture can sit; it dates the room faster than the joinery.
Cost effect
The least expensive of the three.
Scope effect
Fixes wall position, drainage fall and the pipe route to the condenser — decide before the wall finish.
Responsible
Specialist trade
16
Kitchen tier ladder
Kitchen
Essential
Best for
A sound, honest kitchen where the budget is better spent on getting the wet zone right than on finish.
Watch out
The specification is decided for you; expect fewer choices in fronts, hardware and internal fittings.
Cost effect
The entry point of the ladder.
Scope effect
Moisture zone still governs — the tier never overrides what a wet area requires.
Responsible
Supplied and installed by ALUMAX
Signature
Best for
The middle of the ladder, where finish and hardware quality start to show daily.
Watch out
Easy to spend here on what shows and under-specify what does not — the carcass matters more than the front.
Cost effect
Above Essential.
Scope effect
Confirm which upgrades are finish and which are construction; they are not the same decision.
Responsible
Supplied and installed by ALUMAX
Bespoke
Best for
Where the joinery is genuinely bespoke — non-standard dimensions, unusual materials, a specific detail.
Watch out
Bespoke means longer lead time and less margin for a late change; the drawing has to be right.
Cost effect
The top of the ladder.
Scope effect
Requires the fullest drawing set and the earliest freeze on dimensions and appliances.
Responsible
Supplied and installed by ALUMAX
17
Kitchen layout
Kitchen
Galley
Best for
Narrow plans — the most efficient work triangle per square metre.
Watch out
Two people cannot pass comfortably while cooking; door swings at either end will fight the run.
Cost effect
Efficient: less run length than an L or U for the same storage.
Scope effect
Sets a minimum clear width between runs; confirm it before the plan is fixed.
Responsible
Supplied and installed by ALUMAX
L-shaped
Best for
The general-purpose answer — works in most rooms and leaves a natural dining or circulation zone.
Watch out
The corner is dead volume unless a corner solution is specified with it.
Cost effect
Moderate.
Scope effect
Pairs with a corner decision (DS11); leaving that open leaves storage unresolved.
Responsible
Supplied and installed by ALUMAX
Straight
Best for
Small apartments and utility runs where the kitchen is one wall.
Watch out
Everything competes for one run — sink, hob and fridge crowd each other and prep space suffers.
Cost effect
The least run length, so the least cabinetry.
Scope effect
Appliance positions must be settled early; there is no second wall to move something to.
Responsible
Supplied and installed by ALUMAX
U-shaped
Best for
Cooks who want maximum storage and worktop with everything in reach.
Watch out
Needs real floor width; two corners means two corner problems and a closed-in feel in a small room.
Cost effect
The most run length of the four.
Scope effect
Two corner solutions to decide, and the open end must still take a door or circulation.
Responsible
Supplied and installed by ALUMAX
18
Sink-run material
Kitchen
ACP
Best for
The wet run and the sink base — the case aluminium composite exists for.
Watch out
It is a construction choice, not a finish: it does not change how the kitchen looks, so it is easy to cut and regret.
Cost effect
Above board, below honeycomb.
Scope effect
This is the moisture-zone decision the whole kitchen hangs on; settle it before fronts and finishes.
Responsible
Supplied and installed by ALUMAX
Board
Best for
Dry runs only — away from the sink, the hob and any splash.
Watch out
Under a sink it is the single most common early failure in a Sarawak kitchen: edges swell, then the door line goes.
Cost effect
The least expensive.
Scope effect
Only acceptable where edges and backs are genuinely protected and water is not likely — otherwise step up.
Responsible
Supplied and installed by ALUMAX
Honeycomb
Best for
The wettest positions, and where weight matters as well as water.
Watch out
Cut edges and fixings need the right detail; it is not forgiving of on-site improvisation.
Cost effect
The highest of the four.
Scope effect
Fixing method and edge treatment must be specified, not left to the installer.
Responsible
Supplied and installed by ALUMAX
Water-resistant plywood
Best for
A middle path where a timber substrate is wanted and exposure is real but not constant.
Watch out
Grade and glue line vary widely between suppliers — the name on the sheet is not a specification.
Cost effect
Between board and ACP.
Scope effect
Requires the actual grade to be named in the specification, not just 'waterproof plywood'.
Responsible
Supplied and installed by ALUMAX
19
Retain / repair / replace
Whole room
Existing
Best for
Elements that are sound and out of scope — keeping them is the cheapest good decision available.
Watch out
Retained work sets the tolerance for everything new that meets it; an out-of-square existing wall becomes the new joinery's problem.
Cost effect
No cost, but it constrains what adjoins it.
Scope effect
Must be surveyed and recorded, or the new work is drawn against an assumption.
Responsible
Coordinated by ELS
Repair
Best for
Sound construction with surface damage — the fault is cosmetic, not structural.
Watch out
Repair reveals its own scope once opened; budget for a finding, not just the visible fault.
Cost effect
Lower than replacement, but less predictable.
Scope effect
Needs a hold point after opening up, so the decision can change on evidence.
Responsible
Coordinated by ELS
Upgrade
Best for
Improving something that works — better performance without full replacement.
Watch out
The temptation is to upgrade what is visible rather than what fails; check the reasoning.
Cost effect
Between repair and replace.
Scope effect
Confirm the upgrade is compatible with what is retained around it.
Responsible
Coordinated by ELS
Replace
Best for
Where the element has failed or will fail within the life of the renovation.
Watch out
Replacement pulls in the adjoining trades — you rarely replace one thing on its own.
Cost effect
The highest of the four.
Scope effect
Sequencing matters: identify which trades follow, and in what order.
Responsible
Coordinated by ELS
20
Glazing transparency
Between rooms
Clear
Best for
Borrowing light and keeping sightlines — the most generous option spatially.
Watch out
No privacy at all, and it shows everything on both sides, including the mess.
Cost effect
The least expensive glass.
Scope effect
Decide manifestation or a visual cue at eye level so the pane reads as glass.
Responsible
Supplied and installed by ALUMAX
Opaque
Best for
Privacy while still passing light — bathrooms, bedrooms, anywhere a sightline is unwanted.
