For Property Managers
Turn Scheduling & SLAs
Flooring turns you can put on a calendar and hold to it: defined turnaround windows tied to scope, real dispatch notice, and a straight answer the moment anything moves.
When you run hundreds of doors across a spread of Treasure Valley properties, the flooring vendor is either a fixed point you can plan around or a variable that wrecks your leasing calendar. A make-ready that slips two days because nobody confirmed the crew, or because a subfloor surprise went unreported until move-in week, pushes the unit off market, delays the applicant, and lands on your desk as a fire to put out. The measure of a good vendor here is not the finished floor. It is whether the date you were promised is the date it happened.
Alderwood is built around that reliability. Before a turn ever gets scheduled we agree on a turnaround window sized to the actual scope, not a hopeful guess, and we treat that window as a commitment you can quote to leasing and to your owner. A single-room re-carpet in a standard one-bedroom is a different clock than a full-unit plank replacement with subfloor repair, and we say which clock you are on up front rather than letting you find out at the finish line.
The honesty piece matters more in high-desert Idaho than most vendors admit. Winter forced-air heat drives indoor humidity low enough to move solid wood, so certain jobs carry an acclimation period that is real time on the calendar, not padding. We would rather build that day or two into the window we quote you than skip it and hand you a floor that cups or gaps a month after the resident moves in. Our SLAs are the number we can actually hit, said out loud, in writing.
We work as an Idaho Registered Contractor (Idaho RCE-6681702) through the Idaho Division of Building Safety, insured, with a workmanship warranty on the floors we install. What follows is how we would run your turns: how we set the windows, how dispatch and notice work, and exactly what happens on the rare day a job cannot land on time.
Turnaround Windows You Can Build a Calendar Around
An SLA is only useful if it maps to what the unit actually needs, so we tier turnaround by scope instead of quoting one flat promise for everything. A same-material carpet swap in an unoccupied standard unit sits at the fast end. A hard-surface replacement with transition and trim work sits a step out, and anything involving moisture testing on a slab, subfloor leveling, or wood acclimation gets its own window because those steps take the time they take.
When you send a unit for bid, the number we return includes the window in business days from the day we get keys and confirmed access, plus any acclimation or cure time called out separately so nothing is hidden inside a single vague figure. That way leasing knows the earliest honest ready date, and you are not the one absorbing a gap between what was promised and what was possible.
During peak turn season, when the whole valley is flipping units at once, we hold to the same tiers by managing intake rather than by quietly stretching every window. If capacity is tight for a given week we tell you that at bid time so you can sequence your make-readies, instead of accepting the work and slipping it later.
- windows sized to scope, not one flat promise
- business-day counts from keys and confirmed access
- acclimation and cure time quoted separately
- slab moisture testing built into the clock
- peak-season capacity flagged at bid, not after
Dispatch, Notice, and the Make-Ready Deadline
Reliability lives in the handoffs. Once a turn is approved we confirm the crew and the date back to you in writing, so there is never a morning where you are calling to ask whether anyone is coming. You get advance notice of the scheduled start, the expected finish, and the access method we plan to use, and we ask for the same clarity from your side on lockbox codes, utility status, and whether trades ahead of us have cleared out.
We schedule flooring to land in the right slot within your make-ready sequence rather than whenever it is convenient for us. Flooring generally wants paint, mud, and any overhead work done first and appliances and final clean after, so we coordinate our window against your deadline and flag early if the unit is not going to be ready for us on the planned day. An empty, dust-settled, dry unit is what keeps the turn on its number.
Entry and transition areas get particular attention in this climate. Gravel, snowmelt, and mudroom traffic are hard on thresholds and doorway transitions, so we plan those details into the schedule instead of treating them as an afterthought that adds an unplanned return trip.
- crew and date confirmed to you in writing
- advance notice of start, finish, and access
- slotted into your make-ready sequence
- early flag if the unit is not turn-ready
- transitions and thresholds planned, not revisited
When Something Slips, You Hear It First
Most turns land on the date. The ones that do not usually break for a reason nobody could see through a closed door: a subfloor that reads wet on the meter, rot under an old vinyl kitchen, or leveling that a slab needs before any adhesive should touch it. Our rule is simple. The moment we know a date is at risk, you know, with the reason and a revised window, while there is still room for you to adjust leasing rather than after the applicant is already scheduled to sign.
We would rather deliver an uncomfortable heads-up on day one than a silent miss on the deadline. If moisture testing on a slab comes back out of range, forcing a floated or adhesive change and added cure time, that is a call the same day, not a surprise at final walk. You get the choice of how to sequence around it because you got the information in time to use it.
That is the whole point of treating you as a repeat partner instead of a one-off job. A vendor you can count on across a busy season is one who is as reliable with bad news as with good, and who protects your calendar by never letting a slip travel silently until it is your emergency.
How It Works
How a turn runs, start to keys back
Bid and window
You send the unit and scope, we return a turnaround window in business days plus any separate acclimation or cure time. Capacity for your target week is confirmed or flagged at this stage.
Schedule and confirm
Once approved, we lock the date, confirm the crew, and send you the start, expected finish, and access plan in writing. We also confirm the unit will be clear of trades ahead of us.
Access and pre-check
On arrival the crew verifies the unit is empty, dry, and ready, and runs moisture or subfloor checks where the scope calls for them. Anything that threatens the date is reported that same day.
Install and acclimation
We complete the flooring within the committed window, holding wood acclimation and adhesive cure time where the material and the season require it. Transitions and thresholds are finished as part of the same visit.
Walk and handoff
We confirm the floor against scope, clear the work area, and mark the unit ready so it can move straight into final clean and back onto market.
Exception handling
If a slip becomes unavoidable, you get the reason and a revised window immediately, not at final walk. You keep the room to re-sequence leasing before it becomes urgent.
For Property Managers
More of the Program
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Good to Know
Frequently Asked Questions
What turnaround can we actually quote to leasing?
You can quote the window we return at bid, which is stated in business days from the day we get keys and confirmed access, with any acclimation or cure time listed separately. A standard unoccupied carpet swap sits at the fast end; hard-surface work with subfloor prep or wood acclimation runs longer, and we tell you which clock the unit is on before you commit a ready date. We size the number to hit it, so it is safe to hand to an applicant.
How much notice do we get, and what do you need from us?
Once a turn is approved we confirm the crew, date, and access method back to you in writing ahead of the start, so no one is guessing on the morning of. From your side we need keys or a working lockbox code, utilities on, and the unit cleared of any trades scheduled ahead of us. If those are not in place on the planned day, we flag it early rather than burning the slot.
What happens if a turn is going to miss its date?
You hear it from us the day we see the risk, with the reason and a revised window, while there is still time to re-sequence leasing. Most misses come from things hidden behind a closed door, like a wet subfloor reading or rot under old vinyl, and we call those the same day we find them. We would rather give you an early, honest heads-up than let a slip travel silently to move-in week.
Can you hold your SLAs during peak turn season?
We hold the same scope-based windows in busy season by managing intake, not by quietly stretching every job. If capacity is tight for a given week, we tell you at bid time so you can sequence your make-readies around it. That way the dates you get are ones we can still stand behind when the whole valley is turning units at once.
Talk to Us About Turn Scheduling & SLAs
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.