unit-turn-and-make-ready

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.