HOSP 327 Unit 2 Exam (Chapters 10, 11, 12)

When considering renovation, managers should look for ways to save money without sacrificing quality. Some examples are

Asking F&B purveyors to supply equipment at no cost or reduced cost, if you use their product Purchasing used equipment that has been refurbished Buying equipment that may be show samples, prior year models, or discounted because of superficial damage during shipping Allowing renovation funds to build in a bank account, the funds will gross as interest is added Refinishing or reupholstering existing furniture if the quality and style are appropriate for the renovation

The lodging industry has many opportunities to use this analysis. Common examples include

Equipment replacement Lighting replacement Repair vs replacement decisions Replacement/retrofit of chillers and refrigeration equipment Replacement of through wall HVAC units Installations of a micro turbine to generate electricity

There are three ways to get rid of existing goods

Have a liquidation sale at the hotel and sell as many items as possible Contract with a furnishings handler to remove the items for a fixed price Donate the unwanted items

Renovation Trends include

Increased market segmentation Increase in customer choice

While kitchen layouts will vary substantially depending on the concepts being supported and the scope of the hotel's food and beverage program, there are some basic kitchen planning criteria that apply in most cases

Locate food and beverage storage areas adjacent to either the receiving area or the kitchen Provide a forward flow of food from storage through preparation and service areas Minimize the distance between the kitchen serving area and restaurant seating Arrange compact work centers Ensure that equipment have and indirect drain to prevent wastewater from backing up into food contact areas

Cost and quality control - mistakes to avoid

Not hiring design professionals Allowing unqualified contractor to bid or work on a project in an attempt to lower construction costs Reducing the renovation's scope to the point that the renovation becomes meaningless

There are many sustainable design and development strategies that those involved in a renovation can employee. What follows are a few of the notable sustainability issues that should be considered during all renovation projects:

Volatile organic compounds Nylon 6 carpet Rapidly renewable materials Locally sourced

It is important for owners/managers to understand ...

the discipline and control needed to organize and manage such a lengthy process, which includes such steps as confirming the hotel's feasibility; selecting the project team; establishing space requirements, operational standards, and construction and engineering criteria; and preparing he budget and schedule

A well designed hotel is one that balances ...

the financial and operational needs of owners, brands and managers with the experiential preferences and desires of guests

punch list

A list of non-conforming construction work, attached to the certificate of substantial completion, that a contractor must correct before receiving payment for the work

strategic review

A periodic, rigorous evaluation of a property, usually by the property's general manager and the owner's representative or asset manager

special project

A renovation task related to a specific upgrade, service, or system that can be handled distinctly from renovation work that is tied to changing an interior design. As such, special projects in hospitality businesses have usually been related to technology or engineering systems.

Major responsibilities of the owner's asset manager are ....

to ensure that renovation projects indeed add value to the property, assist property managers in setting a strategic direction for the renovation plan over the anticipated ownership period, and monitor/direct the renovation planning and execution process

The development, design, and construction phases may take up to...

two years for a relatively small hotel and four+ years for a large or resort property

Site Planning: Entrances

Architects designing a large hotel may develop a number of different entrances, such as: Main hotel guest entrance Meeting space/banqueting entrance Restaurant/bar entrance Entrances to special facilities (spa, casino, etc.) Retail entrance Tour bus/airport bus drop-off entrance Condominium entrance

_________ - a guestroom floor configuration in which rooms are laid out off a single loaded corridor encircling a multistory lobby space

Atrium

Construction contracts

• A complete description of the work to be done • A description of the duties and responsibilities of hotel management, the contractor, and the design firm • The cost of the work and the method of payment • The date of commencement and completion • The conditions that define final completion and acceptance of the contractor's work

Examples of documentation are

• Approvals of sample materials, workmanship or shop drawings • Written requests for interpretation of the drawings and a written reply • Minutes of job meetings • Written telephone conference records • Change proposals and change orders, signed and accepted by the contractor, design professionals, and renovation manager

Administration offices Administration offices are clustered into 4 groups

• Front office Includes space for the front office manager, reservations personnel • Accounting Offices for the controller and other staff members who take care of payroll, accounts payable, accounts receivable, management info systems • Executive • Sales and catering

Tile

Bathrooms and lobby areas Hard, durable, water resistant surface Grout color important - keep clean Can be slippery

________ - the space equivalent of a standard guestroom for a given property

Bay

Four key elements to success that the purchasing agent for eh renovation project should keep in mind

• Purchase materials of property quality and durability • Purchase materials in the property quantities • Make sure materials are on hand when needed • Stay within budget guidelines

Cable/Traction

Cables run up and down the shaft from series of pulleys and motors in the machine room at the top of the shaft Can go much higher

flooring

Carpet Tile VCT Epoxy Vinyl Hardwood Polished concrete/Terrazzo/Marble

Restoration (25-50 year cycle)

Completely gut the space and replace systems that are technically and functionally obsolete, while restoring furnishings and systems that can still be used, given the current needs of the facility

Exterior walls

Concrete/Block Typically below grade or back of house areas - fire rating Metal stud framing/sheathing/insulation/drywall Glass curtain wall or storefront Masonry or masonry veneer EIFS/Stucco Metal Panel Biggest issues MOISTURE INSULATION NATURAL SUNLIGHT Weep holes Flashing Drip edges & Gutters/Downspouts away from building Thermal Testing

The planning phase

Conduct a strategic review Conduct an honest evaluation of the hotel's current market position. Using historical performance data and info from competing properties, evaluate the existing reputation and the property and its strength, weaknesses, opportunities and threats Identify the key trends in the local area that will drive the lodging market as a whole for the foreseeable future Combine the above analyses to formulate the best market position for the property, consistent with constraints such as location Survey the property and create a preliminary project list A property survey includes qualitative input from employees, department heads and guests Two survey phases Estimate project costs and benefits This process will identify projects that should be dropped from the list because of their costs exceed their benefits

Landscaping and Grounds

Curb appeal-first impression Irrigation - try to use native plantings to minimize consumption of water - have separate system for irrigation (gray water/water barrels) Can be a sizable investment and ongoing expense, but can have a large impact on guest/client experience Water features and other special use facilities Fountains Pathways/Trails Canopies/Gazeboes Courtyards Sports courts Ground lighting important for safety Ensure pathways are level and not a hazard Signage - keep people going to the right place Work with landscaper to develop a good mix of low maintenance items with high impact pieces Storage of seasonal items - replacement

Building Interior Finishes - walls

Depends on location/use Typically wall covering or wall paper, paint, or specialty panel Depends on use of area and aesthetics Installation difficulty and cost can vary with each type Brand specific - strict guidelines

Operational Criteria

Designers and others need a thorough description of the future property's operations in order to properly develop the property The property must be designed to accommodate several potential guest markets as well as the operational requirements of the hotel, the identity and strategic initiatives of the hotel brand, and the specific needs of the proposed project's site and other development issues Operational decisions in the following areas must be made as early in the design process as possible: Front desk Luggage handling Receiving and storage Trash and garbage Housekeeping Administration Food and beverage

Recreational facilities

Determining the appropriate mix of recreational facilities is based on an understanding of the market needs and a competitive analysis of other properties in the area

___________ - a guestroom floor configuration in which rooms are laid out on both sides of a central corridor

Double loaded slab

___________ - A guestroom featuring two full size beds

Double-double room

Hardwood

Engineered or solid - typically for borders or lobby areas

Elevators

Essentially required in any multistory building Different types of elevators Hydraulic vs. cable Elevator interiors finished with similar finishes to lobby area Number of elevators can directly impact wait times at each floor - peak times Ongoing maintenance and inspections required Life safety - ADA requirements Security and access control can be built into elevator panel

____________ is the formal follow up process used to ensure that goods are produced and shipped on schedule while maintaining the quality specified

Expediting

________ - an analysis that assesses present and future demand as well as development costs and the projected financial performance for a proposed hotel

Feasibility study

Utilities

Feed all building systems Power,Gas,Water,phone,internet Important to know where shut offs are located Important to know where pathways into building are located - as-builts Back up systems - Generator, battery array Life safety & elevators Metering & tracking - large consumption costs

Hotel restaurants

Flexibility in the design to allow same space to be suitable for breakfast, lunch, and dinner in hotels that offer a single three meal restaurant option

Building Structure

Foundations Location of site Height/use of structure Individual Footing Mat Slab Piles/Caissons/Grade Beams Future Construction - phases

Foundation

Foundations are usually constructed of masonry and/or reinforced concrete supported by a solid, underground footing Frost walls commonly surround a building in cold climates and are usually part of the foundation system The foundation is designed to carry the building's dead load (weight of the building), live load (the weight of the people, equipment, furnishings, etc. within a building), and loads/stresses imposed by nature (wind, rain, snow, earthquakes, etc.) Frequent inspections and a preventive maintenance program are recommended to keep the foundation intact Foundation walls commonly also serve as basement walls; these walls should be waterproofed

________ - rentable space to accommodate meetings and a variety of corporate and association conferences

Function space

Guest room layout

Furnishing choices within each zone should meet a number of basic design criteria • Beds • Work area • Lounge area • Clothes storage/dressing • Bathroom • Décor ADA accessibility guidelines include many detailed requirements for guestrooms including the following • Room signage • Entry door • Guest bathroom • Guestroom interior • Hearing impaired room

VCT/Vinyl/Epoxy

Generally a back of house type of flooring Durable, water resistant, food safe Need to make sure kept dry for slip resistance

_________ - a parcel of land that has not been developed previously and is free from existing structures

Greenfield site

Hydraulic

Have some type of piston or jack that extends or retracts to push the elevator up or down Typically limited to 4-5 stories Generally don't need any overhead mechanical equipment - all in a separate room and the pit Requires maintenance contract with specialized company

Food and Beverage Outlets

Hotel food and beverage service varies greatly based on the market, the hotel brand, and the philosophy of the hotel's management and ownership The traditional hotel-operated three-meal dining room is now just one of many possible options Hotel restaurants may be outsourced to a third-party operator Hotel restaurants and lounges create the greatest operational and design challenges Design factors for hotel food and beverage outlets include the following: Location Service Flexibility Layout Support areas

Hotel Renovation

Hotel renovation is the process of renewing, refurbishing, and updating a property, usually to offset the consequences of use or modify spaces to meet changing market demands

____________ - clear and precise rules for the workers to follow while working on the property

House rules

Potential Challenges

Labor The use of pre‐fabricated modular construction in markets where construction is predominately controlled by unionized labor can pose certain challenges. However, even in New York City where construction workers are heavily unionized, modular manufacturers are beginning to employ trade union members and work closely with local unions to ensure everyone is educated in the modular process. In cities like Boston and Chicago, other heavily unionized markets, developers need to find ways to include union participation early on to avoid any opposition that can eat into the efficacy of the process. Again, this can prove tricky, with shortened construction times needing to be balanced by more projects to keep work volume consistent. Developers of high‐end residential and luxury hotels often find that highly detailed custom finishes are better left to skilled labor at the construction sites. Nevertheless, even high‐end development projects have utilized combinations of pre‐fabricated construction for the base building, with detailed finishes performed on site. Costs Measuring the cost of modular versus traditional construction is far from simple. The cost is based on a per‐unit basis, and the savings can run from minimal to many millions of dollars, depending on the hotel product type, design, location, presentation, and amenities. Given the efficiency of modular construction described above, some of the greatest savings are seen in areas with high labor costs. Furthermore, improved technology and quality control, reduced construction nuisances, and less general disruption in the neighborhood of the site can all contribute to overall cost savings. However, there is an element of give and take. A savvy developer must weigh these benefits against any potential risks such as cost of packing and shipping the modules to the construction site, unexpected delivery delays, and possible conflicts with permits and inspections. Financing and Insurance - Finally, is modular construction more difficult to finance or insure? Not necessarily, according to developers. Promise Buildings, a provider of modular structures, notes that as far as appraisal and financing institutions are concerned, these buildings are delivered as real properties. Accordingly, banks, lending agencies, and insurance agencies can treat modular hotel buildings the same as typical hotels that are constructed from the ground up.

