Retain, repair or replace
Before anything is bought, we review what is already in the unit and decide honestly what stays, what is repaired and what is replaced — so the budget goes where it actually moves the booking.
You own the unit. ELS plans it to earn.
StayReady Planning is the ELS side of ALUMAX StayReady. We audit the unit, decide what to keep, and plan the furniture and finishes around turnover and the listing photo — then freeze one specification you can repeat across every identical unit. ELS plans and coordinates; ALUMAX supplies and installs the built-ins; you approve one unit, then roll it out.
The intelligence behind the package.
StayReady is one offer — ALUMAX StayReady, with ELS planning built in. This is the planning: the decisions that make a unit cheap to run, quick to turn around and worth the listing photo.
Furniture layout & selection
We plan the loose furniture — dimensions, quantity, positioning and a replacement specification — chosen for repeated tenants and fast turnovers, not one careful owner.
Photo-ROI zoning
We rank every space by how much it drives the booking — the listing hero, the booking-closers, the practical shots — and put the budget where the camera sees it.
Lighting, curtains & colour
A calm, photograph-ready palette and layered light — the soft layer that makes a unit read well online without adding a cleaning burden.
Guest usability
Storage that survives a suitcase, surfaces that wipe clean, and a layout a guest understands in ten seconds — the difference between a good review and a complaint.
Cleaning & maintenance design
We design for the turnover: durable finishes, replaceable covers and standard sizes, so a damaged piece is swapped, not custom-rebuilt.
Multi-unit standardisation
One approved specification, frozen once, so a ten-unit operator runs one sofa model — not ten. ELS freezes the spec; ALUMAX repeats the supply.
The package, seen
See every package set side by sideOne unit. Three palettes, side by side.
Light
Soft white + light oak
Soft white + light oak
Warm
Warm white + natural oak
Warm white + natural oak
Concept renders of the same 1BR Turnkey specification — a design render, not a photo. Each palette board carries the frozen finish spec the unit repeats; the built-in package itself is configured and quoted at ALUMAX.
The whole unit, by type.
The same dollhouse cutaway, whole-apartment view. Concept renders, not photographs.
Every trade, three palettes side by side.
The same forty-four rows the ELS styles decide, decided for a let unit: one pick per trade, who supplies it, and what changes at Plus. A row the management corporation owns says so.
Room shell
- CeilingPhase 2Paint, white, matt; existing ceiling retained (Plus: re-skim where the surface reads in photographs)Paint, white, matt; existing ceiling retained (Plus: re-skim where the surface reads in photographs)Paint, white, matt; existing ceiling retained (Plus: re-skim where the surface reads in photographs)
- Wall paintPhase 2Paint, soft white, washable matt, every wall the same (Plus: one photographic wall two steps deeper)Paint, warm white, washable matt, every wall the same (Plus: one photographic wall two steps deeper)Paint, warm grey, washable matt, every wall the same (Plus: one photographic wall two steps deeper)
- Feature wall / WPCPhase 1None at Essential — the photographic wall is paint. Plus: one fluted WPC panel behind the bed or the TV, never bothNone at Essential — the photographic wall is paint. Plus: one fluted WPC panel behind the bed or the TV, never bothNone at Essential — the photographic wall is paint. Plus: one fluted WPC panel behind the bed or the TV, never both
- FlooringPhase 1SPC, light oak-look SPC, one plank across the whole unit including bedrooms (Plus: same floor)SPC, natural oak-look SPC, one plank across the whole unit including bedrooms (Plus: same floor)SPC, grey oak-look SPC, one plank across the whole unit including bedrooms (Plus: same floor)
- Skirting and trimsPhase 2PVC or aluminium skirting in the wall colour — a mop line never shows; no timber skirtingPVC or aluminium skirting in the wall colour — a mop line never shows; no timber skirtingPVC or aluminium skirting in the wall colour — a mop line never shows; no timber skirting
