Material Lead Times: Order Before You Need It

Nothing stops a build faster than waiting for materials that should have been ordered months ago. I've seen entire projects shut down for 6-12 weeks waiting for windows or cabinets that weren't ordered in time.

Material lead times are one of the most common scheduling mistakes owner-builders make. This guide will help you order everything at the right time.

Why Lead Times Matter

Real Example: Window Delay

Timeline:

Cost of delay:

Could have been avoided: Order windows 3 months before framing starts

Real Example: Cabinet Delay

Timeline:

Cascade effect:

Cost: $12,000-18,000 in carrying costs

Could have been avoided: Order cabinets 3-4 months before drywall completes

Long Lead Time Items (Order Early)

Windows and Exterior Doors (6-16 weeks)

Typical lead time: 8-12 weeks Range: 6 weeks (stock sizes) to 16+ weeks (custom)

When to order: 3-4 months before framing starts

What you need to order:

Why this lead time:

Exceptions:

Ordering too late costs:

Ordering too early risks:

Vendor selection tips →

Trusses or Engineered Lumber (4-10 weeks)

Typical lead time: 6-8 weeks Range: 4 weeks (simple) to 10+ weeks (complex or busy season)

When to order: 2-3 months before framing starts

What you need to order:

Why this lead time:

Ordering too late costs:

Ordering too early risks:

Pro tip: Some framers include truss ordering in their scope. Clarify who's ordering and when.

Cabinets (6-16 weeks)

Typical lead time: 8-12 weeks Range: 6 weeks (stock/semi-custom) to 16+ weeks (full custom)

When to order: 3-4 months before installation (during framing or rough-in phase)

What you need to order:

Why this lead time:

Ordering too late costs:

Ordering too early risks:

Pro tip: Order cabinets during framing phase. Seems early, but it's not.

Countertops (3-6 weeks after template)

Typical lead time: 3-5 weeks Range: 2 weeks (simple laminate) to 6+ weeks (exotic stone)

When to order: After cabinets installed

Process:

  1. Cabinets installed
  2. Countertop fabricator comes to template (1-2 days after cabinets)
  3. Slab selection (can do earlier)
  4. Fabrication (2-4 weeks)
  5. Installation (1-2 days)

Why this lead time:

Ordering too late costs:

Pro tip:

HVAC Equipment (2-12 weeks)

Typical lead time: 4-8 weeks Range: 2 weeks (stock units) to 12+ weeks (high-efficiency, special sizes)

When to order: 2-3 months before rough-in

What you need to order:

Why this lead time:

Ordering too late costs:

Pro tip: Let HVAC contractor handle ordering (they get better pricing and availability). But confirm lead times upfront.

Appliances (2-12 weeks)

Typical lead time: 4-6 weeks Range: 2 weeks (basic stock) to 12+ weeks (high-end, special finishes)

When to order: 2-3 months before final phase

What you need to order:

Why this lead time:

Ordering too late costs:

Ordering too early risks:

Pro tip:

Medium Lead Time Items (4-8 weeks)

Siding Materials (4-8 weeks)

When to order: 1-2 months before siding starts

Lead time varies by type:

Why: Custom colors, special orders, quantity (full truckload)

Interior Doors (4-8 weeks)

When to order: 1-2 months before trim phase

Lead time varies:

Pro tip: Order with trim materials to save on delivery

Specialty Flooring (4-8 weeks)

When to order: 1-2 months before flooring phase

Lead time varies:

Pro tip: Need 1-2 weeks on-site to acclimate before install (especially hardwood)

Lumber Package (2-6 weeks)

When to order: 3-4 weeks before framing

Lead time varies:

Why: Quantity, availability, delivery scheduling

Pro tip: Some framers include in their bid. Clarify who orders.

Short Lead Time Items (1-4 weeks)

Standard Plumbing Supplies (1-3 weeks)

When to order: 2-4 weeks before needed

Electrical Materials (1-2 weeks)

When to order: 1-2 weeks before needed

Drywall (1-2 weeks)

When to order: 1 week before drywall crew starts

Pro tip: Drywall contractor usually orders. Confirm who's ordering.