Polished concrete/Terrazzo/Marble

Lobby - decorative

What is Modular Construction?

Modular construction involves a process in which individual "modules" or "pods" are constructed or prefabricated off site within a controlled plant environment. The modules are then fitted together in ways that allow the unit to function as a unified structure. Sounds simple. But it's important to understand how flexible modular construction is in practice. Developers can implement hotel bathroom pods or they can prefabricate an entire guestroom. Entire integrated, steel‐framed hotel structures can be fabricated, transported, and stacked and sealed through the modular process on sites around the world. While modules are being built at the factory, developers are busy breaking ground, laying the foundation, and performing grading operations at the building site. When the modules are complete with all fixtures and fittings, they arrive at a fully prepared site for installation and final finishes.

The lobby

Most prominent public space Provides space for welcoming and processing arriving guests; it provides social space for hotel guests and, in some urban hotels, for the general public; and it helps orient and direct users of the hotel's function spaces, restaurants, bars and other facilities Control point The development team must establish criteria for the planning and design of the lobby based on the hotel's concept and the guest markets it will attract. These criteria might include the following Circulation Front desk Luggage Seating Support functions Décor

Guestroom floor planning

Must be designated # of guestrooms/suites, guest and service elevators should be conveniently located, exit stairways must meet building codes, adequate linen storage and vending areas should be provided, and small electrical and data equipment closets are usually necessary Common hotel guestroom floor configurations include the: • Double loaded slab, where rooms are laid out on both sides of a central corridor • Tower, in which rooms are grouped around a central vertical core • Atrium, which features rooms off a single loaded corridor encircling a multistory lobby space

Food and beverage outlets

Must incorporate some generally accepted design criteria Location Service Flexibility Layout Support areas

Two common models for suites

Narrow "front to back" or "shut-gun" arrangement in which the living room faces an atrium or outside corridor, the bathroom is in the middle, and the bedroom is in the tear, with windows to the outside The "side by side" configuration, is organized along a double loaded corridor and consists of two smaller rooms parallel to each other, each with windows to the outside

The life cycle of a hotel

New property --> strong performance --> new competition --> decline in revenue --> market changes --> functional obsolescence --> decision to dispose --> respond to current needs

Windows

Operable vs. Fixed Purpose - provide light vs. ventilation Egress Insulation Heat loss and overheating - shades/blinds Vinyl/Aluminum/Wood Painting/Caulking/Cleaning

Estimating costs

Order of magnitude o Ball park o Quickest and lease accurate method o Create approximate estimate of costs o Useful for preparing a renovation wish list or quickly comparing the costs of different projects Occupancy based estimates o More refined estimates of project costs o Prepared by using standard units o Appropriate when you only need to select among alternatives Systems estimates o Created by estimating the cost of the different construction systems used in renovation Unit price estimates o Most detailed and accurate o Within unit price estimates, the estimator prices materials, shipping costs, taxes, and labor separate for each item, and then adds up the totals for the items o Set priorities and choose projects

Doors

Path of egress Hollow metal / wood / laminate Fire Rating Weather stripping / Gasket / Smoke Seal Hardware Keying, access control ADA Compliance Maintenance - keep salt away from frames

Exterior Facilities

Paving, Drainage, Utilities, Landscaping

Special projects

Perform work related to a specific system upgrade that can be handled without changing the hotel's interior design in any substantial way

Design process

Phase 1 - conceptual design Sets the bounds and scope of a renovation project Begins with hotel's written renovation program being delivered to the design firm, and ends with the hotel's approval of concept documents prepared by the designers Phase 2 - schematic design Fleshes out the conceptual design, fixing the location of design elements - a bar, front desk, or entry door Phase 3 - design development Design development drawings are highly detailed, allowing the reader to determine accurate counts on numbers of seats, number of square feet and quantities of materials Phase 4 - construction documents Constitute the final design phase Two purposes • Provide construction guidelines and guidelines for procuring materials • Secure the necessary building permits required to perform the work

Guestroom Floor Planning

Planning requirements for guestroom floors: There must be a designated number of guestrooms or suites Guest and service elevators must be conveniently located Exit stairways must meet building codes Adequate linen storage and vending areas must be provided Small electrical and data equipment closets are usually necessary The way guestroom floor components are planned can affect the total floor area by as much as 15 percent Common guestroom floor configurations: double-loaded slab, tower, and atrium In addition to other planning considerations, the architect must recognize a number of programmatic requirements established by the brand or the operating company, such as the room mix, the number of connecting rooms, guest bathroom standards, etc.

_________ - a document that spells out in detail the design parameters for a hotel project, including functional needs and space allocation requirement

Program

Building Interior Finishes - wall covering

Provides a finished look Decorative and used often in hospitality Requires flat/smooth walls Can be a challenge if damaged, out of production or discontinued - order plenty of extra Limit fragile or delicate finishes to areas with limited traffic

Modular Benefits

Quality Control. Quality Control. Their assembly within these standardized facilities allows each module to achieve exact design specifications while meeting the same codes and standards as conventionally built structures. Efficiency. According to Palomar Modular Building, a full‐service modular building contractor, modular construction can reduce build time by up to 50% versus the time it would take to complete a project with traditional construction methods. Reduced Costs. By reducing the construction timeframe, developers can significantly reduce the costs of a build. In the past, transporting the modules was far more expensive than it is today, with a growing number of factory locations and improved techniques in packaging driving down costs. Stronger Structures. Structurally, today's modular buildings are designed to be both strong and durable. Each module is engineered independently and built to withstand the rigors of transportation and craning onto foundations. No more worries about loosely fitted walls coming apart in high winds. Other Benefits. In addition to quality management and time savings, modular construction provides other benefits to the developers. By building most of the structural elements in a factory, developers avoid site disruption and vehicular traffic at the site. Safety and security are improved, as well. Modular construction also steers clear of issues such as scarcity of materials, problems securing skilled labor in certain areas, and weather conditions—all of which that can adversely affect the construction process.

_____ - processing, communications, budget tracking, coordinating, service providers and more

RFP

Suite layout

Refers to a guestroom in which the sleeping space is distinctly separated from the remainder of the room The number and mix of suites in a hotel should be driven by the hotel's markets Sometimes suites are stacked vertically

________- - the process of renewing, refurbishing, and updating a hospitality property, usually to offset the consequences of use of modify spaces to meet the needs of changing demand in markets

Renovation

________ - the first phases of hotel design in which the architect and other designers block out how the spaces and functions defined in the program will be organized on the site and how circulation will work between spaces

Schematic design

How to deliver a successful construction project

Select PM Establish a clear scope and budget Select a design team Decide on a project delivery method for construction • Integrated project delivery • Design/bid/build • Guaranteed maximum price • Design/build Stick to your plan Stick to your schedule

________ - a suite in which the living room faces an atrium or outside corridor, the bathroom is in the middle of the bay, the bedroom is in the rear, with an exterior orientation

Shotgun suite

__________ - a suite that consists of two regular guestroom bays positioned beside one another, each with windows to the outside. One bay is typically the living room of the suite and the other is usually the bedroom and bathroom

Side by side suite

Final completion and acceptance

Signifies both physical acceptance of the work, as completed, and compliance with legal requirements of the construction contract- meaning that the contractor is entitled to full payment of money owed

paint

Standard in interiors Easy to change Easy to patch/repair Sheen/finish selected based on room use Can get creative with faux finishes and textures

Guestrooms and the ADA

The Americans with Disabilities Act requires hotel owners to provide a specific number of accessible guestrooms with a variety of features (never less than 2 percent of guestroom inventory) At least one ADA-compliant guestroom should be provided in each room type, including suites ADA accessibility guidelines for guestrooms cover many areas, including: Room signage Entry door Guest bathroom Guestroom interior Hearing-impaired room

Hotel planning

The architect must create a building concept and organize the hotel's functions so that they meet the owner's objectives, the operator's functional requirements, and the future guest's expectations

Operational criteria

The complete hotel development program requires a second major elements; a thorough description of the future property's operations, including FB concepts, front office procedures, housekeeping systems, typical guest amenities, etc. Some of the operational decisions affecting the proposed hotel's designing and layout that the development team must make as early in the design process as possible Front desk Luggage handling Receiving and storage Trash and garbage Housekeeping Administration FB

The Feasibility Study

The feasibility study is usually prepared by a consulting firm that specializes in lodging The feasibility study is reviewed by the hotel brand and/or management company, and the developer The study's purpose is threefold: It assesses present and future demand for lodging and other hotel services It recommends a basic mix of facilities and positions the future hotel against its primary competitors It estimates the proposed hotel's operating income and expenses for 5-10 years

Site planning

The first step is to analyze the site and its constrains and opportunities The architect is responsible for coordinating the site planning with engineering consultants, who deal with such issues as site drainage and exterior lighting and the interior designer and/or landscape architect, who may select paving materials and outdoor furnishings The architectural team needs to investigate and consider the site carefully before it can begin to develop the building's form and organization The following list identifies some ways that site characteristics can influence an architect's task • Visibility and accessibility • Surface conditions • Subsurface conditions • Regulatory restrictions • Site character • Orientation and climate • Adaptability Designers should assess the relative need for the following public entrances Main hotel guest entrance Meeting space/banqueting entrance Restaurant/bar entrance Entrances to special facilities such as a spa or casino Retail entrance Tour bus/airport bus drop off entrance Condominium entrance

The Lobby

The lobby is the most prominent public space in most hotels The lobby establishes the image of the hotel; it also serves many functional requirements The lobby provides a space for welcoming and processing arriving guests; it provides a social space for hotel guests and, in some urban hotels, the general public; and it helps orient and direct users of the hotel's restaurants, bars, and other facilities Most architects strive to cluster the hotel's public facilities around the lobby The lobby is also a control point, with hotel staff visually overseeing access to guestroom elevators Design factors for a lobby include the following: Circulation Front desk Luggage Seating Support functions Decor

Creating the renovation plan

The planning process is often called the capital budgeting process Starts by establishing a budget The capEX studies demonstrate A property's capital needs vary widely over time and can only be approximated each year by a percentage of revenues Capital needs tend to lump in certain years and increase significantly as properties age There are significant differences in capital spending across property types

After the renovation

The post audit Involves documenting best practices, outlining lessons learned, and nothing the unique challenges or attributed that are physical facility presented Employee training Should address • New or changed service standards • New or changed methods of production, holding, and presentation • How to operate new equipment • How to present the new product/technology/service to guests Grand reopening The objective of the celebration should be to build awareness among potential guests, travel agents, and meeting planners that the new and improved facilities are available for use Impact of the renovation on operating budgets Should be a formal tracking procedure to determine whether each renovation project has the financial impact management projected

The Preliminary Schedule

The preliminary schedule should identify pre-design and design tasks, identify development team members responsible for the tasks, and set realistic completion dates Factors that influence the schedule include: Existing conditions on the site The complexity of the design The ease and speed of obtaining permits and inspections Status of project financing Many steps during the development process occur simultaneously; the design phases are sequential and relatively straightforward The architect typically works through three phases: schematic design, design development, and construction/contract documents

post audit

The process of reviewing all of the activities related to the just completed renovation, including strategic analysis, team performance, design, materials, and execution.