- Tiles and groutPhase 2Matt porcelain 600×600 R10 in a light grey, floor and wall the same tile, grout matched; the one tile across every wet roomMatt porcelain 600×600 R10 in a light grey, floor and wall the same tile, grout matched; the one tile across every wet roomMatt porcelain 600×600 R10 in a light grey, floor and wall the same tile, grout matched; the one tile across every wet room
Cabinetry
- Main frontPhase 1Essential: FLYHOME P6 platform front in light oak or white, handleless profile. Plus: upgraded front finish, soft-close throughoutEssential: FLYHOME P6 platform front in natural oak or white, handleless profile. Plus: upgraded front finish, soft-close throughoutEssential: FLYHOME P6 platform front in walnut or white, handleless profile. Plus: upgraded front finish, soft-close throughout
- Feature frontPhase 1No feature front — one front finish per unit keeps replacement doors matching across the blockNo feature front — one front finish per unit keeps replacement doors matching across the blockNo feature front — one front finish per unit keeps replacement doors matching across the block
- Exposed carcass / interiorPhase 1White carcass throughout; open shelving only in the living unitWhite carcass throughout; open shelving only in the living unitWhite carcass throughout; open shelving only in the living unit
- Edge treatmentPhase 1Matched edge, PUR or laser wherever a sink or cooker sits nearbyMatched edge, PUR or laser wherever a sink or cooker sits nearbyMatched edge, PUR or laser wherever a sink or cooker sits nearby
- Wet-zone cabinetPhase 1Aluminium honeycomb in the front tone for the wet kitchen and every vanity — the one line a landlord must not save onAluminium honeycomb in the front tone for the wet kitchen and every vanity — the one line a landlord must not save onAluminium honeycomb in the front tone for the wet kitchen and every vanity — the one line a landlord must not save on
Work surfaces
- CountertopPhase 1Quartz, white low-movement quartz, 20 mm (Plus: same stone, integrated upstand)Quartz, warm white low-movement quartz, 20 mm (Plus: same stone, integrated upstand)Quartz, grey low-movement quartz, 20 mm (Plus: same stone, integrated upstand)
- BacksplashPhase 1Same quartz as the countertop to the wall cabinet; no tile backsplash to grout-cleanSame quartz as the countertop to the wall cabinet; no tile backsplash to grout-cleanSame quartz as the countertop to the wall cabinet; no tile backsplash to grout-clean
- Stone featurePhase 1No second stone in a rental unitNo second stone in a rental unitNo second stone in a rental unit
Doors and windows
- Door leafPhase 1Existing leaves retained and repainted white; replaced only where damaged (Plus: new flush leaves in the front tone)Existing leaves retained and repainted white; replaced only where damaged (Plus: new flush leaves in the front tone)Existing leaves retained and repainted white; replaced only where damaged (Plus: new flush leaves in the front tone)
- Door framePhase 1Silver aluminium door frame; retained where sound (Plus: re-sealed, new hardware)Silver aluminium door frame; retained where sound (Plus: re-sealed, new hardware)Matte Black aluminium door frame; retained where sound (Plus: re-sealed, new hardware)
- Entrance doorPhase 1Existing unit entrance door retained — a change is the management corporation's approval; aluminium D-series where a replacement is permittedExisting unit entrance door retained — a change is the management corporation's approval; aluminium D-series where a replacement is permittedExisting unit entrance door retained — a change is the management corporation's approval; aluminium D-series where a replacement is permitted
- Window framePhase 1Silver aluminium window frame; retained where sound (Plus: re-sealed, new hardware)Silver aluminium window frame; retained where sound (Plus: re-sealed, new hardware)Matte Black aluminium window frame; retained where sound (Plus: re-sealed, new hardware)
- Casing / architravePhase 2Existing architrave repainted in the wall colour; none addedExisting architrave repainted in the wall colour; none addedExisting architrave repainted in the wall colour; none added