Watch out
Blocks the view entirely, so the borrowed-light benefit is the only one left.
Cost effect
Moderate.
Scope effect
Confirm which side the finish faces and how it cleans.
Responsible
Supplied and installed by ALUMAX
Reeded
Best for
Softening a sightline without losing the sense of light or depth — the middle answer.
Watch out
Distortion depends on distance; at close range it obscures far less than clients expect.
Cost effect
Above clear glass.
Scope effect
Reed direction is a design decision and should be drawn, not left to the installer.
Responsible
Supplied and installed by ALUMAX
21
Partition operation
Between rooms
Adjustable
Best for
Rooms whose use changes through the day — the most flexible of the three.
Watch out
Flexibility costs mechanism, and a mechanism used daily is a maintenance item.
Cost effect
The highest.
Scope effect
Needs a decided parked position and clearance for it, or the flexibility is theoretical.
Responsible
Supplied and installed by ALUMAX
Fixed
Best for
A permanent separation where the layout is settled.
Watch out
It is a wall: changing your mind later is construction, not adjustment.
Cost effect
The least expensive.
Scope effect
Confirm ventilation and light are still resolved on both sides.
Responsible
Supplied and installed by ALUMAX
Sliding
Best for
Closing a space occasionally without giving up the opening permanently.
Watch out
The panel has to go somewhere — a pocket needs wall depth, a surface track shows.
Cost effect
Moderate.
Scope effect
Decide pocket versus surface track early; a pocket is a structural decision.
Responsible
Supplied and installed by ALUMAX
22
Island vs peninsula
Kitchen
Island
Best for
Rooms with genuine circulation space on all four sides.
Watch out
Clearance is the whole question; an island in a room that cannot take it makes the kitchen worse, not better.
Cost effect
The most, especially if services run to it.
Scope effect
Any sink or hob in the island means plumbing or ducting through the floor — a construction decision, not a layout one.
Responsible
Supplied and installed by ALUMAX
None
Best for
Small kitchens where the floor is worth more than the extra worktop.
Watch out
Loses the social centre an island gives; the run does all the work.
Cost effect
None.
Scope effect
Prep space must be found in the run instead — check it is adequate.
Responsible
Supplied and installed by ALUMAX
Peninsula
Best for
Getting most of an island's benefit where the floor cannot take a free-standing one.
Watch out
One end is fixed, so circulation only improves on three sides.
Cost effect
Between none and an island.
Scope effect
The junction with the run needs a decided detail, and services still route through the connected side.
Responsible
Supplied and installed by ALUMAX
23
Tall-unit & fridge placement
Kitchen
End group
Best for
Keeping the tall run out of the work triangle — the tidiest composition.
Watch out
Puts the fridge furthest from the prep zone; check the walk.
Cost effect
Neutral.
Scope effect
Fixes the fridge position early; a later change moves the whole group.
Responsible
Supplied and installed by ALUMAX
Recessed
Best for
A flush elevation where the fridge should not read as an appliance.
Watch out
Recessing needs depth behind, and ventilation clearance is non-negotiable.
Cost effect
Higher — the recess is construction.
Scope effect
Wall depth and appliance ventilation must both be confirmed before the carcass is made.
Responsible
Supplied and installed by ALUMAX
Split
Best for
Separating cold storage from tall pantry storage when the plan suits it.
Watch out
Two tall elements break the elevation; without care it reads as unresolved rather than deliberate.
Cost effect
Neutral.
Scope effect
The elevation should be drawn — this is a composition decision as much as a functional one.
Responsible
Supplied and installed by ALUMAX
24
Base-cabinet storage
Kitchen
Innerdrawers
Best for
Deep storage that stays usable — everything comes to you rather than you reaching in.
Watch out
Runner quality is the whole decision; a cheap runner under load is the first thing to fail.
Cost effect
The highest of the three.
Scope effect
Internal fittings must be decided at carcass stage, not added later.
Responsible
Supplied and installed by ALUMAX
Pullout
Best for
Narrow gaps and tall bottles — using a width too small for a drawer.
Watch out
Loads unevenly and can rack if overfilled; not a substitute for a drawer.
Cost effect
Moderate.
Scope effect
Needs a minimum clear width; confirm against the final cabinet run.
Responsible
Supplied and installed by ALUMAX
Shelves
Best for
The simplest, cheapest storage where deep access is not a daily need.
Watch out
The back of a deep shelf is effectively lost — you will not use it.
Cost effect
The least expensive.
Scope effect
None significant; can be upgraded later more easily than most decisions here.
Responsible
Supplied and installed by ALUMAX
25
Wall-unit fronts
Kitchen
Closed
Best for
Keeping dust and grease off what is stored — the practical default in a cooking kitchen.
Watch out
A long run of closed doors can read heavy; break it if the elevation needs relief.
Cost effect
The reference point.
Scope effect
Door swing and handle choice both apply across the run.
Responsible
Supplied and installed by ALUMAX
Display
Best for
Showing a selected few pieces without opening the whole run.
Watch out
Glass shows what is behind it, including the mismatched everyday items.
Cost effect
Above closed.
Scope effect
Interior finish and lighting become visible decisions, not hidden ones.
Responsible
Supplied and installed by ALUMAX
Open
Best for
Lightening a small kitchen visually and keeping daily items to hand.
Watch out
In a Sarawak kitchen open shelves collect airborne grease and dust — this is a cleaning commitment.
Cost effect
The least expensive to build.
Scope effect
What sits on them becomes part of the design; the wall finish behind is now visible.
Responsible
Supplied and installed by ALUMAX
26
Cabinet-to-ceiling junction
Kitchen
Ceiling
Best for
A flush, built-in look where the ceiling is level enough to take it.
Watch out
An out-of-level ceiling shows immediately at the joint line; this detail is unforgiving.
Cost effect
Higher — it requires scribing and tolerance.
Scope effect
Ceiling level must be surveyed before the cabinet heights are fixed.
Responsible
Supplied and installed by ALUMAX
Gap
Best for
The most tolerant detail — it forgives an uneven ceiling.
Watch out
The gap collects dust and is awkward to clean at height.
Cost effect
The least expensive.