Design phase

The renovation plan's first implementation step is to prepare, for each approved project, a design - or more precisely, a set of design documents - that serve as The visual embodiment of the desires of ownership and management A tool to secure building permits and licenses A means to communicate to contractors the scope and detail of the work to be completed A set of specifications that can be used to purchase furnishings

Major renovation (12-15 year cycle)

The scope of a major renovation is to replace or renew all furnishings and finishes within a space, and may include extensive modifications to the use and physical layout of the space itself

Minor renovation (6 year cycle)

The scope of a minor renovation is to replace or renew the non-durable furnishings and finishes within a hotel space without changing the space's use or physical layout

Other Back-of-the-House Areas

Too often, the architect and other members of the development team defer decisions on the planning of back-of-the-house areas until well into the design process The development team should establish the back-of-the-house program as soon as the hotel is deemed feasible, and the architect should consider its planning implications early in schematic design In addition to the kitchen and its supporting spaces, other back-of-the-house areas include space for: Receiving and waste handling General storage Employee areas Laundry and housekeeping Maintenance and engineering

_______- a guestroom floor configuration in which rooms are grouped around a central vertical core

Tower

Managing construction

Two key issues that must be dealt with by the project manager are documenting work and managing conflict.

Estimating benefits of renovation

Two types of benefit analysis - One for projects directly affecting revenues and the other for projects that support revenues - The purpose of analyzing projects that support revenue is to identify those projects that will produce the greatest savings for the property Life cycle costing involves comparing the total cost of ownership for each alternative under consideration

Parking Areas

Types of Parking Surfaces Asphalt, concrete, pervious concrete, pavers, gravel Layout of parking area Drive aisles, spot sizing, fire lanes, entry/exit ADA / Handicap Spaces Heavy use - truck traffic - dumpster pads/approach Maintenance Striping Sealing / Recoating - Freeze / Thaw Patching Safety Snow Removal Ice Removal Rain / Water Ponding Slips and Falls Walkways / Striped Paths / Crosswalks Lighting / Cameras

Roof

Types: Membrane roofing Standing seam metal roof Shingles Tile/Slate Flat roof vs. pitched Solar panels Proper drainage and overflow Penetrations - proper flashing Storing items on roof - roof pads - walkway Safety - railings - tie off points Access - roof hatch / ladder Regular clearing of drains Warranty - minimize number of contractors who work on roof / penetrate roof

Building Interior Finishes - ceiling

Typical Ceiling Types Exposed structure Acoustical Ceiling Tile & Grid Gypsum / Drywall Specialty - panels - wood Depends on room use and need for access - aesthetics play a large role Access Panels Fire Rating

Storm Water Drainage

Typically engineered and closely monitored Required for any new building - can have major impact on site selection and price Inspect drainage system to ensure functioning properly - clean drains, clean ponds, etc. Inspections by local agency - annually Potential for fines / bad press if hazardous materials go down storm drains - flows to waterways

Carpet

Typically used in guest rooms/ballrooms Soft for foot traffic, can hide some dirt Has more design and color options Requires replacement within several years

Specialty Wall Finishes

Wall paneling - wood/metal/laminate Access panels Design or 3D wall finishes Protective wall covering - FRP - Corner guards - chair rail Food safe or moisture resistant Masonry/Stone veneer

Coordination with operations

What spaces will be closed and how long they will be closed Benefits of closing the hotel • Faster construction schedule, because all spaces are available • Lower construction costs • Possibility of high quality • No guest disgruntled by construction work Liabilities of closing the hotel • Loss of income during closing • Loss of goodwill and market presence during closing • Loss of good employees during closing

Modular Construction

With this technique, building units called 'pods' or 'modules' are pre-built offsite in a climate-controlled factory environment. Modules are then transported to the building site for stacking or side-by-side placement using cranes. Onsite labor then handles detailing and finishing. Foundation built traditionally while pods are built and then assembled onsite and connected - repetitive and typical design A typical-four story select service property takes about 12 to 14 months to complete. Modular construction can decrease that to eight to 10 months Schedule, costs, labor availability, quality

renovation

a complete gutting of a space that involves replacing systems that are technically and functionally obsolete, while restoring furnishings an systems that can still be used

restoration

a complete gutting of a space that involves replacing systems that are technically and functionally obsolete, while restoring furnishings and systems that can still be used

facility life cycle cost study

a space-by-space schedule of the projected renovation needs for a given building over a very long time horizon (such as 20 to 30 years), based on the expected life of various components within each space and the cost to replace them at the end of their expected life

Structural frame

concrete steel wood (not as typical) floor height building systems height restrictions code requirements market

Feasibility study provides a ..

description of the local area and potential markets, recommends proposed facilities, and projects cash flow. The typical report usually covers the following components Local area evaluation - analyzes the economic vitality of the city or region and describes the suitability of the project sit for a hotel Lodging market analysis - assesses the present demand for lodging and other revenue generators and future growth rates for each of several market segments, and identifies the existing supply of competitive properties and their probable growth Proposed facilities - proposed a balance of guestroom and revenue generating public facilities Financial analysis - estimates income and expenses for the hotel over a five or ten year period to show its potential cash flow after fixed chargers

Once the hotel designing team is assembled, among the first architectural tasks is to ...

develop an initial conceptual design for the hotel

Maintaining the original design is important in ________ Making excessive changes to meet changing guest needs and expectation becomes important in______

early years later years

Porte cochere

entry canopy designed to protect guests from inclement weather and provide visual emphasis to the entrance o Should incorporate lighting and signage and be of sufficient height for buses and emergency vehicles o Must be at least two lanes wide o Sidewalk must be wide enough to accommodate groups waiting for taxis or tour buses and allow for the easy loading and unloading of large quantities of baggage

Major Renovation

o 12- to 15-year cycle o Scope: to replace or renew all furnishings within a space, and may also include extensive modifications to the use and physical layout of the space

Restoration

o 25- to 50-year cycle o Scope: to completely gut a space and replace systems that are technically and functionally obsolete, while restoring furnishings and systems that can still be used

Building Interiors

o A building's interior components are among the most visible elements of the facility to hotel guests o Proper initial selection of interior components coupled with their ongoing care will help to ensure a positive guest reaction o Housekeeping is responsible for ongoing care; engineering is responsible for periodic repairs and extensive refurbishment as needed o Important interior components include ceilings and wall coverings, carpets, and hard surface flooring

Managing Conflict

o A certain amount of conflict is inevitable in construction o Because construction drawings cannot show every minute detail of a project, it is up to the individuals in charge of the project to equitably and properly work out any omissions or errors in the drawings and specifications o Much conflict can be avoided if all parties understand their roles and completely understand the scope of work o Potentially troublesome issues that come up during construction that deserve special attention include (1) coordinating the renovation with ongoing operations, (2) the effect of building codes and new legislation on renovations, and (3) cost and quality control

Recreational Facilities

o A generation ago, the only recreational facility most lodging properties offered was a swimming pool and perhaps a simple fitness room o Today it is common for first-class or luxury hotels to have a full-size spa along with fully equipped fitness rooms o In-room fitness amenities are also becoming more common o Deciding on the appropriate mix of recreational facilities is based on an understanding of market needs and a competitive analysis of other properties in the area o The development team may also consider the potential revenue that can be generated by selling fitness-facility memberships to people in the local community o Designers must consider guest access to recreational facilities and the need to isolate them from other building elements

Occupancy-Based Estimates

o A more refined estimate than an order of magnitude estimate o An accuracy of plus or minus 20 percent o Prepared by using standard units, such as cost per room for guestrooms, cost per seat in food and beverage outlets, or cost per square foot in meeting rooms o Appropriate for when you only need to select among alternatives

Conduct a Strategic Review

o A periodic, rigorous evaluation of a property, usually by the property's general manager and the owner's representative or asset manager o During a strategic review, managers and owner's representatives conduct an honest evaluation of a hotel's current market position, identify key trends in the local hospitality market, formulate the best market position for the property, and plan for future renovations o The strategic review should establish consensus about the property's main renovation needs and create a preliminary phasing plan

Preventive Maintenance for Roofs

o A preventive maintenance program for a roof should include: o Regular inspections o Removal of all foreign objects o Repair of blisters o Exclusion of ponded water o Maintenance of all flashing o Maintenance of the ballast o Just because a roof is under warranty doesn't mean it should be neglected (as a matter of fact, failure to routinely inspect the roof may void the warrant

Landscaping and Grounds

o A property's landscaping and grounds set the visual tone for the property and are part of the first impressions guests receive o As landscaping and grounds are planned, consideration should be given to entrances, the location and types of driveways, the first or principal view guests see, drainage considerations, existing trees, the direction of the prevailing wind, underground and overhead utility lines, recreational facilities, the direction of the sun, watering facilities, and the initial cost of the landscaping and the cost and ease of maintaining it

Basic Structure of a Roof

o A roof is composed of a deck and a covering o The deck is the structural material the covering is placed on; it is usually made of wood, metal, or concrete o There are several common types of covering materials, including asphalt or fiberglass shingles and roll roofing, split wood shakes, sawn wood shingles, clay and concrete tile, steel and aluminum, and various types of built-up and single-ply materials o The covering material chosen will depend on factors such as economics, the shape of the roof, climate, fire resistance, durability, and aesthetics o Often, a layer of asphalt- or tar-impregnated paper called roofing felt is installed directly on the roof's deck for added protection from water o A built-up roof is a flat roof with a deck, multiple layers of felt sealed together, and a surface material (often a gravel washed layer) o A single-ply roofing system consists of a waterproof membrane adhered directly to the deck o All penetrations of the roof must be adequately sealed to protect against water; flashing is installed under the roofing and up the sides of equipment and where roofs contact walls o Roof drains must be kept free of debris, so regular inspections are needed

Survey the Property and Create a Preliminary Project List

o A thorough physical survey of the property is vitally important and helps management determine what areas and facilities need to be renovated o A property survey should also include qualitative input from employees, department heads, and guests o The property survey should identify needs and stimulate ideas o In many cases, two survey phases are appropriate: the first is usually performed by the hotel's management to identify potential renovation projects; a follow-up survey is done by the manager in charge of the renovation along with the hotel's designer(s) and/or engineer(s) to determine the exact scope of the renovation work o When surveying the property, managers should remember that the physical life of building systems often exceeds the economic life o At the end of the property survey, the hotel's management has generated a list of potential renovation projects o Renovation projects not consistent with the strategic review should be discarded or tabled; the rest should be evaluated further

