For Developers
Multifamily Flooring Packages
We build flooring packages by unit type for new Treasure Valley multifamily — studio through 2BR, base and upgrade tiers priced per plan so your whole community specs from one clean sheet.
Ground-up multifamily lives or dies on repeatable decisions. When flooring is specified unit-by-unit, you end up with a spec that drifts across buildings, a takeoff nobody trusts, and a model unit that looks nothing like what the resident actually leases. The developer or owner's-rep needs the opposite: a fixed menu of flooring by unit type, priced per plan, that a super can order and an estimator can carry without re-pricing every stack.
That is what a package is. We take your unit mix — studio, one-bedroom, two-bedroom, and whatever den or loft variants you carry — and build a flooring SKU for each one. A SKU here means a locked bill of materials: the resilient product for wet and living areas, the carpet or hard-surface for bedrooms, the transitions, the underlayment, and the square footage tied to the actual plan. Once a unit type is packaged, every instance of that plan across the community pulls the same materials in the same quantities.
We build the package in tiers so leasing has room to run without you re-bidding the job. A base tier hits the pro forma. One or two upgrade tiers give the sales team a story to tell at the model, and give you a defensible rent bump on premium stacks or top floors. The tiers share a color and profile family on purpose, so a resident who upgrades sees a real difference and a resident who does not never feels cheated.
Treasure Valley construction moves fast and most of it is slab-on-grade, which shapes the package before we ever pick a color. High-desert winters run indoor humidity very low, so wood movement and adhesive behavior are design inputs, not afterthoughts. We spec for that reality — moisture-tolerant assemblies over slab, engineered constructions where a warmer or more premium floor is wanted, and acclimation built into the schedule so the package performs the same in unit 412 as it does in the model.
One SKU per unit type
A flooring package is only useful if it maps to how the building is actually built. We start from your unit-mix schedule and create one flooring SKU per plan type, each carrying a fixed bill of materials and a takeoff quantity we stand behind. A studio SKU, a 1BR SKU, a 2BR SKU — plus variants when a plan has a real difference like an added bath or a tucked-in den that changes the wet-area count.
Each SKU names the product, the area it covers, the transition profiles at every doorway and threshold, and the underlayment or moisture assembly underneath. That means the field is not guessing at seams and reducers unit by unit, and your estimator is not rebuilding quantities every time a stack repeats. When a plan appears forty times in the community, it pulls the identical package forty times.
Packaging this way also protects the schedule. Materials for a whole plan type can be released together, acclimated together where the product calls for it, and installed by crews who already know the layout because it does not change from unit to unit.
- one bill of materials per plan type
- wet, living, and bedroom areas defined
- transitions and reducers pre-specified
- takeoff quantities tied to the plan
- moisture assembly named for slab-on-grade
- repeats identically across every stack
Base and upgrade tiers that hold together
Every package ships in tiers. The base tier is engineered to land on your pro forma — durable, warrantied, clean-looking, and honest about what it is. The upgrade tiers layer in a richer visual, a warmer underfoot feel, or a longer plank, and they exist so leasing can charge for the difference rather than give it away.
We keep the tiers inside one design family. Base and upgrade share a tone and a plank profile, so the jump reads as a deliberate step up instead of two unrelated floors. A resident touring a premium unit sees why it costs more; a resident in a base unit still gets a floor that looks intentional and wears well. That coherence is what lets the model unit sell the upgrade without over-promising.
The model unit itself gets treated as its own line item. It is usually specified at the top tier so prospects see the ceiling of what the community offers, and we note where the model spec diverges from the standard base spec so nobody accidentally builds four hundred units to model finish.
- base tier sized to the pro forma
- one or two upgrade tiers above it
- shared color and profile family
- model unit spec called out separately
- upgrade delta defensible at lease-up
- no base unit that feels cheapened
Value-engineering without cheapening the floor
Cost pressure on multifamily is constant, and flooring is an easy place to cut badly. The wrong move is dropping to a thinner, louder, less stable product across every unit to shave a line on the budget — residents feel it on day one and you feel it at renewal. We value-engineer the package instead of gutting it.
The savings usually live in the assembly, not the visual surface. Reducing the number of distinct products a building has to stock, standardizing transition profiles, right-sizing the moisture assembly to what the slab actually tests at, and concentrating the premium material where residents and prospects touch it — living areas, entries, the model — while using a sound, warrantied product elsewhere. Those moves protect the number without the resident ever seeing a downgrade.
Because most of the metro is slab-on-grade with dry-winter conditions, the honest engineering question is durability and stability per dollar, not just price per sq ft. We would rather spec a floor that survives gravel, snowmelt, and mudroom traffic at the entry than save a few cents and warranty a callback.
At a Glance
Sample flooring package tiers by resident-facing spec
| Package tier | Living & wet areas | Bedrooms | Typical use |
|---|---|---|---|
| Base | Resilient plank, mid-range profile | Cut-pile carpet or same plank | Standard units, whole-community baseline |
| Upgrade I | Longer, wider resilient plank | Upgraded carpet pad and face weight | Premium stacks, top floors, rent bump |
| Upgrade II | Engineered wood or top resilient line | Hard-surface throughout | Corner units, penthouses, feature plans |
| Model | Upgrade II finish, staged for touring | Hard-surface throughout | Leasing model only, spec noted separately |
Illustrative structure, not a fixed product list — actual SKUs are built to your unit mix, slab conditions, and budget.
For Developers
More of the Program
Spec & Submittal Coordination
Draw Schedule & Progress Billing
Amenity & Common-Area Flooring
LVT Durability Specifications
Back to the for developers overview.
Good to Know
Frequently Asked Questions
How do you price flooring by unit type instead of by the whole building?
We build one SKU per plan in your unit mix and price it per plan, so a 1BR carries a known material and labor number every time that plan repeats. Your estimator multiplies by the plan count rather than re-taking off each stack. That gives you a flooring line you can trust across the whole community and update cleanly if the mix changes.
Can the model unit be nicer than the standard units without confusing the spec?
Yes, and it should be handled deliberately. We typically spec the model at the top upgrade tier so prospects see the community's ceiling, and we flag exactly where the model finish differs from the standard base spec. That keeps leasing's story strong while making sure the field never accidentally builds every unit to model finish.
How do you cut flooring cost without residents noticing a downgrade?
We value-engineer the assembly rather than the surface residents touch — standardizing transitions, reducing the count of distinct products a building stocks, and right-sizing the moisture assembly to what the slab actually tests. Premium material stays where it matters, in living areas and entries, while a sound warrantied product covers the rest. The pro forma moves; the resident experience does not.
Does the Treasure Valley climate change how you package a floor?
It does. Most of the metro is slab-on-grade, and forced-air winter heat pulls indoor humidity very low, which drives wood movement and affects adhesives — so we spec moisture-tolerant assemblies and build acclimation into the schedule. Where a warmer or more premium floor is wanted, engineered constructions handle slab and radiant conditions better than solid wood. The package is designed to perform the same in the model and in the last unit finished.
Talk to Us About Multifamily Flooring Packages
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.