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.  Only so many bodies can fit on a floor or in a guestroom at a certain time, and developing a schedule that strikes the right balance is essential for creating the “waterfall” phenomenon – the experience of the construction trades trailing each other through each guest floor.  As the trades learn the intricacies of the building (and each other), the waterfall’s speed will increase- resulting in further project efficiencies.

Other Phasing Considerations

• Ensure two points of egress are always available (typical fire code)
• Confirm power/water requirements necessary for construction
• Review service elevator(s) to verify size/load restrictions for deliveries
• Have project personnel acknowledge hotel “house rules” and security procedures

Creating the appropriate construction phasing strategy will help ensure a successful renovation project.  If you would like additional information on TG Renovations’ customized phasing strategies, please contact: info@tynangroup.com

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