Parking Garage Maintenance

o A well-designed and well-maintained parking garage should last 30+ years o The maintenance plan for a parking garage should include regularly scheduled cleaning, inspections, and maintenance activities o Cleaning, parking control equipment inspections, safety checks, and security system inspections should be done daily o Painting and striping should be done annually o Snow and ice should be removed as need

Parking Lot Maintenance

o A well-designed and well-maintained surface parking lot should last 15 to 20 years o Surface cleaning should be done daily; a security inspection should be done weekly o Drainage inspections, parking control inspections, waterproofing, minor repair of surface cracks, and structural repairs should be done monthly o Snow and ice removal should be performed as needed

Cost and Quality Control

o Achieving the proper balance between cost and quality control requires skill, attention to detail, and vision o Cost control is important but should not be overdone o Quality mistakes to avoid: Not hiring design professionals Allowing unqualified contractors to bid/work on the project Reducing the renovation's scope too much o Savings strategies include the following: Asking food and beverage purveyors to supply equipment at low or no cost Purchasing used, refurbished equipment Buying show sample, prior-year, or discounted equipment Allowing renovation funds to build in a bank account Refinishing or reupholstering existing furniture

Parking Areas

o Almost every hotel has a parking area of some type for guests and employees o Most parking lots and garages are built of concrete or asphalt

The feasibility study

o Also called a market study o Usually prepared by a consulting firm that specializes in lodging and is reviewed by the hotel brand and/or management company as well as by the developer who commissioned the work o Assesses present and future demand for lodging and such hotel services as food and beverage offerings, meeting rooms, and recreational facilities o It recommends as basic mix of facilities and positions for future hotel against its primary competitors o It estimates the proposed hotel's operating income and expenses for 5-10 years after the hotel opens o The time frame and cost of the consultant's work varies, depending on the complexity of the project

Roof Inspections

o As part of a roof inspection, the condition of the roof should be documented with photographs—especially if a leak is found o Visual inspections of roof areas should be conducted at least twice a year o For hotels that experience a winter season, an inspection should be done just before and just after the winter in order to identify and repair problems o Inspections should be conducted after extreme weather conditions such as tornados and hurricanes o Inspectors should pay special attention to areas where the roof is penetrated as well as areas where discharges of air from the building occur o Kitchen exhaust hoods should be carefully inspected to ensure that adequate grease removal is occurring and no grease buildup is happening on the roof itself o Other types of inspections can involve taking core samples and using non-destructive testing such as thermal imaging o Asbestos may be present in roofing materials; there are many regulations involving the proper handling of asbestos-containing materials that must be followed

Fundamentals of Asphalt

o Asphalt concrete is asphalt cement combined with aggregate to make a dense paving material o The asphalt cement and aggregate must be heated before they are combined o Asphalt paving mixes may be designed and produced from a wide range of aggregate blends, each suited to specific uses or localities o Before asphalt is spread, the soil base must be carefully prepared o Once spread, asphalt must be compacted with steamrollers or other heavy equipment; the proper compaction is the most important factor affecting the quality and life of asphalt pavement

Asphalt

o Asphalt is a dark brown or black thermoplastic material refined from petroleum o Asphalt cement is asphalt that is further refined to make a semi-solid material suitable for paving and other industrial uses o Asphalt is valued because it is strong, durable, waterproof, and resistant to most acids and salts

Asphalt Deterioration

o Asphalt problems can result from poorly compacted soil underneath the asphalt o Asphalt problems can also be caused by surface failures caused by: Weathering or wearing Insufficient asphalt Too much asphalt Unstable asphalt mixtures Poor drainage

Set Priorities and Choose Projects

o At the completion of the estimating process, management has a list of renovation projects ranked from most beneficial to least beneficial o The project list is presented to ownership for final approval in the form of the annual CapEx budget o Decision-makers usually pick those projects that offer the greatest economic returns or fulfill the most pressing needs

Guestroom Zones

o Beds o Work area o Lounge area o Clothes storage/dressing area o Bathroom o Decor

Hard Surface Flooring

o Certain areas of hotels are typically constructed using various types of hard surface flooring o Hard surface flooring is noisier, harder, and slipperier than carpeting; they are also more durable, more sanitary, and do not conduct static electricity o There are three types of hard surface flooring: resilient, wood, and hard floors o Resilient floors are easier to stand and walk on and may reduce noise better than hard floors. Types of resilient floors include vinyl, asphalt, rubber, and linoleum o Wood floors are often made from oak, with maple, walnut, and teak also used; in recent years, bamboo has become popular as an eco-friendly alternative o Hard floors may be made of concrete, terrazzo, ceramic tile, and natural stone (slate, marble, limestone, granite)

Order of Magnitude

o Commonly called a "ball-park" estimate o The quickest and least accurate way to estimate costs (plus or minus 30 percent) o Order of magnitude estimates are commonly made by employing a percentage of revenues or a percentage of physical value o Useful for preparing a renovation wish list or quickly comparing the costs of different projects

Phases of the Design Process

o Conceptual design o Schematic design o Design development o Construction documents

Conceptual Design

o Conceptual design sets the bounds and scope of a renovation project o The hotel delivers its written renovation program to the design firm; the design firm concept documents for the hotel's approval o The designers' work includes drawings; models; presentations of interior fabrics, colors, and materials; and sets of outline specifications o Designers may also produce a set of measured drawings that document existing as-built conditions

Fundamentals of Concrete

o Concrete is a mixture of paste and aggregates o Concrete paste is formed by portland cement, water, and entrapped air; aggregates are inert materials in the concrete such as sand, gravel, and crushed stone—aggregates make up 60 to 75 percent of the volume (70 to 85 percent of the weight) of most concrete mixes o Hardening of concrete is a chemical process called hydration, which is a chemical reaction between cement and water that forms a rocklike material that bonds to aggregate particles, steel, and other materials o Concrete is strong, non-combustible, durable, and abrasion-resistant material requiring little maintenance o Concrete's low tensile strength causes it to crack; joints are used to predetermine and control these cracks o Many concrete problems can be avoided by applying a high-quality sealant

The Renovation Planning Phase

o Conduct a strategic review o Survey the property and create a preliminary project list o Estimate project costs and benefits o Set priorities and choose projects

Construction Documents

o Construction documents constitute the final design phase o These documents are necessary to: Provide construction guidelines Provide guidelines for procuring materials Secure building permits o Construction documents require the highest level of detail and the longest time to prepare o Good construction documents eliminate uncertainty and result in lower costs, higher quality, and faster work

Concrete Deterioration

o Crazing o Leaching o Freeze/thaw cycles o Spalling

Design Development

o Design development drawings are highly detailed, with accurate counts on number of seats, number of square feet, quantities of materials, etc. o Construction materials and methods are specified o During this phase, design professionals coordinate and resolve any difficulties between each other's work o Approval of this set of drawings signals the client's desire to proceed with the work as designed

Guestroom Layout

o Designing the guestroom layout includes designing the furniture layouts, selecting interior finishes for the floor and walls, choosing fabrics and colors, specifying lighting, etc.; for many hotel brands, this work has already been done by the brand at corporate headquarters o Higher-end hotel brands tend to be less prescriptive in terms of guestroom layout and material choices, but the end result must still conform to the brand's overall strategy and positioning o Guestroom designers must understand the hotel's typical guests and their needs, establish and respect a furnishings budget, and create a design concept that gives the guestrooms a distinctive character while staying consistent with the hotel's public areas o One way to approach guestroom layout is to divide the guestroom into distinctive areas or zones

Exterior Wall Cleaning

o Dirty walls deteriorate faster than clean walls o High-pressure water washing with no cleaning agent is often sufficient to clean walls o When cleaning a sealed masonry surface that has been marked with graffiti, the gentlest cleaning method, such as water mixed with detergent, should be tried first; mineral spirits can be added if necessary; stronger solvents such as xylol, lacquer solvents, and paint strippers are necessary if the graffiti still does not come of

Documenting Work

o Documenting work consists of preparing a record of decisions that affect the renovation project o Examples of documentation are: Approvals of sample materials, workmanship, or shop drawings Written requests for interpretation of the drawings and a written reply Minutes of job meetings Written telephone conference records Signed change proposals and change orders o The most important thing to remember in managing construction is "get it in writing" o All changes to construction drawings should be written down and signed off on by everyone involved

The Life Cycle of a Hotel

o Dominance o Decline o Rehabilitation

The Design Phase

o During the design phase, a set of design documents is created o Design documents are: The visual embodiment of the desires of ownership and management Tools to secure building permits and licenses A means to communicate to contractors the scope and detail of the work to be completed A set of specifications that can be used to purchase furnishings o The extent and level of detail required in the design vary widely from project to project

Hotel Lounges

o Early important design decisions for hotel lounges include the scope of the beverage program, the degree to which non-guests are to be targeted as customers, and the overall atmosphere being sought (serene, lively, sophisticated, romantic, club-like, etc.) o The lobby bar grew in popularity in the 1970s as a method of creating activity and excitement in hotels with open atrium space; after their success, developers began to place lobby bars in more traditional hotel lobbies o A lobby bar or lounge typically provides a small service bar, limited food service, occasional entertainment, and soft-seating groupings o The popularity of mixology has given a rebirth to the classic hotel cocktail bar o Poolside bars require special planning to ensure they can be adequately stocked and supported o Some hotel lounges and bars feature live entertainment, typically in casinos and, to a lesser extent, resorts

Cable Elevator System Components

o Elevator shaft o Car or cab o Guide rails o Cables o Counterweights o Safety devices o Elevator motor

Elevators

o Elevators are a part of a building's "transportation system" o Because of their importance and cost, elevators and their maintenance must receive special attention

Employee Areas

o Employee areas form a major part of the back of the house o In some destination resorts, the employee areas will include employee housing o During the early stages of design, the architect usually designates large blocks of space to individual back-of-the-house functions; by the end of the schematic design phase, the architect should develop a level of detail to confirm that lockers, restrooms, and so on can be accommodated in the space provided

Reasons to Renovate

o Equipment reaches the end of its useful life o Building system elements reach the end of their lives and must be replaced o Furnishings and finishes are worn out o The interior design is out of date o Management identifies a more profitable use of space within a facility o The physical plant has deteriorated o New technology must be installed to meet customer needs o The property has physical or environmental issues that must be dealt with

Reasons to renovation

o Equipment reaches the end of its useful life o Building system elements reach the end of their lives and must be replaced o The furnishings and finishes within the facility are worn out o The interior design is out of date o The management identifies a more profitable use of space within a facility o Present or previous ownership has not spent the funds necessary to keep the hotel in a fully updated condition o New technology must be installed to meet customer needs o The property has physical or environmental issues

The preliminary schedule

o Establish a target date for the hotel's opening o The schedule should identify the myriad pre design and design tasks, identify the members of the development team who are responsible for each one, and set realistic completion dates o Factors that influence the schedule include the existing conditions on the site, the complexity of the design, the ease and speed with which permits and inspections can be obtained, and the status of project financing o The architect typically works through three phases

Exterior Walls

o Exterior walls have two basic functions: (1) to enclose the usable parts of the building, and (2) to provide support for higher floors and the roof system o Exterior walls are constructed of materials such as timber, concrete, and steel; in recent years, some hotels have been constructed using exterior finish insulation systems o An exterior wall, properly maintained, should last more than 100 years