Scope effect
None significant; the honest choice where ceiling level is unknown.
Responsible
Supplied and installed by ALUMAX
Shadow gap
Best for
A deliberate reveal that reads as design rather than as a leftover gap.
Watch out
The shadow line must be consistent, which means the same survey discipline as a flush detail.
Cost effect
Higher.
Scope effect
Requires a decided reveal dimension and a ceiling level to hold it against.
Responsible
Supplied and installed by ALUMAX
Soffit
Best for
Closing the gap in construction rather than joinery, and hiding services above.
Watch out
The soffit is built work — changing the cabinet height later means rebuilding it.
Cost effect
Moderate, and it is a builder's cost, not the joiner's.
Scope effect
Coordination between joinery and ceiling trades; sequence and tolerance both need agreeing.
Responsible
Supplied and installed by ALUMAX
Tall
Best for
Taking the cabinet to full height for maximum storage.
Watch out
The top shelf needs a step to reach; be honest about whether it will be used.
Cost effect
Higher — more cabinet.
Scope effect
Confirm the ceiling can take the fixing and that the top is reachable.
Responsible
Supplied and installed by ALUMAX
27
Wall-cabinet opening
Kitchen
Bi-fold
Best for
Full access to a wide opening without a door swinging far into the room.
Watch out
Two leaves and a mechanism — more parts, more to align.
Cost effect
Higher than hinged.
Scope effect
Needs headroom for the fold and a front material light enough for the hardware.
Responsible
Supplied and installed by ALUMAX
Hinged
Best for
The default — simplest, cheapest and easiest to service.
Watch out
The open door sits at head height over a work zone.
Cost effect
The least expensive.
Scope effect
Swing direction should be drawn against the work sequence, not chosen on site.
Responsible
Supplied and installed by ALUMAX
Lift-up
Best for
A clean opening above a work zone with nothing at head height.
Watch out
Gas stays are a wear part and a heavy front will drift as they age.
Cost effect
Higher.
Scope effect
Requires clear headroom and a decision on strut serviceability.
Responsible
Supplied and installed by ALUMAX
28
Appliance integration
Kitchen
Built under
Best for
Keeping the worktop continuous over an appliance below.
Watch out
Ventilation and service access both have to be planned or the appliance runs hot and is awkward to remove.
Cost effect
Moderate.
Scope effect
Appliance dimensions must be confirmed before the carcass is made.
Responsible
Supplied and installed by ALUMAX
Freestanding
Best for
Flexibility and the easiest replacement — the appliance is not committed to the joinery.
Watch out
Gaps at the sides collect dirt, and the appliance reads as an object in the run.
Cost effect
The least expensive.
Scope effect
Leave a decided clearance; a tight fit becomes a problem at the first replacement.
Responsible
Supplied and installed by ALUMAX
Fully integrated
Best for
A single continuous elevation where no appliance is visible.
Watch out
Ties the joinery to specific appliance dimensions — a replacement model that differs is a joinery problem.
Cost effect
The highest.
Scope effect
Appliances must be selected and dimensioned before fabrication; this is the earliest freeze in the kitchen.
Responsible
Supplied and installed by ALUMAX
Integrated
Best for
A largely concealed look without the full commitment of a fully-integrated front.
Watch out
Still dimension-dependent; check what happens at replacement.
Cost effect
Above built-under.
Scope effect
Confirm which appliances are integrated and which are not — mixed treatments need drawing.
Responsible
Supplied and installed by ALUMAX
Semi integrated
Best for
Concealing the body while keeping a visible control panel.
Watch out
The visible strip dates the elevation and is model-specific.
Cost effect
Moderate.
Scope effect
The control-panel line must be drawn into the elevation, not discovered on site.
Responsible
Supplied and installed by ALUMAX
29
Wardrobe door type
Wardrobe
Open
Best for
Dressing rooms and dry, dust-free bedrooms where access speed matters.
Watch out
In a humid Sarawak bedroom an open wardrobe gives clothes no protection from dust or airborne moisture.
Cost effect
The least expensive.
Scope effect
Ventilation and dust become the room's problem; consider what sits opposite.
Responsible
Supplied and installed by ALUMAX
Sliding
Best for
Tight bedrooms where a swing door has nowhere to go.
Watch out
Only half the wardrobe is ever open, and the bottom track collects dust; you lose internal depth to the track.
Cost effect
Moderate.
Scope effect
Track type and internal depth loss must be settled before the internal layout.
Responsible
Supplied and installed by ALUMAX
Swing
Best for
Full access to the whole interior at once — the best view of what you own.
Watch out
Needs clear floor in front; in a small bedroom the swing competes with the bed.
Cost effect
The least expensive of the closed options.
Scope effect
Swing clearance must be drawn against the furniture layout, not assumed.
Responsible
Supplied and installed by ALUMAX
30
Vanity tier ladder
Vanity
Essential
Best for
A sound vanity where the money is better spent on getting the wet construction right.
Watch out
Fewer choices in front finish and hardware; the carcass material still has to suit a bathroom.
Cost effect
The entry point of the ladder.
Scope effect
Moisture zone governs regardless of tier — a vanity carcass is a wet-zone decision.
Responsible
Supplied and installed by ALUMAX
Signature
Best for
Where the vanity is a visible part of the bathroom rather than just storage.
Watch out
Easy to upgrade the front and leave the carcass and hardware under-specified.
Cost effect
Above Essential.
Scope effect
Separate the finish upgrade from the construction requirement; they are different decisions.
Responsible
Supplied and installed by ALUMAX
Bespoke
Best for
Non-standard widths, an unusual basin, or a detail that no standard unit gives.
Watch out
Longer lead time and no margin for a late basin change.
Cost effect
The top of the ladder.
Scope effect
Basin and tap must be selected before fabrication — the cut-out is not adjustable afterwards.
Responsible
Supplied and installed by ALUMAX
31
Mirror framing
Bathroom
Framed
Best for
Giving the mirror presence and protecting the vulnerable edge.
Watch out
The frame is another material in a wet room — check it tolerates humidity.
Cost effect
Above frameless.
Scope effect
Frame material must suit the bathroom's exposure; timber needs a decided finish.
