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The process sometimes starts with a planning stage in which plans are prepared by an architect and approved by the client and any regulatory authority. Then the site is cleared, foundations are laid and trenches for connection to services such as sewerage, water and electricity are established. If the house is wooden-framed then a framework is constructed which will support the boards, siding and roof. If the house is of brick construction, then courses of bricks are laid to construct the walls. Floors, beams and internal walls are constructed as the building develops, with plumbing and wiring for water and electricity being installed as appropriate. Once the main structure is complete then internal fitting out with lights and other fitments is done and the house is decorated and furnished with furniture, cupboards, carpets, curtains and other fittings. There are problems associated with the house-building industry. Mass house-builders can be risk averse, preferring cost-efficient building methods rather than adopting new technologies for improved building performance. Traditional vernacular building methods that suit local conditions and climates can be dispensed with in favour of a generic 'cookie cutter' housing type.