Exterior Wall Inspecting

o Exterior walls should be inspected at least twice a year o Inspectors should look for cracks, loose mortar, mildew, inflow or outflow of water, paint and sealant deterioration, and evidence of wall or building movement o Changes noted since the previous inspection should be investigated o Any evidence or suspicion of wall movement should be thoroughly checked by a structural engineer

Many times the indirect costs of a renovation project are not included in the estimates. Examples of indirect costs include

o Extra cleaning of all hotel areas due to construction dust and dirt o Complimentary goods and services or billing adjustments to soothe unhappy guests o Loss of revenue due to out of service facilities o Loss of values employees and the hiring and training costs to replace them

Renovation Work

o FF&E work o Work to major building systems such as HVAC systems and roofs o Work performed to reposition a property or an area within a property o Work performed to meet new government regulations o Work performed to meet new market demands o Work performed to keep the property up-to-date technologically

Fabric Surfaces

o Fabric wall coverings are considered luxurious o Fabric wall coverings are expensive, tricky to install, easily damaged, and hard to clean o Linen was once the most popular choice for fabric wall coverings, but now a wider variety of materials—cotton, wool, and silks—are also being utilized o Fabric wall coverings may be paper- or acrylic-backed o Paper-backed wall coverings ravel less at the seams and are easier to install than acrylic-backed coverings o Acrylic-backed coverings are less vulnerable to wrinkling and can be adjusted more easily on the wall during installation o All fabric wall coverings should be vacuumed regularly; stains and spots should be removed with a cleaner recommended by the manufacturer o Water should never be used on fabric wall coverings Carpet Materials o Carpeting offers a number of benefits: it reduces noise, prevents slipping, keeps floors and rooms warmer, and is easy to maintain o Generally speaking, carpets have three components: the face, the primary backing, and the secondary backing o The face or pile of the carpet is the part you see and walk on; it may be made of synthetic fibers, natural fibers, or a combination o The carpet's face fibers, as well as its density, height, twist, and weave, will affect the carpet's durability, texture retention, and serviceability o The density of the carpet's face fibers is the best indicator of durability; in general, the greater the density, the better grade of carpet o Carpet that is more tightly twisted is more resilient and will retain its appearance better o The greater the pile/face weight, the more durable the carpet o Face fibers are attached to a primary backing made of natural material (typically jute) or synthetic material such as polypropylene o Usually, the primary backing of the carpet has a backside made of plastic, rubber, latex, or some other adhesive that holds the fibers in place; some carpets have a secondary backing laminated to the primary backing to provide additional stability and more secure installation o Carpeting may be installed over a separate pad or glued directly to the floor o Just as the quality of carpet is important, the quality of the pad is important as well

Benefits of Closing During a Renovation

o Faster construction schedule o Lower construction costs o Possibility of higher quality o No guests disgruntled by construction work

Renovation of lodging facilities requires resources

o Finances, materials, and labor o Virtually every budget undertakes an annual capital-expenditure planning process in which managers develop the upcoming year's budget, and then a 5-10% CapEX budget forecast

The program

o Following a positive feasibility assessment, the development team establishes the program for the proposed hotel o The program is a document that lists the design requirements for a project o Most programs consist of two components; a clearly articulated description of what each area of the hotel needs to include, and an allocation of space for each area "road map" for design team o Usually, at the beginning of the first phase of the design process - the schematic design - the architect develops a list of required spaces and later refines it into a more detailed program as more info about the intended uses of requirements of the hotel are determined

Essential Food Service Connections

o Food storage to main kitchen o Main kitchen to restaurants o Room service area to service elevators o Kitchen or banquet pantry to ballroom

Building Structural Elements

o Foundation o Structural frame o Exterior walls o Windows and doors o Roof

Inspecting Foundations

o Foundations are often difficult to inspect; generally it is impractical to inspect the underground portion of the foundation system o The upper portion of the foundation should be inspected annually o Inspectors should look for: o Cracks through the foundation wall o Evidence of water flowing adjacent to the foundation o Spalling or crumbling concrete o Moisture penetrating the foundation walls into basement areas

Hotel Restaurants

o Hotel restaurants may be full- or limited service; there should be at least one dining option for every meal period o If a hotel only has one three-meal restaurant option, the restaurant's design must be flexible enough to allow this same space to be suitable for breakfast, lunch, and dinner o To speed service and keep labor costs down, many hotels operate buffet service for breakfast and possibly lunch in their three-meal restaurant o Luxury hotels often have one or more signature restaurants operated by a well-known chef o Restaurants tend to require updating or even full conceptual overhauls much more frequently than other hotel spaces, a fact that designers should keep in mind when designing these spaces

General Storage

o Hotels require large amounts of storage areas; these storage areas are usually associated with specific functions o However, there is also a need for general storage to accommodate miscellaneous items o The general storage area should be secured and perhaps include two or three caged areas so that different operating departments can control separate sections of the area

Woven Carpet

o In a woven carpet, a machine or loom weaves the face fibers and backing together as the carpet is being made o Generally, woven carpets are available only in narrow widths that are attached or seamed together o Woven carpets do not have secondary backings, but they can perform as well as or better than tufted carpets if properly installed and maintained o The weaving consists of warp (lengthwise) and weft (widthwise) yarns interwoven to form the face pile and backing at the same time o Types of weaves include Velvet, Wilton, and Axminster

Face Fibers

o In general, synthetic fibers are more durable, more sanitary, and less expensive than natural fibers o Synthetic fibers make up 90 percent of the carpets used in commercial operations o Face fibers are judged on their appearance, springiness and texture retention, resistance to wear, resistance to soil, and cleanability o Typical face fibers include wool and other natural fibers, and nylon and other synthetics

Industry Trends Affecting Hotel Renovation

o Increased market segmentation and expansion; as market segments are refined, design schemes, technologies, and amenities must also be refined o An increase in customer choice means a more complex and competitive environment, forcing hotels to seek ways to differentiate themselves and continually upgrade their offerings o Over the last decade, customer expectations about lifestyle services, technology and technology access, and in-room services have changed significantly o These trends mean that existing hotels must renovate or become physically and functionally obsolete

Inspections for Utilities

o Inspecting underground utilities is usually limited to observing the surface of the ground above them and looking at the lines themselves through access points such as manholes o Natural gas detectors, moisture and water detectors for water mains, and sewer gas analysis equipment can be used for a scientific analysis o Overhead electric, cable television, and telephone lines can be more easily inspected; if necessary, ladders and lift trucks can be used

Structural Frame Preventive Maintenance

o Inspecting visible structural members o Inspecting building features that might give signs of structural problems o Checking doors and windows for proper alignment and closure o Tightening all connections o Weatherproofing o Maintaining fireproofing materials o Checking reinforced concrete members o Preserving structural steel members

Storm Water Drainage System Inspections

o Inspections of storm water drainage systems should include a thorough visual inspection of the entire system after every hard rain o Watch for spots where water is going through a hole in the ground—this is a sign of an underground void o Inspect for blocked or partially functioning inlets and remove any debris, leaves, grass clippings, etc.

Preventive Maintenance for Irrigation Systems

o Irrigation systems should be observed daily when in use and inspected in detail monthly o Observers should note any sprinkler units that are delivering too much or too little water o Each day, inspectors should look for: o Pump problems o Leaks in the distribution system o Sprinkler heads not functioning o All control valves in the irrigation system should be exercised semi-annually o Valves and control devices should be marked with an identifiable code and special paint color; their location should be documented for easy access o Irrigation systems located in cold climates must be protected against freezing; to winterize the system, it is usually necessary to remove the water

Final Completion and Acceptance

o It is common to formalize acceptance of the contractor's work by using a Certificate of Substantial Completion o The Certificate of Substantial Completion signifies that the renovation manager, design professional(s), and contractor agree that the work is fit for its intended purpose o The renovation manager usually does not sign the Certificate of Substantial Completion until he or she has secured a Certificate of Occupancy from the local authorities o If necessary, the renovation manager prepares a punch list detailing items that need corrective action and attaches it to the Certificate of Substantial Completion o Cleanup is another issue that comes up during the final completion and acceptance step; the amount of cleanup the housekeeping department will do in assisting the contractor in getting the renovated area(s) clean must be worked out

Grand Reopenings

o It is often appropriate to involve the hotel's marketing department (or corporate office, if the hotel is part of a chain) in planning a public celebration of the renovation o The objective of a grand reopening is to build awareness among potential guests, travel agents, and meeting planners o Often, local dignitaries and the media are invited o The grand reopening should be planned and budgeted as part of the original scope of renovation work

Landscaping and Grounds Inspections

o Landscaping and grounds are relatively easy to inspect, since they are readily visible and accessible o Inspectors should walk the entire grounds, noting any changes or problems since the last inspection o Problems often develop slowly over a period of time, so detailed notes should be kept; a scaled drawing can help managers and others keep track of issues o Inspections should be done at least quarterly, and following any significant departure from normal weather

Components of the Feasibility Study

o Local area evaluation o Lodging market analysis o Proposed facilities o Financial analysis

Basic Kitchen Planning Criteria

o Locate food and beverage storage areas adjacent to either the receiving area or, preferably, the kitchen o Provide for a forward flow of food from storage through preparation and service areas; avoid backtracking or cross traffic o Minimize the distance between the kitchen serving area and restaurant seating o Arrange compact work centers; maintain an aisle of 36 to 42 inches (90 to 100 centimeters) between banks of cooking equipment and prep or plating tables o Ensure that equipment such as ice makers, coffee brewers, and prep tables with sinks have an indirect drain to prevent wastewater backups o Locate storage areas near each service station as required o Place shared facilities such as warewashing centrally o Consider sanitation and employee safety in all kitchen areas o Plan for the efficient use of utilities—e.g., group floor drains or cooking equipment that requires gas service together o Minimize the length of ventilation hoods when possible o Group all walk-in refrigerators and freezers together o Plan for recycling and composting o Comply with all national, state, and local codes relating to health, safety, and fire protection

Planning and Design Criteria for Hotel Function Space

o Location o Flexibility o Access o Support areas o Structure o Ceiling height o Windows o Floors o Walls o Furniture o Lighting o HVAC systems o Technology

The Liabilities of Closing During a Renovation

o Loss of income o Loss of goodwill and market presence o Loss of good employees (some may move on to other jobs during the closing)

Estimate Project Costs and Benefits

o Managers should estimate the costs and benefits of each renovation project; projects should be dropped if their costs exceed their benefits o In many renovation projects, the choice is not whether to proceed but how to choose among alternative ways to proceed; an objective analysis of the benefits and costs associated with each alternative can help managers make the right decision o All cost-estimating methods are based on breaking projects into various components and estimating the cost of each component

Irrigation Systems

o Many hospitality properties use irrigation systems to maintain their grounds o Lawns and trees usually need large amounts of water; however, the interval between waterings should be stretched as much as possible, as overwatering wastes water and can harm plant life o The irrigation system's source of water can be from the treated, potable water system; a stored supply (such as a lake or underground tank); a nearby stream or river; gray water o A typical irrigation system consists of sprinkler heads or mist applicators; three common types of sprinkler heads are fixed, pop-up, and pulsating o Mist applicators are similar to other types of sprinkler heads, except that the nozzle is designed to create a fine mist and is easier to clog, so that more maintenance is required

Types of Renovation

o Minor renovation o Major renovation o Restoration o Special projects o Discretionary

