Determining The Right Approach For Your Next Project

Our clients generally have two universal goals for their renovation projects: maximize available rooms during the construction period (to maintain sources of revenue) and increase project efficiency while staying under budget and on schedule.  We have had success meeting these objectives by developing customized construction and FF&E installation phasing strategies for each of our renovation projects.  Although each phasing approach is uniquely tailored to the individual project, there are general variables that can be investigated to determine the right phasing strategy for your next renovation.

Building Layout: Horizontal or Vertical Approach

Determining the best orientation (horizontal or vertical) for construction is the first step in developing your phasing strategy.  Typically, a horizontal or floor-by-floor approach is the most efficient for both the hotel and contractor, since guest-occupied floors are completely isolated from floors under construction.  However, in some high rise or older buildings with out-dated MEP systems, shut-off valves often do not correspond to floors, but rather to riser stacks.  In these cases, a vertical or room-stack approach should be considered, but it is also a good idea to investigate installing new shut-off valves that enable floors to be isolated.  We have found that the cost for new shut valves is negated by the efficiencies gained by the floor-by-floor approach. In this case, the renovation will be limited to fewer floors at a time; plus, your building engineer will be grateful.

Creating the “Waterfall” Phenomenon

Once you have settled on the orientation for the project, work with your contractor to determine the number of floors that enables the contractor to perform at peak efficiency.  (more…)

Efficient Technique for Upgrading Bathroom Tile

As a frequent traveler, you have likely encountered the following scenario when entering a recently renovated hotel room: you are impressed with the new modern furnishings, carpet, wall covering, and technology in the main sleeping area of the room, but feel as though you have entered a time-warp when exploring the bathroom.  Instead of noticing the new vanity or light fixture, your attention is fixed on the original, outdated tile surrounding the tub and on the floor.

Many renovation projects exclude replacing bathroom tile due to the associated costs and guest disruption.  The lengthy process of removing the existing tile – a noisy endeavor that can reverberate to occupied guest floors – water-proofing, setting new tile, grouting, and sealing often results in extended construction schedules and irritated hotel guests.

However, tile overlays – also known as tile-over-tile – can provide owners and operators with an efficient, economical means for upgrading bathroom tile.  Although tile overlays require setting new tile, grouting, and sealing, this technique eliminates the disruption and cost associated with demolishing the original tile.  Instead, the old tile is “scuffed,” a process that allows the new tile to adhere to the original. (more…)

HVAC Upgrades Bring Air Conditioning to the 21st Century

If you have ever stayed in mid-segment hotels, you have probably had the unpleasant experience of being woken up by the clattering and humming of an outdated “through-the-wall” air conditioning unit.  Trying to figure out the location and operation of the air conditioning controls at 2 AM just adds to a guest’s unpleasant experience.

With today’s innovative and efficient PTAC units (Packaged Terminal Air Conditioning units) and self-contained split systems, HVAC upgrades to guestrooms during renovations and conversions are much simpler, less expensive, and will bring the guest’s heating and air-conditioning experience back into the 21st century.

Today’s PTAC units and self contained “split systems” incorporate numerous features that rival much more expensive guestroom fan coil unit systems, including remote digital thermostats, self-contained humidity control, air purification features, central control capabilities, internal condensate removal system (eliminates the need for condensate lines or drains), lifetime filters, and temperature limiting.  One manufacturer has even found a way to mask the guestroom diffuser as artwork.

PTAC Amana

And more importantly, from a guest’s perspective, today’s latest generation of PTAC and split systems are light years ahead of the noisy 20th century units. They are extremely quiet, with sound baffling, quiet and efficient motors, and don’t have the loud humming every time the condenser kicks in. You would be hard pressed to tell the noise difference between a PTAC unit and a top line fan coil unit. (more…)