Glass
- Door glassPhase 1Clear glass; frosted film on any bathroom paneClear glass; frosted film on any bathroom paneClear glass; frosted film on any bathroom pane
- PartitionsPhase 2Silver slim aluminium frame, clear glass, only where a studio needs a sleeping divisionSilver slim aluminium frame, clear glass, only where a studio needs a sleeping divisionMatte Black slim aluminium frame, clear glass, only where a studio needs a sleeping division
- Shower screensPhase 1Framed clear-glass screen on silver profiles at Essential; frameless at PlusFramed clear-glass screen on silver profiles at Essential; frameless at PlusFramed clear-glass screen on matte black profiles at Essential; frameless at Plus
- BalustradesPhase 1Existing balcony balustrade retained; glass infill only with management approvalExisting balcony balustrade retained; glass infill only with management approvalExisting balcony balustrade retained; glass infill only with management approval
- MirrorsPhase 1Plain frameless mirror over every vanity; a full-length mirror in each bedroom (Plus: backlit vanity mirror)Plain frameless mirror over every vanity; a full-length mirror in each bedroom (Plus: backlit vanity mirror)Plain frameless mirror over every vanity; a full-length mirror in each bedroom (Plus: backlit vanity mirror)
Metalwork
- Cabinet handlesPhase 1Handleless profile at Essential; silver bar pulls at PlusHandleless profile at Essential; silver bar pulls at PlusHandleless profile at Essential; matte black bar pulls at Plus
- Door / window hardwarePhase 1Silver levers with a keyed-alike master system across the blockSilver levers with a keyed-alike master system across the blockMatte Black levers with a keyed-alike master system across the block
- Aluminium profiles and exposed trimsPhase 1Silver on every exposed aluminium profileSilver on every exposed aluminium profileMatte Black on every exposed aluminium profile
Fixtures
- SanitarywarePhase 2White wall-hung WC with concealed cistern where the wall allows, else close-coupled; one model across the blockWhite wall-hung WC with concealed cistern where the wall allows, else close-coupled; one model across the blockWhite wall-hung WC with concealed cistern where the wall allows, else close-coupled; one model across the block
- TapwarePhase 2Brushed stainless single-lever mixers, one range across kitchen and bathrooms, spares heldBrushed stainless single-lever mixers, one range across kitchen and bathrooms, spares heldMatte black single-lever mixers, one range across kitchen and bathrooms, spares held
- Lighting housing and CCTPhase 23000K throughout, recessed white downlights plus one pendant over the dining table; bedside reading lights at Plus3000K throughout, recessed white downlights plus one pendant over the dining table; bedside reading lights at Plus3000K throughout, recessed white downlights plus one pendant over the dining table; bedside reading lights at Plus
- Switches and socket platesPhase 2Matte white plates, one system across the block, USB at every bedside at PlusMatte white plates, one system across the block, USB at every bedside at PlusMatte white plates, one system across the block, USB at every bedside at Plus
Soft finishes
- Curtains / blindsPhase 2Sheer plus blackout on a double track in every bedroom; a roller blind in living areas; all machine-washableSheer plus blackout on a double track in every bedroom; a roller blind in living areas; all machine-washableSheer plus blackout on a double track in every bedroom; a roller blind in living areas; all machine-washable
- Loose-furniture timberPhase 3light oak tone across every loose piece, on legs, from the StayReady FF&E schedulenatural oak tone across every loose piece, on legs, from the StayReady FF&E schedulewalnut tone across every loose piece, on legs, from the StayReady FF&E schedule
- Upholstery and rugsPhase 3Removable washable covers in a warm neutral; one flat-weave rug per living unit; the same fabric family across the blockRemovable washable covers in a warm neutral; one flat-weave rug per living unit; the same fabric family across the blockRemovable washable covers in a warm neutral; one flat-weave rug per living unit; the same fabric family across the block