Types of renovation

o Minor renovation o Major renovation o Restoration o Special projects o Discretionary

Nylon and Other Synthetics

o More than 80 percent of all carpets manufactured in the United States are nylon o Nylon holds its shape and color well, cleans easily, is less likely to promote bacterial growth, and costs much less than wool o Nylon is durable and comfortable and is more resistant to stains and soil than wool o Other synthetic fibers include acrylic, modacrylic, olefin, polyesters, acetate, and rayon

Room Service

o Most full-service hotels offer some form of room service o Many operators view room service as a separate food and beverage outlet, while others take on room service as an amenity provided by the hotel's three-meal restaurant o In recent years, some hotel operators have questioned the sustainability of room service, particularly in locales where there are many dining options for late-arriving guests

Accommodating Construction Crews

o Most tradespeople are not used to working on jobs that involve an ongoing business o The hotel should establish house rules for construction crews o Rules should address parking, entrances and exits, restroom facilities, lunch facilities, smoking, use of radios, hours of work, and identification of workers o Violations should be quickly dealt with, in order to maintain discipline and order on the job o Crews should be assured that these rules are in place to facilitate guest service and address safety concerns of both guests and construction workers

Discretionary

o Not customary or required by law o Value-enhancement projects

Impact of the Renovation on Operating Budgets

o Once a renovation project is complete, there should be a formal tracking procedure to determine whether it has the financial impact that management projected o Such financial tracking will be valuable for future renovations, providing managers with solid information with which to base future decisions

The Construction Phase

o Once construction documents are completed, contractors can be hired to begin construction o The construction phase consists of the following steps: Construction contracts Purchasing Managing construction Final completion and acceptance

Hotel Planning

o Once the influence of the site is understood, the architect can begin to design the hotel in much greater detail o Architects first must resolve such conceptual design issues as building height, massing, exterior materials, location of entrances, and façade details, while accommodating structural and engineering systems, satisfying building codes, and working with typically stringent budgets o The architect must create a building concept and organize the hotel's functions so that they meet the owner's objectives, the operator's functional requirements, and the future guests' expectations

Implementing the Renovation Plan

o Once the planning process is complete and renovation projects have been approved, hotel managers can move on to the implementation of the renovation plan o Before implementation begins, a project manager must be appointed or hired o The project manager is responsible for coordinating all of the members of the renovation team to meet project objectives o Other project manager responsibilities include project scheduling, Request for Proposal processing, communications, budget tracking, coordinating service providers, etc. o With a renovation, a project manager's goals are to maximize project quality, minimize project time, meet the project budget, and minimize disruptions to hotel operations o Once the project manager is in place, implementation of the design and construction phases begins

Coordinating the Renovation with Ongoing Operations

o One of the most important decisions in any hotel renovation is the decision about what spaces will be closed and how long they will be closed o Generally speaking, a hotel should stay open unless renovation cannot be completed without closing o When a hotel remains open, it usually plans out a strategy of closing certain spaces at certain times while the rest of the hotel continues to operate

The Project Budget

o One of the most important elements of the pre-design phase is establishing a project budget o It is a mistake to rely wholly on a generic cost per room or cost per square foot estimate o Only when the hotel design is fully established and the building materials, systems, and level of detail are clearly defined that the actual project costs can be accurately estimated o A preliminary budget must include contingency funds (typically 5 to 10 percent of the total budget), consider inflation, and accurately reflect the hotel's final quality standard o Construction cost is only about 60-65 percent of the total project budget; it does not include the costs of furniture, fixtures, and equipment; professional fees, financing, and pre-opening expenses o Strict budget control throughout the entire development process is critical o The development budget also should include a "reserve against operating shortfall" to offset operating losses during the new hotel's first one or two years

Four Common Cost-Estimating Methods

o Order of magnitude o Occupancy-based estimates o Systems estimates o Unit-price estimates

Painted Surfaces

o Paint is relatively inexpensive to purchase and apply to walls and ceilings o Painted surfaces can be cleaned easily with mild soap and water o In recent years, manufacturers have greatly improved the durability and cleanability of paint by decreasing its porosity

Exterior Facilities

o Parking areas o Storm water drainage systems o Utilities o Landscaping and grounds

Site Planning: Parking Areas

o Parking areas include the approach, driveways, sidewalks, receiving area, and emergency access o Parking requirements are usually detailed in local zoning ordinances o Sufficient parking is critical if a hotel intends to attract food and beverage or meetings business

Parking Garages

o Parking garages are commonly constructed of reinforced concrete, prestressed concrete, or concrete surfaces over a steel frame structure o In addition to parking surfaces, parking garages also have drainage structures, underground drainage systems, exhaust and ventilating fans, lights, traffic control markings, guardrails, and access ramps

Parking Lot Layout Considerations

o Parking lot layout considerations include determining parking dimensions and establishing parking controls to channel and segregate traffic o Parking lot entrances and exits should be well-defined o Local zoning regulations usually dictate the minimum number of parking spaces required for various types of buildings; many also specify minimum sizes of parking spaces o In parking lots, traffic controls are usually imposed to separate and channel heavy trucks away from areas designed for autos and light trucks

Function Space

o Perhaps the clearest distinguishing feature among different types of lodging properties is the size and mix of their function space o Function space includes ballrooms, smaller meeting and banquet rooms, reception and exhibit spaces, and dedicated conference and board rooms o Hotel function space is most often used for a variety of corporate and association meetings, and social events such as weddings o Corporate groups need small but high-quality spaces for sales and management meetings, new product introductions, and continuing-education programs o Associations need extensive exhibition space, facilities for large group meetings, and small rooms for seminars and workshops o The weddings market seeks unique venues and flexibility in offerings; local organizations and residents use hotel function space for meetings, banquets, receptions, and community events o Hotels vary on the amount of function space they offer, from small mid-price properties offering a single multi-purpose meeting room, to convention hotels and conference centers that offer a wide variety of function spaces o Because of the differences among the many types of lodging properties and their markets, coupled with the highly competitive nature of the meetings business, the design team must review carefully the programming and design criteria for the hotel's proposed function areas o The planning of the hotel's function space may require special consultants such as acoustic and audiovisual specialists, information technology consultants, and lighting designers o Large properties may assemble focus groups consisting of meeting and event planners to discuss meeting space features most critical to them

Back-of-the-House Planning Considerations

o Plan the receiving area to accommodate at least two trucks at one time (more for larger operations); consider vehicle size o Enclose the receiving area so that it is secure and protected from the weather o Separate waste-holding areas from the receiving dock o Position receiving and security offices so that there is visual oversight of the loading dock and employee entrance o Establish employee lockers based on the hotel's staffing program and expected male/female ratio o Design employee lounge or dining areas with serving lines, dining tables, lounge seating, vending, etc. in mind; provide windows if possible o Provide a linen chute from guestroom-floor service areas to a generous soiled linen area with adequate space for linen sorting o Establish separate locked linen storage for various hotel areas o Group the engineering offices, maintenance shops, and support spaces around a central work area o Locate mechanical areas so that noise and vibration don't affect guest areas o Design mechanical rooms to allow for eventual equipment replacement

Preventive Maintenance for Storm Water Drainage Systems

o Preventive maintenance for drainage facilities includes routine inspections after every rain o Leaves, twigs, and discarded rubbish and trash that block or clog the drainage system are the causes of most problems and should be promptly removed o Manhole and catch basin covers and grates should be kept in place; they should not be welded shut or paved over

Exterior Wall Preventive Maintenance

o Preventive maintenance for exterior walls includes: o Painting o Cleaning o Inspecting

Preventive Maintenance for Foundations

o Preventive maintenance on foundations and footings is difficult because these structural elements are mostly hidden and inaccessible o Keep the outlets open on foundation/footing drains o Keep rodent covers over all drain tiles o Relieve excessive water pressure from the outside o Maintain the integrity of the exterior waterproofing

Discretionary Renovation Projects

o Projects that are not customary or required by law o They are typically value-enhancement projects such as converting a restaurant to meeting space or adding a coffee kiosk, spa, or some other new service area for guests o Discretionary renovation projects normally require a strong return on investment to obtain the necessary funding

Design team

o Property managers o Project manager o Design professionals o Contractors o Purchasers

Members of the Design Team

o Property managers o Project manager o Design professionals o Contractors o Purchasers

Desirable Food Service Connections

o Receiving to food storage o Main kitchen to banquet pantry o Banquet pantry to smaller banquet rooms o Banquet pantry to pre-function rooms o Kitchen (either main kitchen or restaurant kitchen) to room service area o Kitchen to bar areas o Beverage storage and ice production to beverage outlets o Kitchen to waste-handling areas o Kitchen to employee dining or breakroom(s)

Renovation and Capital Projects

o Renovation requires significant resources: finances, materials, labor o Lodging-related renovation work averages between $3.5-$5.5 billion per year o Virtually every hotel goes through an annual capital-expenditure planning process, developing a current-year budget and then a five-, ten-, or possibly even a twenty-year capital expenditure budget forecast o Renovation is necessary to maintain and enhance the financial health of a hotel o There are many terms used to describe where funds come for renovations: "reserve for replacement," "capital expenditures," "Escrow Fund," "CapEx," and "FF&E reserve" o Renovations: "work on the property for which the work's useful life extends over a multi-year period

The life cycle of a hotel

o Renovation work should be used to extend the phase one period of strong performance and minimize any periods of decline o Renovations in the second phase incorporate changes in response to market forces o Third phase renovations involve significant changes to the building to reposition it within the market and upgrade support systems that are outdated

Repairing Concrete

o Repairs to concrete range from simple cleaning and sealing to complete reconstruction o Patching is usually an effective way to repair isolated spalls or potholes o An overlay may be more effective than isolated patching, but overlays add thickness and weight, which can be a problem in parking garages

Schematic Design

o Schematic design fleshes out the conceptual design, fixing the location of design elements, establishing rigid boundaries, and showing the limits of demolition o This design phase ends when the schematic design drawings are approved o The approved drawings show final colors and final material choices o The approved drawings also show how the renovation work will be scheduled

Special Projects

o Scope: to perform work related to a specific system upgrade that can be handled without changing the hotel's interior design in any substantial way o Typically involves technology or engineering systems

The Planning and Design Process

o Site planning o Hotel planning o Guestrooms and suites o The lobby o Food and beverage outlets o Function space o Recreational facilities o Administration offices o Food production areas o Other back-of-the-house areas

Minor Renovation

o Six-year cycle o Scope: to replace or renew the non-durable furnishings and finishes within a hotel space without changing the space's use or physical layout

Repairing Asphalt

o Small asphalt cracks should be cleaned and filled with a hot, rubberized crack filler; squeegeeing the filler into the crack strengthens the repair o For a large area of cracking, a slurry seal should be applied o To repair potholes, the edges of the hole should be squared vertically and all damaged or loose material removed from the hole before a tack coat is applied and then asphalt patching mix poured in and compacted o Skin patches are used to re-level asphalt areas that have settled

Disposing of Old Furnishings

o Some old furnishings can be incorporated into the renovation o For those furnishings that can't be reused, have a liquidation sale at the hotel o Contract with a furnishings handler to remove old furnishings for a fixed price o Donate unwanted furnishings