Responsible
Coordinated by ELS
Frameless
Best for
A clean, larger-reading reflection and the easiest surface to clean.
Watch out
The exposed edge chips, and a knocked corner cannot be repaired.
Cost effect
The least expensive.
Scope effect
Fixing method and edge polish should be specified.
Responsible
Coordinated by ELS
Semiframeless
Best for
A middle path — edge protection where it is vulnerable without a full surround.
Watch out
Reads as neither one thing nor the other unless the detail is drawn deliberately.
Cost effect
Moderate.
Scope effect
The partial frame needs a decided position, not a default.
Responsible
Coordinated by ELS
32
Feature shelving
Living
Deep
Best for
Storing real objects — books, boxes, equipment — rather than styling pieces.
Watch out
Deep shelves throw a shadow and read heavy; the back becomes dead storage.
Cost effect
Higher — more material.
Scope effect
Fixing must suit the load; a deep shelf carrying books is a structural fixing.
Responsible
Supplied and installed by ALUMAX
Feature
Best for
Where the shelving is the composition, not just storage.
Watch out
It must be styled to work, which is a commitment the client has to want.
Cost effect
Higher.
Scope effect
Lighting and backing finish become part of the decision.
Responsible
Supplied and installed by ALUMAX
Slim
Best for
A light visual line where the shelf holds a few pieces.
Watch out
It will not take books or heavy objects — be honest about intended use.
Cost effect
The least expensive.
Scope effect
Confirm the intended load before the fixing is chosen.
Responsible
Supplied and installed by ALUMAX
33
TV wall composition
Living
Console
Best for
The simplest answer — a low unit that can move or be replaced.
Watch out
Cables are visible unless managed, and the wall above stays unresolved.
Cost effect
The least expensive.
Scope effect
Socket and cable positions still need deciding, even for a loose unit.
Responsible
Supplied and installed by ALUMAX
Console panel
Best for
Anchoring the TV to a panel while keeping the storage low and light.
Watch out
The panel width has to relate to the TV and the room, or it reads accidental.
Cost effect
Moderate.
Scope effect
TV size and mount height must be fixed before the panel is made.
Responsible
Supplied and installed by ALUMAX
Full wall
Best for
Making the whole wall one designed element with everything concealed.
Watch out
It commits the wall — a later TV size change or a moved socket is joinery work.
Cost effect
The highest.
Scope effect
Cable routes, sockets and ventilation must all be resolved at carcass stage.
Responsible
Supplied and installed by ALUMAX
34
Office desking layout
Office
Bench
Best for
Dense teams that collaborate constantly — the most people per square metre.
Watch out
No acoustic or visual separation; concentration work suffers without a quiet area elsewhere.
Cost effect
The most efficient per person.
Scope effect
Power and data routing along the bench must be planned, plus a separate quiet space.
Responsible
Supplied and installed by ALUMAX
Cluster
Best for
Teams that work in small groups — a balance of contact and separation.
Watch out
Circulation between clusters eats floor area; the plan needs checking, not assuming.
Cost effect
Moderate.
Scope effect
Cable routing to each cluster is a separate run; confirm floor or ceiling delivery.
Responsible
Supplied and installed by ALUMAX
Linear
Best for
Narrow plans and along-the-wall arrangements.
Watch out
Everyone faces the same way — it can read institutional without relief.
Cost effect
Efficient in a narrow room.
Scope effect
Wall-mounted power is fixed early; changing the run later is rewiring.
Responsible
Supplied and installed by ALUMAX
36
Commercial space conversion
Commercial space
Customer facing
Best for
Where the spend should go to what customers see and use.
Watch out
Back-of-house gets deferred, and it is usually what fails first operationally.
Cost effect
Concentrated in the visible zone.
Scope effect
The operational areas still need a decided standard, even if phased.
Responsible
Coordinated by ELS
Operational
Best for
Businesses whose margin depends on how the back works, not how the front looks.
Watch out
The customer-facing impression stays as-is, which may undercut the operational gain.
Cost effect
Concentrated out of sight.
Scope effect
Sequence against trading hours; operational work is harder to phase around a live business.
Responsible
Coordinated by ELS
Shell services
Best for
Getting the base right — services, envelope, compliance — before any fit-out.
Watch out
It looks like nothing was done, which is hard for a client to see value in.
Cost effect
Foundational rather than visible.
Scope effect
Everything downstream depends on this being complete; it sets the programme.
Responsible
Coordinated by ELS
Turnkey
Best for
A single coordinated scope from shell to opening.
Watch out
The largest single commitment, and it needs the fullest documentation before work starts.
Cost effect
The highest.
Scope effect
Requires the complete drawing and trade-scope set up front; this is the most coordination-heavy option.
Responsible
Coordinated by ELS
45
Interior door operation
Doorway
Hinged
Best for
The default — cheapest, simplest, most reliable.
Watch out
The swing takes floor area and can conflict with furniture or another door.
Cost effect
The least expensive.
Scope effect
Swing direction and clearance belong on the plan.
Responsible
Supplied and installed by ALUMAX
Offset pivot
Best for
A wide or heavy leaf where a standard hinge would struggle.
Watch out
Floor and head fixings must be right; adjustment is less forgiving than a hinge.
Cost effect
Higher.
Scope effect
Floor finish and threshold have to accommodate the pivot fixing.
Responsible
Supplied and installed by ALUMAX
Pocket
Best for
Reclaiming the floor a swing would use — the best answer in a tight plan.
Watch out
The wall must be able to take a pocket; services in that wall have to move, and a stuck pocket door is awkward to service.
Cost effect
The highest, because it is construction as well as hardware.
Scope effect
A structural and services decision, not a door choice — resolve before the wall is built.
Responsible
Supplied and installed by ALUMAX
Surface sliding
Best for
A sliding door without opening up the wall.
Watch out
The door and track are visible, and the wall beside it cannot be used.
Cost effect
Moderate.
Scope effect
Needs a clear parking wall the full door width, with nothing mounted on it.
Responsible
Supplied and installed by ALUMAX
46
Hidden flush-door finish
Feature wall
Oak fluting
Best for
A tactile, directional wall where the door should disappear into the rhythm.
