Mary Cook on FF&E’s Role in Shaping the Resident Experience

The design professional puts the spotlight on special community features that residents love.

Furniture, fixtures and equipment, or FF&E, have become defining elements of residential design. Once considered a finishing touch, these movable items that are not permanently connected to a building’s structure—but are essential for its function and design—now play a central role in shaping the resident experience.

These selections are not just about aesthetics and functionality, but are strategic tools for branding, community building and resident retention. To explore how FF&E is evolving in response to shifting expectations and market dynamics, we spoke with interior designer Mary Cook, founder & president of Mary Cook Associates.


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How has the role of FF&E evolved in recent years?

Cook: A number of influences in both the design and consumer world have impacted the role of FF&E in multifamily residences. First, the onset and rise in popularity of home design television programs, DIY videos on social media, and even phone apps that allow users to ‘design’ rooms, have made the general public more informed about home furnishings and interior design.

Everyone has access to this wide pool of information, often raising tastes and expectations. Residents increasingly want their living environments to offer comfort, functionality and aesthetic appeal. Builders, developers and designers need to be mindful that the majority of the people living in the spaces they’re creating will come with an elevated knowledge of the style they’ll want to see in their new surroundings. Well-curated FF&E can significantly address these wants and needs.

Secondly, the move to fabrication of furnishings overseas made production much more affordable without compromises to quality. With so many manufacturers, wholesalers and retailers to choose from, experienced designers will know how to take advantage of the multitude of FF&E options available.

What factors are driving the increasing emphasis on FF&E in multifamily developments?

Cook: Multifamily developments are competing in a crowded market, where distinguishing one property from another is crucial for attracting and retaining tenants. High-quality and thoughtfully selected FF&E can set a development apart from its competitors, offering prospective residents a unique and compelling reason to choose one property over another. This differentiation extends not only to the visual appeal, but also to the durability and usability of the furnishings and fixtures, especially in amenity spaces.

The amenities arms race is alive and well, and developers today need to do much more than simply check amenities off a list—spaces need to be thoughtfully designed for how residents live to attract repeated use. FF&E selections have the power to make the most of amenities, but conversely, the wrong FF&E selections can miss the mark, leading to underutilized spaces. Carefully selected furnishings that are aligned with the project’s brand and demographic foster the best livability. They make the most of amenities with programmed aesthetics that stand above the rest.

In addition to pleasing aesthetics, integrating multifunctionality and flexibility with FF&E in amenity spaces is imperative. Programming early on in the design process allows us to consider the values, attitudes and aspirations of the target market as well as the site itself and surrounding area.


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Are there any FF&E trends that are becoming popular these days?

Cook: Changes in how residents live and work, as well as their interests, figure more into the FF&E equation than a trend that may be completely irrelevant to a target demographic. For example, a multifamily community in a year-round warm climate needs outdoor FF&E that can stand up to greater use than one in an area with four seasons.

With increased demand for even more varied uses of recreational spaces, today’s FF&E solutions must accommodate a wide variety of outdoor gathering spaces and activities such as movie viewing, outdoor kitchens and dining areas, lounges and versatile seating.

Another trend that continues to evolve and impact FF&E is high demand for coworking and remote working spaces. Multifamily coworking areas must be performance-focused, beautifully designed and multifunctional. Both communal and private workspaces need to easily transition to social spaces after hours. These amenities require furniture and lighting that is conducive to productive work by day and inviting for lingering at a gathering later. Private booths for quick calls as well as built-in banquettes adapt well for both work use and evening activities.

Wellness-centered amenities also remain a high priority in multifamily living environments. FF&E can contribute to this by incorporating furnishings that promote physical and emotional well-being. Comfortable seating and ergonomic, supportive pieces are essential in environments where residents spend a lot of time. Adjustable lumbar support and breathable fabrics add comfort to beauty, making furniture highly functional. Advanced lighting selections that adapt light levels throughout the day also enhance overall comfort and well-being.

Finally, a steady increase in the number of lifestyle renters—those who can afford to buy but rent by choice—is driving demand for more highly amenitized single-family rental homes and build-to-rent communities where residents enjoy a flexible and maintenance-free quality of life. Less price conscious, lifestyle renters prefer high-end, resort-style conveniences like clubhouses along with vibrant settings that offer a wide range of activities both inside and out of doors. When selecting FF&E for SFRs and BTRs, designers will want to prioritize quality and high aesthetic appeal to align with these lifestyles.

What challenges do you face when sourcing FF&E for multifamily projects and how do you overcome them?

Cook: The move to fabricate furnishings overseas made many more options available to designers. However, it resulted in a new challenge as it relates to safeguarding unique pieces. With no intellectual property protections in place for overseas manufacturing, knockoffs quickly appear in the U.S., making it difficult to procure distinct pieces.

Supply chain issues continue to present challenges, as well. The cost of materials continues to increase and the tariff situation is fluid. Designers must stay on top of quickly changing market conditions in order to find the best quality at the best price. A deep pool of vendors and solid relationships go a long way to working together to meet FF&E needs.


READ ALSO: Multifamily Interior Design Trends


How about budget constraints? How do you balance them with the desire for high-quality, stylish FF&E?

Cook: (It) requires a strategic approach and only a highly experienced designer can select and source furnishings that offer both aesthetic appeal and functionality. By prioritizing key pieces that are critical to both the overall design aesthetic as well as performance, designers create a harmonious and visually appealing space while still managing costs.

Interior of Remy, a multifamily community in Frisco, Texas
The game lounge at Remy, an upscale multifamily community in Frisco, Texas, developed by Toll Brothers Apartment Living and Equity Residential, showcases the eclectic design style that characterizes the property. Image courtesy of Mary Cook Associates

Value engineering is an invaluable tool in the FF&E selection process. It ensures that the overall composition doesn’t sacrifice style for functionality or vice versa. By analyzing functions, exploring creative solutions and implementing cost-effective strategies, designers and property developers can achieve aesthetically pleasing designs that meet budgetary constraints. This approach not only optimizes the value of FF&E investments but also enhances the overall user experience in residential and commercial spaces.

In addition, a wide variety of materials can offer durability and aesthetic appeal without being prohibitively expensive. For example, using engineered wood instead of solid wood can significantly reduce costs while maintaining a high-quality appearance.

Recently, you launched a furnishings solution for student housing developments dubbed “Built to Spec.” Tell us more about this endeavor.

Cook: Unique, well-designed furnishings can be a key differentiator for a student housing community and strengthen its position in the marketplace. To meet unmet market demand in student furnishings that help properties stand out, we recently teamed up with custom fixture and furniture fabricator Morgan Li to bring a first-to-market solution for student housing furnishings. …

We displayed Built to Spec in-unit furnishings in the leasing office for a project at University of Central Florida and prospective residents were so enthused by the pieces that it played a significant role in driving lease-up—in fact, the property is already 100 percent leased.

We’re leveraging our design experience within the sector, which includes recent projects like The 87 at the University of Notre Dame and Lapis at Florida International University, to redefine what student housing furnishings can be. Our goal is for owner-operators to consult designers—rather than off-the-shelf catalogs—when it comes to furnishing purpose-built student housing communities.