Equipment
- Visible appliance finishesPhase 3Stainless or white, one brand family per block held as spares; sizes by unit type from the FF&E scheduleStainless or white, one brand family per block held as spares; sizes by unit type from the FF&E scheduleStainless or white, one brand family per block held as spares; sizes by unit type from the FF&E schedule
- AC grilles and ventilation coversPhase 2White grilles; wall-mounted units in white, one model across the blockWhite grilles; wall-mounted units in white, one model across the blockWhite grilles; wall-mounted units in white, one model across the block
Services and safety
- Visible plumbing accessoriesPhase 2Brushed stainless angle valves and traps; tile-insert or stainless drain covers; one spec across every wet roomBrushed stainless angle valves and traps; tile-insert or stainless drain covers; one spec across every wet roomBrushed stainless angle valves and traps; tile-insert or stainless drain covers; one spec across every wet room
- CCTV, alarm and intercom housingsPhase 2White housings; smart lock and doorbell at the unit entrance at Plus; CCTV only in common areas, the management corporation'sWhite housings; smart lock and doorbell at the unit entrance at Plus; CCTV only in common areas, the management corporation'sWhite housings; smart lock and doorbell at the unit entrance at Plus; CCTV only in common areas, the management corporation's
Conditional exterior
- Façade / claddingPhase 3Façade — strata exterior is the management corporation's, outside a unit packageFaçade — strata exterior is the management corporation's, outside a unit packageFaçade — strata exterior is the management corporation's, outside a unit package
- Exterior framesPhase 3Silver aluminium exterior frames; retained where sound (Plus: re-sealed, new hardware)Silver aluminium exterior frames; retained where sound (Plus: re-sealed, new hardware)Matte Black aluminium exterior frames; retained where sound (Plus: re-sealed, new hardware)
- Gates and fencingPhase 3Gates and fencing — strata exterior is the management corporation's, outside a unit packageGates and fencing — strata exterior is the management corporation's, outside a unit packageGates and fencing — strata exterior is the management corporation's, outside a unit package
- Exterior shading and screensPhase 3Interior blinds only; no exterior shading on a strata unitInterior blinds only; no exterior shading on a strata unitInterior blinds only; no exterior shading on a strata unit
- RailingsPhase 3Existing railings retained and repainted in the frame finishExisting railings retained and repainted in the frame finishExisting railings retained and repainted in the frame finish
- Exterior coatingsPhase 3Exterior coatings — strata exterior is the management corporation's, outside a unit packageExterior coatings — strata exterior is the management corporation's, outside a unit packageExterior coatings — strata exterior is the management corporation's, outside a unit package
One offer, one honest boundary.
Loose furniture, soft furnishing and appliances are an ELS-planned proposal supplied by a partner or the owner; they are not bundled into the ALUMAX built-in price unless you ask ALUMAX to procure them.
Who is this let to?
This is the first decision and the one that governs the rest. The same apartment laid out for a weekend guest and for a three-month secondee are not the same apartment — and every layout below gains something by giving something else up.
- Sleep-firstThe bed is the room. Open floor, a sofa and TV, and nothing competing with the view.Gives upNo real desk. A working guest ends up at the dining table or on the bed.
- Work-firstA screened sleeping alcove and a full desk run with task light and power.Gives upThe bed loses its outlook and the lounge shrinks to a two-seat sofa.
The FF&E schedule we plan.
The complete furniture, appliance, fixture and soft-furnishing list a stay-ready unit needs — reduced to three scalable palettes and planned around turnover, so an identical unit repeats without re-deciding. ELS plans and coordinates it; ALUMAX supplies the built-ins and closes the package.