Watch out
Flute alignment across the door line is the whole effect; a misalignment is very visible.
Cost effect
Higher.
Scope effect
The flute set-out must be drawn across the whole wall, including the door leaf.
Responsible
Supplied and installed by ALUMAX
Oak veneer
Best for
A warm continuous surface where grain continuity hides the opening.
Watch out
Grain matching across a door line needs sequencing at the factory, not on site.
Cost effect
Higher.
Scope effect
Veneer sequencing must be specified; a standard order will not match.
Responsible
Supplied and installed by ALUMAX
Paint matched
Best for
The simplest concealment — the door reads as wall.
Watch out
Any movement or settlement shows at the joint, and touch-up paint rarely matches exactly.
Cost effect
The least expensive of the five.
Scope effect
Requires a decided shadow gap or flush tolerance the painter can actually hold.
Responsible
Supplied and installed by ALUMAX
Sintered stone
Best for
A hard, wipeable feature wall where the door is part of a stone-faced plane.
Watch out
Weight is the issue — the leaf and its hardware must be specified for it.
Cost effect
The highest.
Scope effect
Hardware must be sized for the leaf weight; this is an engineering check, not a preference.
Responsible
Supplied and installed by ALUMAX
Wallpaper mural
Best for
A graphic wall where the image should run across the opening.
Watch out
The mural must be hung with the door line planned into it; a repair means re-hanging a section.
Cost effect
Moderate.
Scope effect
The door position must be final before the mural is ordered and set out.
Responsible
Supplied and installed by ALUMAX
47
Paint system & sheen
Living
Acrylic matte
Best for
Walls where a flat, non-reflective surface hides minor unevenness.
Watch out
The least scrubbable — marks in a circulation zone will show and touch-up flashes.
Cost effect
The reference point.
Scope effect
Best kept away from wet areas and high-touch surfaces.
Responsible
Specialist trade
Mineral limewash
Best for
A soft, breathable finish with visible depth and movement.
Watch out
It is a texture, not just a colour — application skill decides the result, and touch-up is difficult.
Cost effect
Higher, and the cost is in application.
Scope effect
Requires a competent applicator and a sample panel signed off before the room is done.
Responsible
Specialist trade
Satin acrylic
Best for
A durable, wipeable general-purpose finish for busy rooms.
Watch out
The sheen shows wall unevenness that a matte finish would hide.
Cost effect
Moderate.
Scope effect
Substrate preparation matters more than with a matte finish.
Responsible
Specialist trade
Semi-gloss enamel
Best for
Trim, doors and anywhere that takes hands and cleaning.
Watch out
Unforgiving of surface defects and brush marks; the higher the sheen, the more it shows.
Cost effect
Higher.
Scope effect
Preparation standard must be agreed — this finish exposes it.
Responsible
Specialist trade
Washable eggshell
Best for
The pragmatic middle for family rooms — cleanable without a shine.
Watch out
Not fully scrubbable despite the name; check the manufacturer's actual claim.
Cost effect
Moderate.
Scope effect
Confirm the cleaning expectation with the client so the finish is not blamed later.
Responsible
Specialist trade
48
Security screen & grille
Window
Expanded mesh
Best for
Security with airflow and a reasonably open view.
Watch out
The mesh reads visually and cuts daylight more than clients expect.
Cost effect
Moderate.
Scope effect
Confirm it can be removed or opened for escape where that is required.
Responsible
Supplied and installed by ALUMAX
Perforated aluminium
Best for
Security plus solar and privacy control from one element.
Watch out
Restricts airflow most of the group — a real trade-off in an unconditioned room.
Cost effect
Higher.
Scope effect
Check the ventilation strategy still works with the perforation rate chosen.
Responsible
Supplied and installed by ALUMAX
Stainless mesh
Best for
Coastal and humid exposure where a coated steel product will corrode.
Watch out
Grade is the decision — a lower grade in a marine environment still stains.
Cost effect
The highest.
Scope effect
The actual stainless grade must be named in the specification.
Responsible
Supplied and installed by ALUMAX
Steel bar
Best for
Maximum physical deterrence at the lowest cost.
Watch out
Reads as a grille from inside and out, and coated steel needs maintenance here.
Cost effect
The least expensive.
Scope effect
Escape provision must be resolved where the opening is a means of escape.
Responsible
Supplied and installed by ALUMAX
Vertical grille
Best for
A more considered look than bar while keeping real deterrence.
Watch out
Spacing decides both the security value and the view — it is a design and a performance number.
Cost effect
Moderate.
Scope effect
Spacing must be specified against the security intent, not chosen visually.
Responsible
Supplied and installed by ALUMAX
49
Visible acoustic treatment
Living
Fabric panels
Best for
The most absorption per area — rooms with a real echo problem.
Watch out
Fabric collects dust and, in a humid room, needs to be a material that tolerates it.
Cost effect
Moderate.
Scope effect
Panel positions should follow the reflection points, not just the composition.
Responsible
Coordinated by ELS
PET felt
Best for
A durable, wipeable absorber that can also be a graphic element.
Watch out
Absorbs a narrower range than fabric over a cavity — good for speech, less for low frequencies.
Cost effect
Moderate.
Scope effect
Fixing and joint detail are visible; they need drawing.
Responsible
Coordinated by ELS
Timber slats
Best for
Where the room needs to look warm and calm as much as sound better.
Watch out
Absorption depends entirely on the backing behind the slats — slats alone do very little.
Cost effect
Higher.
Scope effect
The backing material is the acoustic decision; specify it, not just the slats.
Responsible
Coordinated by ELS
50
Cabinet-front surface grade
Kitchen
Essential
Best for
A sound front where the budget is better placed in the carcass and the wet run.
Watch out
Edge treatment is where a lower grade shows first, especially near heat and steam.
Cost effect
The entry point.
Scope effect
Edge detail should still be specified — it is the failure point, not the face.
Responsible
Supplied and installed by ALUMAX
Signature
Best for
Where the fronts are handled daily and seen constantly.
Watch out
Easy to buy a better face and keep the same edge; check both moved.
Cost effect
Above Essential.
Scope effect
Confirm the edge specification moved with the face.
