| name | Unit Turn and Make-Ready |
| slug | unit_turn_make_ready |
| version | 0.1.0 |
| status | draft |
| category | residential_multifamily |
| subsystem | residential_multifamily |
| pack_type | workflow |
| targets | ["claude_code"] |
| stale_data | Turn cost libraries, target cycle times, and vendor rate cards drift with material and
labor markets. Turn tiers (classic, light refresh, value-add interior) and the scope
contents of each tier are overlay-driven.
|
| applies_to | {"segment":["middle_market"],"form_factor":["garden","walk_up","wrap","suburban_mid_rise","urban_mid_rise"],"lifecycle":["stabilized","renovation","lease_up","recap_support"],"management_mode":["self_managed","third_party_managed","owner_oversight"],"role":["property_manager","maintenance_supervisor","regional_manager"],"output_types":["checklist","estimate","operating_review","kpi_review"],"decision_severity_max":"action_requires_approval"} |
| references | {"reads":["reference/normalized/unit_turn_cost_library__{market}.csv","reference/normalized/approved_vendor_list__{market}.csv","reference/normalized/vendor_rate_cards__{market}.csv","reference/normalized/turn_benchmarks__{market}.csv","reference/normalized/approval_threshold_defaults.csv"],"writes":[]} |
| metrics_used | ["make_ready_days","average_days_vacant","turnover_rate","turn_cost_by_market","repeat_work_order_rate"] |
| escalation_paths | [{"kind":"disbursement_above_threshold","to":"regional_manager -> asset_manager (rows 6, 7)"},{"kind":"scope_change_safety","to":"maintenance_supervisor + property_manager + regional_manager (row 4)"},{"kind":"turn_cycle_breach","to":"maintenance_supervisor -> property_manager -> regional_manager"}] |
| approvals_required | ["disbursement_above_threshold","scope_change_safety"] |
| description | Coordinates the unit turn from move-out handoff to ready-to-show. Selects the scope
tier, produces the estimate, dispatches trades against the approved vendor list, tracks
cycle time against benchmarks, and reconciles actuals against the turn cost library.
Hands off to `workflows/move_in_administration` when the new resident is scheduled.
|
Unit Turn and Make-Ready
Workflow purpose
Minimize make_ready_days and average_days_vacant while hitting scope quality and budget. Produces the turn plan, dispatches the trades, tracks cycle time, and provides the reconciliation back to the turn cost library.
Trigger conditions
- Explicit: "start turn on unit X", "turn pipeline review", "estimate turn cost for unit Y", "unit ready ETA".
- Implicit:
workflows/move_out_administration writes a turn handoff record; a turn project exceeds target cycle time; materials delay detected.
- Recurring: weekly turn-pipeline review at property grain.
Inputs (required / optional)
| Input | Type | Required | Notes |
|---|
| Turn handoff record | record | required | unit_id, scope tier, damages list |
| Turn cost library | csv | required | per-scope cost ranges by market |
| Approved vendor list | csv | required | by trade |
| Vendor rate cards | csv | required | for estimate |
| Turn benchmarks | csv | required | cycle-time targets |
| Renovation plan (if lifecycle=renovation) | record | optional | scope deltas |
Outputs
| Output | Type | Shape |
|---|
| Turn plan | checklist | scope, trades, order, durations |
| Turn estimate | estimate | by line item, cost range |
| Dispatch log | record | vendor assignments with ETAs |
| Turn pipeline snapshot | kpi_review | units in turn by stage, aging |
| Reconciliation | memo | actual vs. estimate vs. library |
Required context
Asset_class, segment, form_factor, lifecycle_stage, management_mode, market.