Storm Water Drainage Systems

o Storm water drainage systems are designed to carry rain water away from the property o Sheet flow is a uniform flow of water across the ground until it has reached its storage point or has been discharged from the property (for example, a flow of water over a surface parking lot) o Open-channel flow is water that flows in a defined channel such as a roadside ditch o An underground drainage system collects surface water through a catch basin or some other type of inlet structure and transports it down through an underground piping system to its ultimate point of discharge from the property o The goal of a storm water drainage system is to control the flow of water so that it is not a problem for guests and does not damage the property o Permeable paving systems allow water to be absorbed/retained on the property rather than being diverted o Green roof systems retain rainfall and improve the quality of the runoff that does occur o No underground drainage facilities should be constructed or installed with a life expectancy of less than 50 years

Ground-Level Parking Lots

o Surface course (concrete or asphalt) o Subbase (granular material) o Subgrade (soil)

Systems Estimates

o Systems estimates are created by estimating the cost of the different construction systems used in a renovation o Accuracy: plus or minus 10 percent o Appropriate to use during the design phase of a project

Temporary Facilities

o Temporary facilities: (1) physically moved or relocated facilities, and (2) constructed physical barriers o Temporary facilities should not inconvenience guests to the point where they become irritated o Staff should maintain friendly, competent service even when dealing with temporary facilities o Temporary barriers should be finished properly and placed to help control noise and dust

ADA Accessibility Requirements for Parking Areas

o The Americans with Disabilities Act (ADA) requires hospitality businesses to make their parking areas accessible to people with disabilities o ADA accessibility guidelines specify how many parking spaces in a parking lot must be accessible o Accessible parking spaces must be located on the shortest accessible route of travel from the parking lot to the building, and marked by signs o Accessible parking spaces must be wide enough to allow a wheelchair user to open the vehicle door, transfer to a wheelchair, and easily exit to the walkway, with a minimum of 8 feet (2.4 meters) for the vehicle and 5 feet (1.5 meters) for an access aisle o Access aisles cannot be restricted by planters, curbs, or wheel stops o An accessible route is an obstruction-free route that connects the parking area to an accessible entrance to the building; it must be a minimum of 3 feet (91 centimeters) wide o The minimum width of a curb ramp is 3 feet (91 centimeters); transitions from ramps to walks, gutters, or streets must be flush and free of abrupt changes o At least one accessible parking space (and 12.5 percent of all accessible spaces) must be designated as "van accessible"; the access aisle for such a space must be 8 feet (2.4 meters) wide o With a "universal" parking space design, all accessible parking spaces are 11 feet (3.4 meters) wide, with an access aisle 5 feet (1.5 meters) wide o Accessible parking spaces must be provided in valet parking zones o In passenger loading zones, there must be an access aisle at least 5 feet (1.5 meters) wide and 20 feet (6.1 meters) long, with a curb ramp if a curb is present

Food Production Floor Space

o The amount of floor space required in the kitchen and food and beverage storage areas depends on the number of meals served, the complexity of the menu(s), the degree of preparation needed for incoming ingredients, and the food delivery schedule o Typically, the goal is to design the smallest kitchen that meets the hotel's operational objectives o After the food production space has been allocated during the early design phases, a specialized food service consultant can propose a preliminary kitchen design o Once this design is approved, the architect and engineers can incorporate key kitchen features and requirements into their own plans

Construction and engineering criteria

o The development team needs to establish preliminary standards for construction and engineering systems o Team should establish outline specifications that identify such constructions details as the primary exterior materials, type of window glass, and quality of interior finishes Compliance with ADA o Early in the process at least 10% should be added to estimates to allow for later changes or refinement o The development budget also should include a "reserve against operating shortfall" to offset operating losses during the hotel's first one or two years, before revenues are sufficient to meet day to day expenses and cover debt

Construction/Engineering Criteria

o The development team needs to establish preliminary standards for construction and engineering systems, identifying such construction details as the primary exterior materials, type of window glass, and quality of interior finishes o The project must conform to zoning, health, building, and fire codes o The development team must also make sure the project is in compliance with requirements specified by the Americans with Disabilities Act o Engineering criteria must be established for heating, air conditioning, ventilation, water, power, lighting, fire protection, and information technology and communications systems o The team might dictate exact requirements for each guestroom and guest bathroom; more detail early in the development process helps the team better define quality levels, establish the project budget, identify needed specialists, and ensure that critical elements are not forgotten or ignored

The Development Process

o The feasibility study o The program o Operational criteria o Construction/engineering criteria o The project budget o The preliminary schedule

Site Planning

o The first step is for the architect to analyze the site and its constraints and opportunities o The architect is responsible for coordinating the site planning with engineering consultants, and the interior designer and/or landscape architect o The architect should consider how guests will react to the building and explore different ways to organize the hotel spaces o While a greenfield site lowers construction costs, a more challenging site may lead to more creative design o The architect must investigate and consider the site carefully before developing the building's form and organization

Guestrooms and Suites

o The guestroom has a tremendous influence on the guest's experience while at the hotel; the guestroom's design and appearance, conveyed in images online, are also key components in a guest's purchase decision o One of the difficulties for designers is that any feature added to a guestroom must be duplicated many times, multiplying costs, so good design must consider cost and value as well as aesthetics and functionality o A major planning goal is to keep corridors, elevators and stairs, and service areas on guestroom floors to the minimum necessary to meeting building and safety codes, in order to maximize the revenue-generating potential of guestroom space

Administration Offices

o The hotel's design must include office space for the executive staff and front office, accounting, and sales departments o Many guests deal with the general manager or with sales and catering staff, so administration offices should be placed with ease of public access in mind o Typically, the administration offices are clustered into four groups: front office, accounting, executive, and sales and catering o The front office should be located within easy reach of the check-in function o The front office typically includes space for the front office manager, reservations personnel, perhaps a revenue manager, and a general work area o The accounting area includes offices for the controller and other staff members who take care of payroll, accounts payable/receivable, and management information systems o Executive and sales/catering offices are often located near the hotel's function space o The executive suite includes offices for the general manager and the assistant general manager(s), and often the division managers for rooms and for food and beverage, as well as administrative support staff o The sales/catering area commonly includes offices for the marketing and sales directors, several sales and banquet managers, conference services staff, and general support space

Receiving and Waste Handling

o The hotel's receiving and waste-handling areas should be located so that they accommodate the movement of trucks without disrupting guest parking and are hidden from guest view o There must be sufficient space in the receiving area to inspect goods before moving them to the kitchen(s) or storage areas o The hotel's recycling and composting programs should be considered when planning the waste-handling areas o Food waste should be held in a separate room that has multiple air changes per hour and can be easily accessed from kitchen areas o The design team should consider the type of waste receptacles that will be used when designing dock areas

Food Production Areas

o The kitchen and related food production areas require the most design attention of all service areas in a hotel o The design of the kitchen critically influences labor and energy costs for the life of the building o Distances within the kitchen should be as short as possible, related activities should be located close together, and layouts should be flexible o The kitchen design requires the services of a variety of specialized food service and engineering consultants o The receiving and food storage areas, the kitchen(s), the restaurants, and the banquet rooms should be located on a single floor when possible

Laundry and Housekeeping

o The laundry and housekeeping areas are a major back-of-the-house component o Even the smallest motel needs some space for storage and control of guestroom linen; in larger hotels in resort locations, the laundry and housekeeping areas may total more than 5,000 square feet (465 square meters) o A key decision is whether to have an in-house laundry o Regardless of whether laundry is washed in-house or sent out, there must be adequate space for sorting soiled linens, loading and moving two sets of linen carts (one for clean linens, one for soiled), and storing linens ready for use o Early on, it should be established how and where uniforms and guest laundry will be handled, and whether on-site dry cleaning is necessary o If the hotel is to have an in-house laundry, the laundry layout may be designed by the technical services staff of the hotel operating company or by the laundry equipment supplier o An in-house laundry should be located on the hotel's lowest floor to prevent noise and vibrations from disturbing guest areas

Maintenance and Engineering

o The maintenance and engineering area includes engineering offices, repair and maintenance shops, and mechanical and electrical areas o The amount of space needed varies by hotel type and location, but should consist of at least one or two office spaces for coordinating maintenance functions and keeping records, and spaces for paint supplies, electrical and plumbing repair, and extra equipment such as televisions o The engineering function operates 24 hours a day and must be centrally located so that the engineering staff can respond readily to routine and emergency calls o The mechanical equipment areas may be scattered throughout the building; whenever possible, they should be located in proximity to the laundry, kitchen, and other high-energy-use areas

Site Planning and Hotel Brands

o The major hotel "brand families" continue to develop new concepts and brands, each with one or more prototype designs o Usually there will be a typical site plan for a given brand o Brand design criteria should be clear, with key expectations established

Preventive Maintenance for Landscaping and Grounds

o The most common maintenance activities are mowing, fertilizing, and pruning o Mower blades must be kept sharp; only one-third or less of grass blades should be cut at any one time; grass should not be cut too short o Lawns, plants, and trees usually need fertilization to maintain a healthy appearance; the manufacturer's instructions should be followed carefully when applying fertilizer o Trees and shrubs must be pruned with care, paying attention to the time of year and each tree or shrub's individual needs o Oftentimes, in-house staff members do not possess all of the skills necessary for landscaping and grounds work; training is necessary, or a landscaping maintenance service may be hired o The amount of landscaping work varies significantly with the seasons and climate o Landscaping work should be divided into monthly cycles, further subdivided into weekly and daily tasks

Unit-Price Estimates

o The most detailed and accurate method of estimating (plus or minus 5 percent) o The estimator prices materials, shipping costs, taxes, and labor separately for each item in the renovation project, then adds up the totals for the items o This estimating method takes considerably longer than other methods and requires complete project information o Unit-price estimates are useful for the preparation of construction bids and for securing furnishings bids

Parking Lot Performance and Design

o The performance of a ground-level parking lot depends largely on the strength and uniformity of the subgrade o The surface of a parking lot will be subjected to varying but predictable vehicle loads throughout its lifetime; managers can help the parking lot's designer by providing him or her with estimates of the types of vehicles that will use the parking lot, the number of vehicles of each type, typical vehicle loads, and total number of vehicles expected on a typical day o Surface parking lots should be designed and constructed to drain well, dry quickly, and be puddle-free o The grounds around a parking lot should be sloped so that rain water drains away from the lot o The parking lot should be designed to provide adequate drainage in all gutters, around all traffic islands and structures, and in intersections and pedestrian walkways

Creating the Renovation Plan

o The planning process for renovation work is often called the capital budgeting process o Budgets for capital/renovation projects are pegged at some percentage of total property revenue—historically, the number was 3 percent, but today it has moved to 4 or 5 percent o The average CapEx expenditure per hotel has been declining over the past several decades o Economic cycles affect CapEx expenditures o A property's capital needs vary widely over time o Capital needs tend to "lump" in certain years and increase significantly as properties age o There are significant differences in capital spending across property types o The best way to forecast capital expenditures is to establish a space-by-space schedule of renovation needs over a very long time horizon (20 to 30 years, for example) o Facility life-cycle cost studies help managers understand the level of CapEx funding that a property will require

