What we renovate · Pool Deck & Exterior
Closing the Reason People Booked
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.
Key count, the scope you are facing, and your occupancy pattern. Those three tell us whether the program is achievable.
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
Guests booked a resort, not a building site
A guest who booked a beachfront resort and arrives to a closed pool has a legitimate complaint, and it appears in reviews for months. Pool deck work has to happen in the lowest season available, be communicated at booking, and finish on the date promised — because the reopening date is one people have planned around.
The reputational exposure is asymmetric. A guest who booked knowing the pool was closed and received a rate reflecting it is generally content. A guest who arrives to discover it is a review that stays visible for months, and it is read by everybody considering the hotel afterwards.
What the work involves
- Deck waterproofing, and the structure underneath it.
- Pool shell, plant and circulation, if included.
- Salt air exposure on every fixing, rail and fitting.
- Season, which decides when it can happen at all.
- Guest communication before booking, not on arrival.
What is usually under a failed deck
A pool deck sits over structure, frequently over parking or back of house. When the waterproofing fails, water reaches the slab and the reinforcement in it, and the damage develops for years before anything appears on the surface above.
That is why the ceiling below is the honest indicator, and why a deck project scoped from the surface alone routinely turns into a structural repair once the finish comes off.
How we handle it
- 01Program into the lowest occupancy window available.
- 02Repair structure before waterproofing, never the reverse.
- 03Specify fixings and fittings for a coastal environment.
- 04Phase where partial pool access can be maintained.
- 05Finish on the reopening date, because bookings depend on it.
Tell guests at the point of booking, not at check-in. A guest who knew the pool was closed and booked anyway is a guest with a discount and no complaint; one who discovers it on arrival is a review that outlasts the renovation.
Said plainly
Where we stop
If the deck waterproofing has failed, the structure below it has likely been affected and we will not waterproof over it. That may extend the closure and it is the difference between fixing it and doing it again.
FAQ
Common questions
- When should pool work happen?
- The lowest occupancy window. In Florida that is predictable and worth planning around.
- Should we tell guests?
- At booking, not at check-in. That single difference decides whether it becomes a review.
- Can the pool stay partly open?
- Sometimes, in phases. It depends on the scope and the deck layout.
- Why might the closure extend?
- Failed deck waterproofing usually means structural damage below, which is repaired first.
The reality
The Property Improvement Plan
hotel PIP property improvement plan brand cost
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Displaced Revenue
hotel renovation displaced rooms revenue loss
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Florida Seasonality
florida hotel renovation season timing shoulder
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Cost Per Key
hotel renovation cost per key benchmark
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The Reopening Date
hotel renovation reopening date bookings
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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.