Responsible
Supplied and installed by ALUMAX
Bespoke
Best for
A specific colour, texture or material a standard range does not carry.
Watch out
Lead time and replacement: a damaged bespoke front is not a stock item.
Cost effect
The top of the ladder.
Scope effect
Order a spare front at the time of manufacture if the finish is not stocked.
Responsible
Supplied and installed by ALUMAX
51
Opening-hardware close-up
Doorway
Lever mortise
Best for
The everyday interior door — familiar, serviceable, inexpensive.
Watch out
Finish wears at the hand; a cheap plating goes first.
Cost effect
The least expensive.
Scope effect
Handing and backset need confirming before the door is machined.
Responsible
Supplied and installed by ALUMAX
Pull deadbolt
Best for
Entry doors where security and a deliberate gesture both matter.
Watch out
Two separate items to align and finish-match.
Cost effect
Moderate.
Scope effect
Both must be set out on the same drawing or they will not align.
Responsible
Supplied and installed by ALUMAX
Smart lock
Best for
Shared or rented access where keys are the actual problem.
Watch out
It has a battery and firmware — it is a maintained device, not a fitting. Plan for a mechanical override.
Cost effect
The highest.
Scope effect
Confirm the door thickness and prep the lock requires, plus a power and override plan.
Responsible
Supplied and installed by ALUMAX
52
Visible ventilation treatment
Window
Aerofoil fins
Best for
Directing airflow and cutting solar gain with a designed profile.
Watch out
Fin angle decides both the shading and the view — it is a performance decision that reads visually.
Cost effect
Higher.
Scope effect
The angle should be set against orientation, not chosen for looks alone.
Responsible
Specialist trade
Perforated screen
Best for
Even light diffusion with privacy across a whole opening.
Watch out
Cuts airflow more than louvres for the same area.
Cost effect
Moderate.
Scope effect
Check the room's ventilation still works with the open area chosen.
Responsible
Specialist trade
Weather louvres
Best for
Rain-exposed openings that must stay ventilated — the Sarawak default.
Watch out
Blades collect dirt and need access to clean; a poorly detailed head still lets water track in.
Cost effect
Moderate.
Scope effect
Head and sill detail decide whether it actually keeps water out; both need drawing.
Responsible
Specialist trade
53
Lighting levels — Muji Japandi
Living
Essential
Best for
A calm, even wash consistent with the style's restraint.
Watch out
One layer only — no accent, so the room reads flat after dark.
Cost effect
The entry point.
Scope effect
Circuit and switch positions still need deciding at first fix.
Responsible
Coordinated by ELS
Signature
Best for
Adding a second layer so the room changes between day and evening.
Watch out
More circuits means more switching; the control plan has to stay simple or the room is annoying to use.
Cost effect
Above Essential.
Scope effect
Switching and dimming must be planned at first fix, not added later.
Responsible
Coordinated by ELS
Bespoke
Best for
Where lighting is doing real work — highlighting material, texture and joinery.
Watch out
The most coordination with ceiling and joinery; a late change is disruptive.
Cost effect
The top of the ladder.
Scope effect
Ceiling, joinery and electrical set-out must be coordinated together before first fix.
Responsible
Coordinated by ELS
54
Lighting levels — Cream Luxury
Living
Essential
Best for
A warm, even base consistent with the style's softness.
Watch out
A single layer flattens the material depth this style depends on.
Cost effect
The entry point.
Scope effect
Circuit and switch positions still need deciding at first fix.
Responsible
Coordinated by ELS
Signature
Best for
A second layer so the finishes read after dark as well as by day.
Watch out
More circuits, more switching — keep the control plan legible.
Cost effect
Above Essential.
Scope effect
Switching and dimming planned at first fix.
Responsible
Coordinated by ELS
Bespoke
Best for
Lighting that models the material — the point of this style.
Watch out
The most coordination with ceiling and joinery; late changes are disruptive.
Cost effect
The top of the ladder.
Scope effect
Ceiling, joinery and electrical set-out coordinated together before first fix.
Responsible
Coordinated by ELS
55
Lighting levels — Simple Modern Minimalist
Living
Essential
Best for
Clean, even light that suits a minimal room.
Watch out
One layer leaves a minimal room feeling stark after dark.
Cost effect
The entry point.
Scope effect
Circuit and switch positions decided at first fix.
Responsible
Coordinated by ELS
Signature
Best for
A second layer to give a spare room some depth in the evening.
Watch out
Fittings are visible in a minimal room — the fitting choice is part of the design.
Cost effect
Above Essential.
Scope effect
Fitting selection and set-out must be drawn, not left to the electrician.
Responsible
Coordinated by ELS
Bespoke
Best for
Concealed and integrated light where fittings should not read at all.
Watch out
Integration means joinery and ceiling coordination, and no room for a late move.
Cost effect
The top of the ladder.
Scope effect
Requires the fullest coordination set before first fix.
Responsible
Coordinated by ELS
56
Lighting levels — Executive Modern Office
Office
Essential
Best for
Meeting the working light level a desk needs, simply.
Watch out
Uniform light only; no relief between work and meeting zones.
Cost effect
The entry point.
Scope effect
Confirm the level suits the actual task, not just the area.
Responsible
Coordinated by ELS
Signature
Best for
Separating work light from circulation and meeting areas.
Watch out
Zoning needs a control plan people can actually use.
Cost effect
Above Essential.
Scope effect
Zoning and switching must map to how the office is used.
Responsible
Coordinated by ELS
Bespoke
Best for
Where lighting supports brand and client-facing impression as well as work.
Watch out
The most coordination with ceiling, joinery and AV.
Cost effect
The top of the ladder.
Scope effect
Ceiling services, joinery and lighting coordinated as one set-out.
