For Apartment Owners & Operators
Portfolio Pricing & Volume Programs
We build one agreed flooring standard across your Treasure Valley communities and hold pricing steady per floor plan, so the line item stops moving every time a unit turns.
Most owners we talk with do not have a flooring problem so much as a flooring pricing problem. Each turn gets quoted on its own, prices drift with whatever material happens to be on the shelf that month, and by the time you roll it up across a hundred units the number you budgeted and the number you paid have quietly parted ways. When the same one-bedroom in the same building can be repriced three different ways in a year, the flooring line becomes one of the least predictable pieces of your operating spend.
The fix is not a lower headline price. It is a fixed one. When a community runs on a single agreed standard and every unit of a given floor plan carries the same installed price, your regional manager can approve a turn without a fresh bid, your controller can forecast the year, and the flooring line behaves like the rest of your fixed costs instead of a monthly surprise. That predictability is usually worth more than shaving a few cents off a per-square-foot rate you can never count on twice.
Alderwood approaches this the way you would approach any repeatable operating cost: define the standard once, price it per floor plan, and lock it for an agreed term. We measure your actual unit types, agree on a product spec and an installed rate for each plan, and put it in writing so the same 720 sq ft two-bedroom prices identically whether it turns in March or October. As an Idaho Registered Contractor (Idaho RCE-6681702), insured, we can hold that program across a whole portfolio rather than one building at a time.
This page is about the money mechanics of that arrangement — how a standardized program is priced, how it feeds your capex and turn budgets, and how it compares to ordering each job cold. It is not about how fast we turn a unit or which product wears best; sibling pages in this hub cover those.
One Community Standard, One Price Sheet
The starting point is a single spec per community. Rather than choosing flooring turn by turn, we walk your floor plans, agree on one product and one finish that fits how those units get lived in, and set an installed price for each plan. From then on, a turn is a line on a price sheet you already approved, not a quote you wait on.
Standardizing also kills spec drift. In a fast-growing market like the Treasure Valley, where you may be adding units across several communities at once, it is easy for three near-identical buildings to end up with four different floor products because each was ordered separately. A fixed community standard means a resident moving between your properties sees a consistent look, and your maintenance stock — planks, transitions, trim — stays interchangeable instead of building up as dead inventory in each building's closet.
- one product spec per community
- identical installed price per floor plan
- no per-turn bidding cycle
- consistent look across sister properties
- shared, interchangeable attic stock
- written price sheet your team can approve against
Locking the Line for Capex and Turn Budgets
Once the standard and the per-plan prices are set, we lock them for an agreed term. That gives you a flooring number you can drop straight into a capex model and a turn budget without padding it for uncertainty. When you know a two-bedroom turn is a fixed figure every time, your reserve planning and your per-unit turn allowance both get tighter.
A locked program also changes how you handle the year's surprises. A cluster of unexpected turns, a partial re-floor after a slow-leak find, a phased common-plan refresh — none of them require a new negotiation, because the rate already exists. You are scheduling work against a known price, not rediscovering the price each time volume spikes.
We are direct about what a lock can and cannot promise. We hold the installed labor and program pricing for the term; where a raw material moves sharply, we tell you in advance and show the math rather than quietly repricing mid-program. Honest pricing that holds is more useful to a budget than an optimistic rate that erodes.
- per-plan pricing held for an agreed term
- clean inputs for capex and reserve models
- no renegotiation when turn volume spikes
- material moves flagged in advance, with math
- predictable per-unit turn allowance
How a Volume Program Is Structured
A program is built around your actual portfolio, not a generic rate card. We inventory your unit types across communities, confirm subfloor conditions — slab-on-grade versus older crawlspace framing changes prep and adhesive, and we account for that in the number rather than as a surprise change order — and set a per-plan installed price that reflects real square footage and real prep. The more units share a plan, the more repeat volume there is to price against.
From there the program is a standing arrangement: agreed spec, agreed prices, agreed term, and a single point of contact so you are not re-explaining your portfolio every time. As units come up, your team releases the work against the program. There is no cold quote, no waiting on a walk-through to get a number, and one consistent invoicing format across all your communities so the accounting reconciles cleanly.
We scope this in capability terms — this is how we would set the program up with you, not a claim about past portfolios. If you send unit counts, floor plans, and current turn volume, we can draft a per-plan price sheet and a term you can actually budget against.
At a Glance
Standardized volume program vs. pricing each turn on its own
| Factor | Standardized Program | Ad-Hoc Ordering |
|---|---|---|
| Price per floor plan | Fixed and identical every turn | Re-quoted, drifts month to month |
| Approval to release work | Against an existing price sheet | Waits on a fresh bid each time |
| Capex / turn budgeting | A known number you can model | Padded for uncertainty |
| Spec across sister properties | One agreed community standard | Drifts as each job is ordered separately |
| Attic / maintenance stock | Shared and interchangeable | Odd lots pile up per building |
| Invoicing across communities | One consistent format | Varies by job and vendor |
Illustrative structure of how a program is set up, not a quoted rate; actual per-plan pricing depends on your unit mix and subfloor conditions.
For Apartment Owners & Operators
More of the Program
Unit Turns & Make-Ready Flooring
Durable Rental Flooring
Corridor & Common-Area Refresh
Damage & Partial Replacement
Back to the apartment owners overview.
Good to Know
Frequently Asked Questions
How is the per-floor-plan price actually set?
We measure the real square footage of each unit type across your communities and confirm the subfloor — slab-on-grade prep differs from older crawlspace framing, and we price that in rather than leaving it as a change order. Each plan then gets one installed rate that reflects the product spec, the prep, and the repeat volume behind it. That rate is what goes on the price sheet your team releases work against.
What does 'locking' the price protect against, and what doesn't it?
The lock holds the installed labor and program pricing for the agreed term, so a turn prices the same in month one and month ten regardless of how many units come up. It does not pretend raw material costs can never move; where a material shifts sharply, we tell you ahead of time and show the math instead of quietly repricing. The goal is a number your budget can trust, not an optimistic rate that erodes mid-year.
How many units or communities does this make sense for?
It works best when you have repeat floor plans — several near-identical unit types across one or more communities — because that repetition is what there is to price against. There is no fixed minimum; the more units share a plan, the more predictable the program becomes. Send your unit counts and floor plans and we can tell you whether a standardized sheet is worth setting up for your portfolio.
Can we standardize existing buildings that already have mismatched flooring?
Yes. We set the go-forward standard for each community so every future turn moves toward one consistent spec, even if the building's current units are a patchwork. Over a normal turn cycle the portfolio converges on the agreed product without a disruptive all-at-once re-floor, and your maintenance stock consolidates as it does.
Talk to Us About Portfolio Pricing & Volume Programs
Send the details through the contact form — we'll give you a straight read on fit. Idaho Registered Contractor (Idaho RCE-6681702), serving The Treasure Valley & Boise Metro.