Light · Soft white + light oak
Warm · Warm white + natural oak
Urban · Warm grey + walnut / graphite
Living / lounge 14
Sofa (2–3 seater)
Accent chair
Coffee table
- Side / nest table
- TV console / media unit
- Television
Area rug
- Floor / table lamp
Wall art / prints
- Decorative mirror
Throw cushions + throw
Curtains — sheer + blackout
Faux plant / greenery
Entry console / shoe cabinet
Dining 6
Dining table
Dining chairs
- Pendant / dining light
- Sideboard / buffet
Tableware set (plates · bowls · cutlery · glasses)
- Placemats / runner
Kitchen 9
- Cabinetry (base/wall/tall) + worktop
- Kitchen sink + mixer tap
Refrigerator
Cooktop / hob
Cooker hood
- Microwave / built-in oven
Kettle · toaster · rice cooker
- Dish rack · boards · bin
Bedroom 10
- Bed frame + headboard
Mattress
Bedside table(s) + lamp
- Wardrobe (+ luggage provision)
- Chest of drawers / dresser
Full-length mirror
Bedding set — protector · sheets · duvet + cover · pillows
Blackout curtains
Luggage rack / bench
- Clothes hangers
Bathroom 9
- Vanity carcass
Basin + mixer tap
Vanity mirror / cabinet
- WC / toilet suite
Shower set + screen
- Water heater
Accessory set — towel rail · hooks · roll holder · dispenser
Bath + hand towels
- Bath mat · bin · exhaust fan
Laundry / utility 4
Washing machine
- Drying rack (retractable)
Iron + board · basket · cleaning caddy
- Utility cabinet
Whole-unit · comfort · safety · host 7
- Air-conditioning
- Ceiling fans
- Lighting scheme (downlights)
- Safety kit — smoke alarm · extinguisher · first-aid
- Smart lock / keybox + WiFi router
Host essentials — hairdryer · spare linens · toiletries · chargers · guide
- Bins per room · doormat · wall clock · hooks
ALUMAX-fitted — ALUMAX supplies & installs — already styled by the spec systemLoose furnishing — Client-buy, ELS-coordinatedAppliance / trade — Appointed trade, ELS-coordinatedStandard kit — Bulk-buy standard
What the standard actually looks like.
Pick a palette and the schedule above stops being a list. Every item here is included at the base level — no upgrade selected, nothing dressed for a photo. Choosing the palette once is what lets one unit or ten be furnished the same way.
Palette
Level
The standard specification, not a premium selection — these are the 14 baseline lines a furnished unit gets before anything is upgraded. Plus and Signature share one image; where they differ, they differ in specification, not in look.
Essential vs Plus, room by room
One photograph, both levels.
Living / lounge
Sofa (2–3 seater)
Coffee table
Area rug
Throw cushions + throw
Dining
Dining table
Dining chairs
Kitchen
Dish rack · boards · bin
Bedroom
Bedside table(s) + lamp
Bedding set — protector · sheets · duvet + cover · pillows
Blackout curtains
Bathroom
Basin + mixer tap
Shower set + screen
Bath + hand towels
Whole-unit · comfort · safety · host
Lighting scheme (downlights)
What an upgrade actually buys
Every option here sits in the same cabinet, shown closed, open and in operation. Storage is not free space: a mechanism that gives you reach takes some of the box to do it, and these boards show both sides of that trade before anyone quotes it.
- Fixed shelvesBaselineAccessible index 100%Mechanism envelope 0%Essential baseline
- Internal drawersAccessible index 85%Mechanism envelope 15%Plus — the strongest general-use upgrade on this board
- Pull-out basketAccessible index 78%Mechanism envelope 22%Plus only where ventilation or visibility matters
Percentages compare the same-size cabinet in these renders. They are not manufacturer-certified capacities.
Before any of this is ordered
- Two supplier quotes for the exact module width, load rating, finish and installation scope.
- A physical opening and closing demonstration, or a sample, for any moving hardware.
- Confirm replacement parts, warranty response time, corrosion class and installer availability in Sarawak.
- A 20-cycle site test after installation — sag, collision, noise, hose or cable rub, soft-close action.
- Keep the baseline where the upgrade does not repay its cost in usability, cleaning time, damage resistance or achievable rent.