Responsible
Coordinated by ELS
69
Backsplash exposure zoning
Kitchen
70
Backsplash material
Kitchen
71
Backsplash coverage
Kitchen
72
Backsplash detailing
Kitchen
74
Worktop edge and termination
Kitchen
75
Sink format and installation
Kitchen
76
Sink support and leak protection
Kitchen
78
Appliance fit and ventilation
Kitchen
79
Appliance ergonomic placement
Kitchen
80
Sink · bin · dishwasher flow
Kitchen
81
Washer and dryer layout
Laundry
82
Machine clearance and service
Laundry
83
Laundry water and drainage
Laundry
84
Laundry sink, worktop and backsplash
Laundry
85
Laundry workflow — sort, fold, dry
Laundry
86
Laundry service storage
Laundry
87
Wardrobe capacity allocation
Wardrobe
88
Wardrobe hanging proportions
Wardrobe
89
Folded clothes, drawers and accessories
Wardrobe
90
Shoes, handbags and luggage
Wardrobe
91
Wardrobe door and bed clearance
Wardrobe
92
Wardrobe corners, ends and overheads
Wardrobe
93
Wall moisture and wardrobe ventilation
Wardrobe
95
Vanity form and floor clearance
Bathroom
96
Basin, trap and drawer coordination
Bathroom
97
Vanity wet-zone materials
Bathroom
99
Entry drop zone and storage
Entrance
100
TV size, viewing distance and wall composition
Living
101
Media ventilation, cable access and device replacement
Living
102
Desk depth, monitor position, power and cables
Study
103
Dining buffet, serving surface and appliance storage
Dining
105
Cleaning cupboard and robot-vacuum docking
Utility
106
Commercial load, locks, access and replaceable parts
Commercial space
107
Core material by moisture and heat exposure
Any cabinet
108
Front construction, coating and cleanability
Any cabinet
109
Edge sealing and visible edge quality
Any cabinet
110
Back panel thickness, jointing and wall separation
Any cabinet
111
Hinge and runner load grade, cycle and warranty
Any cabinet
112
Filler, scribe and ceiling, wall and floor junctions
Any cabinet
114
Partition Privacy
Between rooms
115
Living Lighting Scheme
Living
116
Living Lighting Control
Living
117
Cladding Material
Feature wall
118
Cladding Coverage
Feature wall
119
Cladding Joint Pattern
Feature wall
120
Stair Balustrade Infill
Staircase
121
Tile Material
Feature wall
122
Tile Format
Feature wall
123
Ceiling Form
Living
124
Lighting Service Mounting
Living
125
Kitchen Cabinet Access Method
Kitchen
126
Kitchen Internal Storage Configuration
Kitchen
127
Wardrobe System
Wardrobe
128
Wardrobe Internal Allocation
Wardrobe
129
Window Shading Type
Window
130
Shading Control
Window
131
Partition Operation
Between rooms
132
Worktop Material
Kitchen
133
Worktop Thickness Edge
Kitchen
134
Cooking Energy
Kitchen
135
Extraction Route
Kitchen
136
Wardrobe Lighting
Wardrobe
137
Wardrobe Power
Wardrobe
138
Wardrobe Security
Wardrobe
139
Bathroom Mirror
Bathroom
140
Bathroom Mirror Lighting
Bathroom
141
Bathroom Daily Storage
Bathroom
142
Display Glass
Display cabinet
143
Display Lighting
Display cabinet
144
Display Dust Control
Display cabinet
145
Display Load Capacity
Display cabinet
146
Cabinet-front surface material
Kitchen
HPL
Best for
Hard-wearing fronts in a working kitchen — the most scratch-resistant of the three.
Watch out
Edge banding is the weak point; a poor edge lifts with steam over time.
Cost effect
Moderate.
Scope effect
Edge treatment must be specified alongside the face material.
Responsible
Coordinated by ELS
Pet
Best for
A clean, low-sheen front with good durability and colour consistency.
Watch out
Shows fingerprints on darker colours; the surface is not repairable if deeply scratched.
Cost effect
Moderate to higher.
Scope effect
Confirm the edge and the face are the same material family.
Responsible
Coordinated by ELS
PVC
Best for
Wrapped profiles and shaped fronts a flat sheet cannot do.
Watch out
In a hot, humid kitchen the wrap can lift at edges and near heat sources over time.
Cost effect
The least expensive of the three.
Scope effect
Keep away from direct heat; confirm the position against the hob and oven.
Responsible
Coordinated by ELS
147
Wet and dry kitchen separation
Kitchen
Dry only
Best for
Households that genuinely cook light — no heavy frying, no wok work.
Watch out
A Sarawak household that later cooks heavily will move grease and steam into the living space.
Cost effect
The least expensive — one kitchen.
Scope effect
Be honest about how the household actually cooks; this decision is hard to reverse.
Responsible
Coordinated by ELS
Wet-dry connected
Best for
Keeping the two zones in contact while separating the heavy work.
Watch out
An open connection still lets grease and steam travel; extraction has to do the work.
Cost effect
Moderate.
Scope effect
Extraction and airflow become the critical decision, not the partition.
Responsible
Coordinated by ELS
Wet-dry enclosed
Best for
Heavy cooking — the arrangement most Sarawak households actually need.
Watch out
Takes floor area, and the enclosure needs real ventilation or the wet kitchen becomes unpleasant.
Cost effect
The highest — two kitchens to fit out.
Scope effect
Ventilation, ducting and door type for the enclosure all need deciding together.
Responsible
Coordinated by ELS
148
Cabinet colour blocking
Kitchen
Single tone
Best for
A calm, continuous kitchen that lets the worktop or backsplash lead.
Watch out
A long single-tone run can read flat without a change of material somewhere.
Cost effect
The reference point.
Scope effect
None significant — the simplest to specify and to replace a part of.
Responsible
Coordinated by ELS
Two-tone block
Best for
Distinguishing an island or a tall group as its own element.
Watch out
The blocks must relate to the architecture or it reads arbitrary.
Cost effect
Slightly above single-tone.
Scope effect
The elevation should be drawn; this is a composition decision.
Responsible
Coordinated by ELS
Two-tone horizontal
Best for
Grounding the run with a darker base and lifting the uppers.
Watch out
A horizontal split can lower the apparent ceiling in an already low room.
Cost effect
Slightly above single-tone.
Scope effect
Check against ceiling height before committing.
Responsible
Coordinated by ELS
149
Design language
Living
Cream luxury
Best for
Clients who want warmth and softness with a sense of occasion.
Watch out
Pale, warm finishes show marks and need more upkeep in a family home.
