Can the hotel stay open?

Usually, and the program should be built from your occupancy calendar rather than from a construction sequence.

What generates the most guest complaints?

Frequently smell rather than noise — adhesives and coatings travel through air systems to rooms nowhere near the work.

Why does room release matter so much?

It is the single largest driver of cost per key. Four rooms at a time and a whole floor at a time are very different projects.

Should displaced revenue be in the budget?

Yes. Treating it as an operations problem leads to slower programs that displace more revenue in total.

Why do cost per key figures vary so much?

Because they include different things. Ask any contractor exactly what is inside the number.

What usually delays a reopening?

Long-lead furniture and fittings, more often than construction. Order absurdly early.

Can a PIP deadline be negotiated?

Before it is agreed, frequently. Get the scope priced and programmed first — that is your only moment of leverage.

Do you flood test bathrooms?

Every one, before tiling, with no exceptions for schedule. You are working above somebody sleeping.

Florida

The Guest Is Inside the Construction Zone

Paying guests sleep two floors from demolition, walk past hoarding to breakfast, and write about it afterwards. Noise, dust, smell, lifts and routes are not courtesies on a hotel project — they are the product you are still selling while we work, which is why we program to your occupancy calendar rather than to our own efficiency.

Ask about your property Call (954) 807-3208

Key count, the scope you are facing, and your occupancy pattern. Those three tell us whether the program is achievable.

Four places account for most South Florida roof leaks. None of them is the middle of the roof.

Occupied

Guests are inside the building while we work

Per key

The number that decides whether the project works

Shoulder

Florida seasonality dictates the program

Licensed

General contractor, licensed in the state of Florida

What we renovate

Six areas. Each has a different disruption profile and a different cost logic.

Guest Rooms

hotel guest room renovation cost per key florida

Guest Bathrooms

hotel bathroom renovation waterproofing stack

Corridors & Circulation

hotel corridor renovation occupied guests

Lobby & Public Areas

hotel lobby renovation occupied phasing

Food & Beverage

hotel restaurant bar renovation kitchen occupied

Pool Deck & Exterior

hotel pool deck renovation resort exterior florida

All 6 →

The commercial reality

The PIP, displaced revenue, seasonality, cost per key and the reopening date.

The Property Improvement Plan

hotel PIP property improvement plan brand cost

Displaced Revenue

hotel renovation displaced rooms revenue loss

Florida Seasonality

florida hotel renovation season timing shoulder

Cost Per Key

hotel renovation cost per key benchmark

The Reopening Date

hotel renovation reopening date bookings

All 5 →

The difference

How we work

The guest is inside the construction zone

A hotel renovation is not a fit-out with people nearby. Paying guests sleep two floors from demolition, walk past hoarding to breakfast, and write about it afterwards. Noise, dust, smell, lifts and routes are not courtesies here — they are the product you are still selling.

We program to occupancy, not to efficiency

Florida seasonality is severe and predictable. Doing the loud work in the shoulder and the quiet work in season costs us productivity and protects the revenue paying for the renovation. That trade is the right one and it has to be designed in from the start.

Cost per key is the only number that matters

Owners think in cost per key and lenders underwrite in cost per key. We price and report the same way, so a decision about a guest bathroom can be weighed against what it does to the whole project rather than discussed in the abstract.

We will tell you the PIP scope does not fit the schedule

A brand improvement plan with a completion deadline and a Florida season that cannot be worked through is a conflict, not a program. It is better raised while the deadline is still being negotiated than after it is agreed.

Start here

Ask about your property

Key count, the scope you are facing, and your occupancy pattern. Those three tell us whether the program is achievable.

If a PIP deadline cannot be delivered in an occupied building, we will say so while it is still being negotiated rather than after it is agreed.

FAQ

Common questions

Can the hotel stay open?: Usually, and the program should be built from your occupancy calendar rather than from a construction sequence.
What generates the most guest complaints?: Frequently smell rather than noise — adhesives and coatings travel through air systems to rooms nowhere near the work.
Why does room release matter so much?: It is the single largest driver of cost per key. Four rooms at a time and a whole floor at a time are very different projects.
Should displaced revenue be in the budget?: Yes. Treating it as an operations problem leads to slower programs that displace more revenue in total.
Why do cost per key figures vary so much?: Because they include different things. Ask any contractor exactly what is inside the number.
What usually delays a reopening?: Long-lead furniture and fittings, more often than construction. Order absurdly early.
Can a PIP deadline be negotiated?: Before it is agreed, frequently. Get the scope priced and programmed first — that is your only moment of leverage.
Do you flood test bathrooms?: Every one, before tiling, with no exceptions for schedule. You are working above somebody sleeping.

Next step

Find out what is actually wrong with it.

An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.

Ask about your property (954) 807-3208