Site Planning: Porte Cochère

o The porte cochère is the entry canopy designed to protect guests from inclement weather and provide visual emphasis to the entrance o The porte cochère's design should incorporate lighting and signage and be of sufficient height for buses and emergency vehicles o The driveway beneath the porte cochère must be at least two lanes wide (preferably three or more) o The sidewalk associated with the porte cochère must be wide enough to accommodate groups waiting for taxis or tour buses and allow for the easy loading and unloading of large quantities of baggage

After-the-Renovation Issues

o The post-audit o Employee training o Grand reopenings o Tracking the renovation's financial impact

The Post-Audit

o The post-audit involves documenting best practices, outlining lessons learned, and noting any unique challenges or attributes that the physical facility presented o This is the time to note the performance of service providers—the architects, designers, project manager, FF&E manufacturers, etc. o Post-audit information can be a valuable reference for future property renovations

The Program

o The program is a document that lists the design requirements for a project o The program is put together with input from the owner, the brand (if applicable), the operating company, the architect, and other consultants o Most programs consist of two components: (1) a clearly articulated description of what each area of the hotel needs to include, and (2) an allocation of space for each area o The program is the road map for the design team o The architect develops a list of required spaces and later refines it into a more detailed program o For a branded hotel, a comprehensive design guide steers the overall design work

Purchasing

o The purchasing responsibility can be carried out by various entities, depending on the hotel: for some hotels, purchasing is performed by a corporate-level purchasing department, for others it is performed by a purchasing agent at the hotel, for still others it is performed by a third-party purchasing agent o Renovation purchasing should be managed separately from a hotel's normal operational purchasing o There are four elements to successful renovation purchasing: Purchase materials of proper quality and durability Purchase the proper quantities Make sure materials are on hand when needed Stay within budget guidelines

Roof

o The roof is critically important to any building o Unfortunately, the roof is often ignored until it leaks o If water gains access to the building through the roof, great damage can result, first to the roof and then to the building's structural elements o Interior finished are quickly destroyed by roof leaks o Many roofs last 20 to 30 years; others fail within their first year o A roof's life expectancy depends on the quality of the construction materials, the skill of the builders, and the effectiveness of the preventive maintenance program

Construction Contracts

o The standard construction contract is a lump-sum contract that includes the following: o A complete description of the work to be done (i.e., construction documents) o A description of the duties and responsibilities of hotel management, the contractor, and the design firm o The cost of the work and the method of payment o The date of commencement and the date of completion o The conditions that define final completion and acceptance of the contractor's work o The American Institute of Architects (AIA) has developed sample construction contracts such as AIA Document A101, Standard Form of Agreement between Owner and Contractor o Before signing a contract, management will typically obtain bids from several contractors

Structural Frame

o The structural frame is the building's skeleton that supports the building o If there is a failure in the structural frame, the entire building has serious problems o Typical materials used in structural framing include steel, concrete (reinforced, pre-stressed), and timber

Structural Frame Inspections

o The structural frame is usually not exposed to view, but can be inspected through access panels and by going into behind-the-scenes areas o The structural frame should be inspected at least once a year; questions to ask include: o Have there been any changes since the last inspection? o Are bolts tight and welds intact? o Is there unusual or unexpected evidence of corrosion? o Are structural beams deformed or bent? o Are fireproofing materials in good condition? o Are anchors and attachments in good condition? o For multi-story buildings, the inspection should be supervised by a structural engineer

Estimating Renovation Benefits

o There are two types of benefit analysis for renovation projects: one for projects directly affecting revenues, the other for projects that support revenues o To evaluate the potential benefits of a "revenue" renovation project, managers must prepare an estimate (over some reasonable time period) of the revenues the hotel will earn without the reservation, an estimate of the revenues the hotel might earn if the renovation is undertaken, and compare the two estimates to see if the renovation will provide the hotel with a revenue gain; the gain (if any) is then compared to the renovation's costs o It is typical to use a net present value analysis as an aid in making a renovation decision o Renovation projects for which the present value of the benefits is greater than the present value of the costs are usually considered for funding

Ceilings and Wall Coverings

o There is a wide variety of ceiling surfaces and wall coverings on the market today; paint is by far the most common o Ceiling surfaces and wall coverings include various kinds of wood surfaces (laminated plywood, veneer, paneling); synthetics such as carpet, paneling, and spray-on textured coatings; wallpaper; and stone (ceramic tiles, marble, etc.) o The most common ceiling and wall coverings include paint, vinyl, and fabric

Suite Layout

o There is no standard definition or layout for a hotel suite o Generally speaking, a hotel suite is a guestroom in which the sleeping space is distinctly separated from the remainder of the room o Suites are included in almost all hotel types o The number and types of suites in a hotel should be driven by the hotel's market(s) o In most urban hotels, suites are placed on the upper floors; sometimes suites are stacked vertically in the same location on each floor, especially where they take advantage of an unusual architectural configuration o Many hotel brands have established premium-priced "club floors" with upgraded suites and guestrooms o Suite design criteria shares much with typical guestrooms: there must be zones for specific guest activities and functions, and each zone must convey part of a consistent concept or design idea o Suites tend to have more amenities than guestrooms o Some hotels are all-suite properties: there are two common models for suites in such properties—shotgun and side-by-side o With the shotgun arrangement, the living room faces an atrium or outside corridor, the bathroom is in the middle, and the bedroom is in the rear o A side-by-side suite consists of two small rooms parallel to each other, each with windows

Exterior Wall Painting

o Top-quality paint should be selected o Surface preparation is also very important; surface preparation should include scraping the outside surfaces clean of peeling paint and rust, and making sure that oil, grease, and dirt are removed o Graffiti on exterior walls can be a serious problem, especially for masonry walls; a clear sealer on masonry walls can help make cleanup easier

Tufted Carpet

o Tufted carpet is constructed with either staple or bulk continuous filament (BCF) fibers o Staple fibers are short and are twisted together to form long strands; BCF fibers form one continuous strand o In tufted construction, needles on a large machine pull the face fibers through the carpet's backing to form tufts or loops that may be cut long, short, or in various lengths, or left uncut o Berber carpets have short, nubby tufts and are available in a variety of textures o Level loops are the most common commercial carpets, usually tufted in short continuous rows o Lodging properties typically use a level-cut pile carpet in guestrooms to approximate the appearance of residential carpet

Managing Construction

o Two key issues during the managing construction step are: Documenting work (and changes to the work) Managing conflict

Utilities

o Typical utilities used in a hospitality facility include water, sewer, oil, gas, electricity, steam, chilled water, telephone, and cable television o Externally supplied or purchased utilities are normally brought to a distribution point somewhere on the property o Ideally, utilities enter the property and are distributed by an underground system to various parts of the property; some utilities are carried above ground at some properties (cable television, telephone, electric service) o Normally the facility must maintain the utilities from the facility to the utility meter o Extreme caution should be used when working around any of the public utilities; dangers from electrical shock and earth cave-ins are just a few of the problems that can occur o The potential to strike an underground utility line is present any time underground digging takes place o Workers should never be allowed to work alone under dangerous conditions

The development process

o Typically begins with a conceptual phase during which the first idea for a project is envisioned o The development process continues through a series of planning, design and coordination steps that together can take as long as several years until the hotel finally opens o The early stages of the process require the assistance of legal and financial experts as well as marketing consultants who are retained by the developer to test and further refine the project's concept o Pre-design phase: criteria are set, the development team is brought together, and preliminary budgets and schedules are established

Employee Training

o Unfortunately, employee training is often left to the last minute o The interior designer should take part in the training to ensure that employees work within the new space and maintain it as envisioned by the renovation manager and interior designer o Employee training should address: New or changed service standards New or changed methods of production, holding, and presentation of food and beverage items How to operate new equipment How to present the new product/technology/service to guests

Vinyl Surfaces

o Vinyl is now widely used as a wall covering and also as a surface for ceiling panels o Vinyl wall coverings are made by laminating vinyl to a cotton or polycotton backing; polycotton-backed vinyl is more durable and less flammable than cotton-backed vinyl o Vinyl comes in rolls and is applied with a special adhesive that should contain mildewcides o Vinyl can be scrubbed with a brush and soap and water, or harsher cleaning agents if necessary o Vinyl comes in a wide assortment of colors, textures, and patterns o Type II vinyl is the most practical for public areas because of its durability and appearance

Site Characteristics

o Visibility and accessibility o Surface conditions o Subsurface conditions o Regulatory restrictions o Site character o Orientation and climate o Adaptability

Sustainability Issues During Renovation Projects

o Volatile organic compounds o Nylon 6 carpet o Rapidly renewable materials o Locally sourced materials

Preventive Maintenance for Utilities

o Water line valves should be exercised annually o Sewers that are partially or completely blocked should be rodded or flushed out o Flushing can be done with a high-pressure hose, such as a fire hose o Rodding is done by inserting a flexible rod into an opening such as a manhole and pushing it through to the next opening o A roto-rooter rotates a cutting bit through the sewer or drain pipe to cut through and remove blockages

The Effect of Building Codes and New Legislation on Renovations

o When a building or building space is renovated, new building codes could come into play, requiring changes to entrances and exits, life-safety systems, parking areas, and construction materials o Building codes designed to accommodate disabled individuals continue to be of particular interest o The Americans with Disabilities Act was passed in 1990 and updated in 2010; it applies a broad definition of "disabled" o Complying with ADA regulations is not optional; they are federal building codes o Hiring an ADA specialist for a renovation project may be prudent to ensure compliance

Inspecting Windows and Doors

o Windows should be inspected regularly for ease of opening and closing (if operable) o Other issues to look for when inspecting windows: o Loose-fitting frames o Cracked glazing o Damaged hardware o Deteriorated sealants o Corrosion (for windows with metal frames) o For safety reasons, operable windows should have pins or restraining devices to prohibit the windows from opening beyond a certain point o Doors should be inspected for surface deterioration; damage to hinges, locks, and frames; and improper door-to-frame alignmen

Windows and Doors

o Windows, doors, and other openings in the building's exterior walls require perimeter sealants around frames and adjoining dissimilar materials o Weather stripping is used at doors and windows to prevent heat loss or gain o Windows in new buildings are often fixed (not operable) o Casement windows open either outward or inward like a door; vertically hung windows open by sliding the lower half up o Single-glazed windows have one pane of glass; double-glazed windows have two sheets of glass with a sealed space of air or gas in between and provide better insulation o Tinted glass has a coating designed to reflect heat and maintain a cooler building in summer and a warmer one in winter o Doors may be wooden or metal, solid or hollow; some doors are mostly glass with wood or metal frames, such as revolving doors

Wool and Other Natural Carpet Fibers

o Wool is good-looking, resilient, durable, and easily cleaned; it is also expensive o Wool is especially well-suited for lodging properties because of its natural resistance to flame and its ability to shed soil o Wool carpets are responsive to wet cleaning o Wool carpets provide a better breeding ground for microorganisms than do synthetic carpets o Cleaning solutions for wool should be chosen carefully; ammonia, salts, alkaline soaps, chlorine bleach, or strong detergents can cause damage o Other natural carpet fibers that are available but rarely used today are cotton, sisal (hemp), and silk

majro renovation

replacement or renewal of all furnishings and finishes within a space and in some instances, extensive modifications to the use and physical layout of the space

minor renovation

replacement or renewal of non-durable furnishings and finishes within a space, without changing the space's use or physical layout

house rules

rules for the construction crew to follow while working in the hotel during a renovation