Cost effect
Varies by finish, not by the language itself.
Scope effect
Sets the palette for the whole property; changing it later means re-selecting materials across rooms.
Responsible
Coordinated by ELS
Muji japandi
Best for
Calm, uncluttered rooms where material and daylight do the work.
Watch out
Restraint only reads as calm when the storage is genuinely sufficient — otherwise it reads bare.
Cost effect
Varies by finish.
Scope effect
Storage has to be resolved early; this style has nowhere to hide clutter.
Responsible
Coordinated by ELS
Scandinavian
Best for
Light, practical rooms with a soft palette and honest materials.
Watch out
Very pale timber and textiles can feel cool against Sarawak's light; the tone needs testing on site.
Cost effect
Varies by finish.
Scope effect
Test the timber tone in the actual room before committing across the property.
Responsible
Coordinated by ELS
Simple-modern minimalist
Best for
Clean lines and quiet surfaces where the architecture leads.
Watch out
Minimalism is unforgiving of tolerance — every junction and gap shows.
Cost effect
Varies by finish, but the tolerance demanded raises the fabrication standard.
Scope effect
Requires the tightest set-out and the most drawing of the five.
Responsible
Coordinated by ELS
Warm-wood modern
Best for
Warmth and grain as the main event, with modern lines.
Watch out
Timber tone must be consistent across suppliers and rooms or the property reads mismatched.
Cost effect
Varies by finish.
Scope effect
Sequence and match timber across rooms as one selection, not room by room.
Responsible
Coordinated by ELS
150
ELS service routing
Whole unit
151
Dry pantry backsplash
Kitchen
Geometric tile
Best for
A dry pantry where the backsplash is the room's one graphic moment.
Watch out
Pattern needs set-out; a pattern cut awkwardly at the ends undoes the effect.
Cost effect
Higher — pattern costs in laying, not just in tile.
Scope effect
Set-out must be drawn from a centre line, and cut positions agreed before laying.
Responsible
Coordinated by ELS
Matching oak
Best for
Continuing the joinery material behind the counter for a seamless run.
Watch out
Timber behind a counter is a dry-zone decision only — keep it away from a sink or kettle station.
Cost effect
Higher.
Scope effect
Confirm the zone is genuinely dry; a kettle produces more steam than clients expect.
Responsible
Coordinated by ELS
Stacked tile
Best for
A quiet, orderly backsplash that reads as texture rather than pattern.
Watch out
Stack bond shows any wall out of plumb along the vertical joints.
Cost effect
Moderate.
Scope effect
Wall flatness must be checked before laying — this bond exposes it.
Responsible
Coordinated by ELS
Washable paint
Best for
The simplest and most changeable option in a genuinely dry pantry.
Watch out
Not a splash surface; behind a kettle or sink it will not last.
Cost effect
The least expensive.
Scope effect
Only valid where the zone is dry — confirm against the appliance positions.
Responsible
Coordinated by ELS
152
Wet kitchen backsplash
Kitchen
Large-format slab
Best for
The easiest wet-kitchen surface to keep clean — the fewest joints to hold grease.
Watch out
Handling and cutting are specialist; a single damaged slab is a whole-panel replacement.
Cost effect
The highest of the four.
Scope effect
Requires a wall flat enough to take a large panel and a decided junction at the worktop.
Responsible
Coordinated by ELS
Plain-porcelain tile
Best for
The dependable wet-kitchen default — durable, cleanable and easy to replace a piece of.
Watch out
Grout is the maintenance line; in a wok kitchen it will discolour unless the colour is chosen for it.
Cost effect
Moderate.
Scope effect
Grout colour and type are the real decision; specify both.
Responsible
Coordinated by ELS
Small-pattern feature tile
Best for
Bringing character to a working wet kitchen.
Watch out
Small tiles mean a lot of grout, and grout plus wok grease is the hardest combination to keep looking new.
Cost effect
Higher — the cost is in laying.
Scope effect
Consider an epoxy or stain-resistant grout; this is the decision that determines how it ages.
Responsible
Coordinated by ELS
Stainless steel
Best for
Behind a heavy-use hob — the most heat and grease tolerant surface available.
Watch out
Shows every smear and scratches with abrasive cleaning; it reads commercial, which not every client wants.
Cost effect
Higher.
Scope effect
Fixing and edge detail need specifying, and the junction to adjacent finishes must be drawn.
Responsible
Coordinated by ELS
153
Bathroom niche lining
Bathroom
Mosaic
Best for
Lining a niche with a material that turns corners without a cut edge.
Watch out
Many joints inside a permanently wet recess — grout is doing a lot of work here.
Cost effect
Moderate.
Scope effect
Waterproofing behind the niche is the actual decision; the lining is the visible half.
Responsible
Coordinated by ELS
Single-piece slab
Best for
The cleanest niche — almost no joints for water or grime to sit in.
Watch out
Cutting and fitting a single piece is specialist, and a mistake means a new piece.
Cost effect
Higher.
Scope effect
Requires accurate niche dimensions before the slab is cut; the opening must be built to the drawing.
Responsible
Coordinated by ELS
154
Pantry backsplash tile format
Kitchen
Plain-porcelain tile
Best for
A quiet, durable pantry backsplash that is easy to replace in part.
Watch out
Grout still needs a colour decision even in a dry zone.
Cost effect
Moderate.
Scope effect
Specify grout colour with the tile, not after.
Responsible
Coordinated by ELS
Sintered-porcelain slab
Best for
A near-jointless pantry surface with the fewest lines to clean.
Watch out
Specialist handling and cutting; a damaged slab replaces as a whole panel.
Cost effect
The highest.
Scope effect
Wall flatness and the worktop junction both need resolving before order.
Responsible
Coordinated by ELS
Small-pattern feature tile
Best for
A pantry that can carry pattern because it is not a heavy cooking zone.
Watch out
More grout lines than a plain tile; in a dry pantry this is acceptable, in a wet kitchen it is not.
Cost effect
Higher — the cost is in laying.
Scope effect
Set-out from a centre line; agree cut positions before laying.
Responsible
Coordinated by ELS
Concept renders — a design render, not a photo. Shown to compare options for one decision.