Paint (1-2 weeks)

When to order: 1-2 weeks before painting

Exception: Custom colors may need 2-3 weeks

Trim Materials (2-4 weeks)

When to order: 2-3 weeks before trim starts

Exception: Special species or profiles: 4-6 weeks

Ordering Timeline by Phase

Pre-Construction Phase

Order now:

Research:

Permitting Phase (Once Permit Submitted)

Order now:

Prepare to order:

Permit Approved (Foundation Starting Soon)

Order immediately:

Start planning:

Timeline: These arrive during framing phase

Foundation Phase (3-4 weeks)

Order now:

Finalize:

Framing Phase (4-8 weeks)

Should arrive this phase:

Order now:

Finalize:

Rough-In Phase (4-8 weeks)

Should arrive this phase:

Order now:

Confirm delivery:

Drywall Phase (3-5 weeks)

Should arrive this phase:

Order now:

Schedule:

Interior Finish Phase (6-12 weeks)

Should arrive:

Order now:

Lead Time Management Strategies

Strategy 1: Order on Critical Path Items First

Focus ordering timeline on:

Less critical (have float):

Learn critical path →

Strategy 2: Track Everything in One Place

Create spreadsheet:

Update weekly

Call suppliers weekly: "Confirming our [item] is still on track for [date] delivery?"

Strategy 3: Build in Buffer

Add buffer to quoted lead times:

Why: Delays happen

Better to have item early than late

Strategy 4: Have Plan B

For critical items, identify alternatives:

When to use Plan B:

Strategy 5: Lock in Prices Early

Some items allow:

Good for:

Watch out for:

Strategy 6: Coordinate with Subcontractors

Clarify who orders what:

Document in contracts:

Stay involved:

Common Lead Time Mistakes

Mistake #1: Ordering Too Late

Most common mistake: "I'll order it when I need it"

Example: Order windows during framing Result: 8-week delay waiting for windows

Fix: Order long-lead items 2-3 months before needed

Mistake #2: Not Confirming Delivery Dates

Mistake: Order once, assume it'll arrive on time

Reality: 30-40% of orders are delayed

Fix: Call supplier weekly to confirm still on track

Mistake #3: Assuming Subcontractor Ordered

Mistake: Think electrician ordered lights, he thinks you're ordering

Result: Nobody ordered, 4-week delay

Fix:

Mistake #4: Not Planning for Acclimation

Mistake: Order hardwood to arrive day of install

Reality: Needs 1-2 weeks on-site to acclimate

Result: Flooring installer can't install, reschedules

Fix: Order flooring to arrive 2-3 weeks before install date

Mistake #5: Design Not Finalized

Mistake: Order cabinets with "we'll figure out details later" approach

Reality: Can't manufacture without final specs

Result: Order gets delayed or arrives wrong

Fix: Finalize all selections before ordering

Mistake #6: No Backup Plan

Mistake: One choice, no alternatives

Reality: Item discontinued, backordered, or delayed

Result: Scrambling to find alternative, project stops

Fix: Always have Plan B identified

Mistake #7: Ordering Too Early

Mistake: Order everything at start of project

Problems:

Fix: Order based on timeline in this guide, not earlier

Supply Chain Disruptions

Recent years have shown supply chains can disrupt suddenly:

How to Handle Disruptions

Monitor news:

Order earlier if:

Stay flexible:

Communicate:

Material Lead Time Checklist

Use this for each project phase:

Foundation Phase

Framing Phase

Rough-In Phase

Drywall Phase

Finish Phase

Cost of Lead Time Failures

Real project examples:

Example 1: 8-week window delay

Example 2: 10-week cabinet delay

Example 3: 6-week HVAC delay

Common theme: Lead time failures cost $8,000-25,000 per major item

Prevention cost: $0 (just order on time)

Key Takeaways

Order long-lead items early: Windows, trusses, cabinets, HVAC need 2-4 months

Track everything: Spreadsheet with all orders, lead times, delivery dates

Confirm weekly: Call suppliers to verify still on schedule

Build in buffer: Add 20-25% to quoted lead times

Have Plan B: Know backup options for critical items

Clarify who orders: Document in subcontractor agreements

Acclimation time: Some materials need time on-site before install

Critical path first: Order items on critical path with most urgency

Stay flexible: Supply chains can shift, be ready to adapt

Related Resources

Need help managing material ordering and lead times? Our consulting services include material selection guidance, ordering timeline management, and supplier coordination for owner-builders.