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.

Unfinished concrete floor with large windows and wheelbarrows — Hotel renovation is usually phased floor by floor.

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

The core of most hotel renovations, and the one where repetition is the entire economic argument.

Guest Bathrooms

The most disruptive and most discovery-prone part of a guest room, and the one guests judge the hotel by.

Corridors & Circulation

Corridors cannot be closed, which makes them the hardest area to renovate in an occupied hotel.

Lobby & Public Areas

The lobby is what the hotel sells, and it has to keep selling it while being rebuilt.

Food & Beverage

Renovating a hotel outlet means closing it, and the hotel still has to feed its guests while it is shut.

Pool Deck & Exterior

In a Florida resort the pool is frequently the reason for the booking, which makes closing it the most commercially sensitive decision in the project.

All 6 →

The commercial reality

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

The Property Improvement Plan

A brand-mandated improvement plan arrives with a scope and a deadline that were set without reference to your building, your season or your occupancy.

Displaced Revenue

Every room out of service is a room not sold. That is a project cost, and it is frequently larger than the construction saving anybody negotiated.

Florida Seasonality

Florida hotel occupancy is severely seasonal and highly predictable, which makes the calendar the most important input to the program.

Cost Per Key

Owners, lenders and brands all talk in cost per key, and the figure means different things depending on what was counted.

The Reopening Date

A hotel reopening date is not a construction milestone. It is a date guests have booked, staff have been hired for, and marketing has committed to.

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.

Service area

Where we work

Counties covered: Broward · Miami-Dade · Palm Beach · Collier · Lee · Monroe · Martin · St. Lucie
Office hours: Mon–Fri 10:00 AM – 6:00 PMWork in a trading hotel is scheduled around occupancy, not around us.
Phone: (954) 807-3208

Talk to us about your property

Read our Google reviews — worth a look before you let anyone on your building.

No showroom, and that is deliberate

Romco is a service-area contractor. There is no trade counter to visit, because the work happens at your building rather than at ours.

Outside the immediate Broward and Palm Beach corridor we work through established local trade partners and manage the project ourselves. You deal with one point of accountability either way — the crew on site changes, the person answering for the job does not.

For anything urgent, call(954) 807-3208 rather than using the form. We would rather look at it than quote it blind.

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