What to require when you buy it
The loose furniture is bought by you, not by us — so the useful thing we can hand over is not a shop, it is a specification. Each item below is shown as two honest options, with the conditions a supplier has to meet either way.
- A · EssentialRecommended defaultCompact light-ash rectangular top on a simple four-leg frame
- B · UpgradeWider warm-oak top on a charcoal sled base, with a usable lower shelf
A is the default; B for Plus living rooms where the shelf reduces clutter.
Require of the supplier
- No glass; radiused corners
- Scratch- and moisture-resistant top
- Replaceable glides; passes a wobble test
Render proportions are visual targets, not manufacturing drawings. Dimensions, stability, load ratings, electrical compliance, materials and finishes are confirmed from supplier samples.
Approve no item from an image. Require a physical sample, landed cost, warranty, a spare-parts commitment and basic lifecycle testing before anything is ordered.
The four calls worth making across a portfolio
- Standardise the full mattress encasement across packages: damage, allergen and pest-risk avoidance can outweigh its small cost premium.
- Use the supported task chair for corporate and long-stay inventory; keep the simple one for leisure-led short stays.
- Keep lighting repairable — replaceable bulbs, switches and cables matter more than decorative complexity.
- Buy living and dining casegoods around shared boards, hardware and finish families, so spares consolidate and supplier minimums are reachable.
- No-hack first — we keep what already works before we spend.
- Any payback or occupancy figure is an illustrative scenario — never a promise or a guaranteed return.
- Short-stay and rental use must comply with your building's rules and local law — that is the owner's responsibility, and we plan around it.
Compare the packages
Same unit, different level.
Pick the one that fits how the unit will be let.6 comparisons — 6 with named options · 0 visual referencesThese are concept comparisons — looking at one chooses nothing and prices nothing. Quoting one needs your choice, the room it is for, and an ELS check against the specification.
Design intent — subject to feasibility and site measurement; any variation is agreed with you before work continues.
Concept renders — a design render, not a photo. Shown to compare options for one decision.
Pending recordThe comparison is usable now; the supply and ownership record follows with your specification.
Who supplies this is confirmed with your specification — it is not yet stated here.
How this is priced is confirmed after measurement, by whoever supplies it.
Plan with ELSOne option isn't shown yet — coming soon.
Pending recordThe comparison is usable now; the supply and ownership record follows with your specification.
Who supplies this is confirmed with your specification — it is not yet stated here.
How this is priced is confirmed after measurement, by whoever supplies it.
Plan with ELSPending recordThe comparison is usable now.
Supplied and installed by ALUMAX
How this is priced is confirmed after measurement.
Request validationPending recordThe comparison is usable now; the supply and ownership record follows with your specification.
Who supplies this is confirmed with your specification — it is not yet stated here.
How this is priced is confirmed after measurement, by whoever supplies it.
Plan with ELSPending recordThe comparison is usable now; the supply and ownership record follows with your specification.
Who supplies this is confirmed with your specification — it is not yet stated here.
How this is priced is confirmed after measurement, by whoever supplies it.
Plan with ELSPending recordThe comparison is usable now; the supply and ownership record follows with your specification.
Who supplies this is confirmed with your specification — it is not yet stated here.
How this is priced is confirmed after measurement, by whoever supplies it.
Plan with ELSThe work that does not photograph
A furnished unit is chosen on how it looks and goes wrong on how it was coordinated. These cutaways show the ventilation, isolation, falls, routes and circuits that have to be settled before cabinetry is built — and, after handover, how the unit is actually reset between guests.
Coordination concepts, not certified shop drawings. Dimensions are shown as blank leaders on purpose — the selected product's own figures replace them before anything is issued for construction.
Your next best step
One unit, then the whole block
Plan it with ELS. Build it with ALUMAX.
Start the package on ALUMAX — the built-ins, the furniture proposal, the package price and the quote — and the ELS planning folds into the same programme. One point of contact, one specification, repeated across every identical unit.