Turnover flooring for landlords · Grandview & the junction belt
Unit empty Friday. Floor done Sunday. Keys back Monday.
Turnstone is the crew property managers call between tenants: engineered hardwood re-coated in a day, worn boards swapped from matching stock, stair nosings hardened for the next decade of moving vans. One crew, one invoice per unit, photos of every room — and the turnover never waits on the floor.
Services
The unit menu, priced
01
Between-tenant re-coat — $1.55 / sq ft
One light abrade and a fresh topcoat of the finish already on the floor, done in a day under dustless containment. Nine units in ten need exactly this — the tenth needs a repair, and we say which at the walk-through.
02
Board swap, matched — $26 / board
Water damage by the dishwasher, the patch from the removed wall, the board the last tenant’s aquarium sat on. We pull from matched stock kept for each building we serve, weave flat, and blend the finish — while the rest of the unit is being painted.
03
Stairs & nosing hardening — $64 / step
Rental stairs take a decade of moving vans in eight years. We screw and block every loose tread, rebuild rounded nosings to the original profile in hardwood, and finish with the tougher two-part coat — because stairs are the one floor a landlord re-lets on sight.
04
Wear-layer replacement — from $3.90 / sq ft
When an engineered floor’s four-millimetre wear layer has been sanded past honesty, we replace the worn field with new boards of the same section and finish to match the unworn rooms — a third of the cost of the whole-unit replacement the inventory assumed.
How it goes
The 48-hour clock
The same sequence on every job — the only variable is your project.
Friday, 9:00
Keys & walk-through
The unit is walked room by room with the manager’s checklist, every defect photographed, and the fixed quote signed on the kitchen counter — per square foot and per board, no allowances, no surprises at handover.
Friday, 13:00
Contain & abrade
Workrooms sealed, machines on HEPA extraction, the building’s other tenants none the wiser. The old finish is abraded back and the day’s repairs are cut in — boards woven while the abrader works the next room.
Saturday
Repairs & first coat
Stairs fastened and nosed, stair treads finished with the two-part system, and the first topcoat down flat by evening. Photos of every finished room go to the manager with the batch numbers.
Sunday, 8:00
Second coat & the record
The second coat, the containment down, skirting wiped, and the unit photographed again — before-and-afters filed with the invoice so the next turnover starts from a record, not a memory.
Monday, 8:00
Keys back
The floor is ready for socks at handover and furniture on day three. If the calendar says the unit shows Tuesday, the floor is done Monday — that is the whole point of the clock.
Why managers keep the number
One crew, one invoice, zero chasing
A turnover is a relay race and the floor is the leg everybody drops. Turnstone runs it as one crew with one invoice: no scheduling a sander, a carpenter and a stair man off three different voicemails. We hold matching stock for every building on the belt, meter between tenancies instead of guessing, and photograph the floor into the unit’s record so the next crew knows what the last one left. The floor stops being the reason the listing waited.
The handover date holds
If the floor is not ready at the agreed handover through our fault, the re-coat is free and the repair is half price — in writing on the turnover quote. Four hundred turns a year, and the clause has been invoked twice.
The junction belt, 2026
Units turned this quarter
Six turnovers from the last quarter, photographed the morning the keys went back. Every one of them was listed inside the week.
Word of mouth
The belt’s managers, on the record
Our old routine was three contractors and a two-week floor-shaped hole in the calendar. Turnstone did 4B over a weekend — re-coat, six boards, stairs — with one invoice and a photo record attached. The listing photographs were taken Tuesday.
The wear-layer replacement saved a full unit refit. Three rooms of the engineered oak had been sanded past sense by the previous agent’s crew; Turnstone replaced the worn field and matched the finish to the hallway, and the inventory clerk could not tell where.
Twelve turns in a year and the handover clause has never been needed. They hold stock for our buildings, which still slightly amazes me — the last crew sourced boards per job and hoped. The stairs at Junction Walk are simply the best-looking thing in the building now.
Before you book the crew
Asked on every first turn
The five every manager asks. The sixth is usually whether we carry our own insurance certificates, and yes — they travel with the quote.
Engineered or solid across a rental portfolio?
Engineered, almost always, with a four-millimetre wear layer minimum. It takes a spill and a missed mop better than solid, it can be re-coated as many times between tenants, and when one room finally wears out you replace that room’s field — not the unit. Solid earns its keep in the period stock, where we match what is already down.
Can the tenants above and beside stay put?
They will not know we are there beyond one morning of vac hum. Every machine runs on HEPA extraction, each workroom is sealed at the door and run at negative air, and quiet hours are in the turnover schedule as a line item — we work the containment, not the whole floorplan.
What do you do about pet damage and deep scratches?
Boards out, boards in — the damage is almost never more than a dozen boards and a finish. Deep single scratches that do not cross a joint can often be blended with a local coat, which is cheaper and takes an hour; we say which at the walk-through, with the price of both.
Do you check moisture between tenancies?
Every turn, twice — once at the walk-through and once before the first coat. A slow leak under a dishwasher is the most common way a floor fails between tenants, and a two-minute pin reading catches it while it is still a plumber’s problem rather than ours.
How many units can you run in a week?
Two crews, four turns a week on the belt, scheduled back-to-back so the same supervisor sees each one. Whole-building programs and stair-heavy turns run on their own clock — the quote says which clock, and the handover clause covers both.
The belt, counted
Turns scheduled belt-wide, Tuesday to Saturday · (555) 032-9618 · turns@turnstonefloors.example
Book the turn
Address, vacancy date and what the last tenant left behind — that is all the schedule needs. The walk-through is free, the quote is fixed per foot and per board, and the handover date is on it. turns@turnstonefloors.example