Hotels spend millions of dollars waterproofing the exteriors and roofs of their buildings. With the exception of guestroom bathrooms and public restrooms, one problem that does not get as much attention as it should is the need to waterproof the back-of-house interior areas of the hotel. It does however, get attention when water has infiltrated areas of the building that it shouldn’t.
There are numerous causes of water infiltration generating from inside the building and usually from normal back-of-house activities. These activities can range from simple things such as the use of a hose to clean the loading dock or carts in the cart wash area, to warewashing overspray, ice machine dispensing mishaps, and excessive use of liquids in cleaning BOH areas. Even after all the initial money and effort invested to install FRP, cement board or tile, or expensive flashing systems, the water still seems to find its way through joints and starts to damage the interior of the hotel. Not to mention, water inside a hotel building leads to other costly environmental issues.
A product that TynanGroup has had success with is the use of sprayed on polyurethane coatings. Once used only to protect truck beds, these coatings have evolved technically into a two-component, 100% solids application (no VOCs or solvents), that can be spray applied from as thin as 1/16 of an inch or built up to an unlimited thickness. Due to its seamless application, its flexibility for any movement/expansion, the fact that this material bonds to almost any surface, and its relative inexpensiveness when compared to other water resistant systems, it makes for a great option in these water prone interior areas. Once in place and cured, polyurethane coatings are almost indestructible, and can be used on floors, walls, and if required, ceilings. If some major mishap occurs that actually cuts the polyurethane coating, they can be easily patched at minimal costs.
When using sprayed on polyurethane coatings in food service areas, do your research to ensure that the specific manufacturer/sprayed-on product meets the Food and Drug regulations for a coating having incidental food contact, along with gaining approval from your local health department. (more…)
In the present economy, potential property owners are requesting property assessments and existing owners are looking at capital improvements and renovations that will enhance their product. One reoccurring theme coming from engineering staff members (and contract maintenance) is that many elevator machine rooms housing equipment for hydraulic elevators are not cooling to levels that allow the equipment to function properly. Some may just stress the equipment, shortening the lifespan, while in some cases, heavily used elevators simply shut down until operating temperatures return.
In several cases, mechanical consultants have been engaged to increase conditioned air into the space. This can include mechanical contractors, electrical contractors and elevator companies to install additionally designed equipment. Several “fixes” have been reviewed, after the fact, to have run upwards of $50,000 per room.
One solution for future installations requires the elevator consultant and architect to provide (at least as an alternate), a water-cooled oil heat exchanger. This “tube” runs chilled water from the hotel plant, through a series of coils and very effectively cool the hydraulic oil used by the elevator equipment. The second portion of this option requires the mechanical consultant and architect to provide a chilled water supply and return to the elevator machine room. If this minimum installation is made, the actual heat exchanger can be an easily added option if oil temperatures cannot be maintained.
At a minimum, this solution would extend the life cycle of the equipment. This would also prevent the dilemma of people unable to use an elevator that has shut down and would likewise prevent an expensive remodel under duress.
Not too long ago, the extent of a hotel’s technology was the PBX (the telephone switch). Today, the list of acronyms and complex systems would intimidate even NASA; point of sale (POS), property management system (PMS), key card, Wi-Fi, accounting software, PC network, etc. Now we have the check-in kiosk, a technology that has modernized and simplified the check-in process.
Busy and tired guests don’t want to stand in long reception lines and they are accustomed to check-in technologies at airports. Bringing this technology to hotels gives guests the option of a quick check-in without the hassle of waiting. This way, they can slide their card, get their key, and go to bed.
Over the past two years, the kiosk has become a standard for major operators. In theory, operations has less man-power at the front desk, and the kiosk can improve the bottom line and have a quick payback. Guests may have a better experience if they can check-in faster, the technology works and they don’t feel the hotel service has degraded to robotics.
Sheraton Phoenix Kiosk
Sheraton Phoenix Reception Area- Open for Easy Attendance to Guests
Many of our clients are looking closely at their guests’ preferences and in turn, are installing showers in lieu of tubs. Studies show that most hotel guests use tubs for showering and less than 2% actually use tubs for baths. This reflects that few, if any, baths are drawn these days. Showers provide an advantage over tubs by:
Delivering a more upscale look
Giving back some square feet into an already small space
Providing more lighting by having a glass door instead of a shower curtain
Offering more design options
Getting rid of the awkward and moldy shower curtain
Indeed, we Americans tend to be in a hurry everywhere we go and quick showers accommodate our fast-paced schedules. We are also aging and showers are a safer option because they eliminate the dangerous, giant slippery step over the porcelain cofferdam. Many of us are also germaphobes and would rather not dive into a fungal abyss. Therefore, today, a shower makes a lot of sense when considering a renovation or a ground up, new-build.
Parc 55 Hotel Bathroom
However, we caution our clients that showers are not necessarily cost saving and have other repercussions, including: (more…)
Today, with engineered hard wood flooring, carpet is no longer the only option for the guestroom. The property receives a giant “wow” effect and the perceived increase in quality can bring higher ADR’s and a more residential feel to the homesick traveler.
Canary Hotel Guestroom
Installation speed and thus, significantly less labor, makes this a viable option. At less than $10 ft2 installed, hard wood floors are twice as much as carpet, but may be worth it for that upscale look. As always in renovations, there are other factors to consider:
Area rugs will be necessary. Make sure you consider this in your evaluation.
Furniture will need to have appropriate glides in order to prevent scratches to the flooring.
Overage will be necessary for materials (allow 10%).
Matching wood base is typically more expensive than traditional guestroom base.
Sound transmission to the guestrooms below can be an issue. Make sure you test this in your model room with high heels. If this is a problem, the solution is a cork or nylon underlayment.
Make sure your sub-straight is level. If not the wood floor will “bow”. This may not be noticeable with carpet, but with wood your guest will trampoline to bed. The solution is a cementitious self leveling application prior to wood floor installation.
Remember transition strips to accommodate flooring thickness differences to other types of flooring at the vestibule, corridor and bathroom.
Keep some attic stock for at least 5% of the project just in case you need to repair guestrooms in the future.
Durability for engineered wood floors is an issue as the number of times they can be refinished is limited. However, as compared to carpet, the long term payback should be considered. In other words, the flooring can last 10 – 15 years compared to carpet’s 3 – 5 years.
To see some great guestroom wood floor installations, visit the Canary Hotel in Santa Barbara and the St. Regis Aspen in Colorado- both TynanGroup, Inc. projects.
Our clients renovate their commercial kitchens for a variety of reasons. Some renovate because the existing equipment is antiquated and rundown. Many renovate because the design and existing equipment do not meet current needs. Others renovate simply because they want to change the restaurant concept.
Commercial kitchen renovations can be complicated, and in the past, many clients focused on menu selection, design direction, budget and renovation schedule. A growing number of clients are also now focusing on operating costs, energy and water consumption and the amount of waste generated. The component of the renovation which has the largest impact on these concerns is the kitchen equipment selection. Carefully selecting more efficient kitchen equipment will reduce water, gas, electrical and sewer consumption, which in turn can reduce operating costs.
The Energy Star program provides designers, operators and owners with the tools to select more efficient commercial kitchen equipment. The Energy Star program is a partnership between the US Department of Energy and the US Environmental Protection Agency, which promotes energy efficient practices and products. The use of Energy Star products also allows for potential tax deductions for commercial buildings. More information about tax benefits can be found at: www.energystar.gov
To become Energy Star labeled, a manufacturer’s product must meet specific eligibility criteria and efficiency requirements as outlined by the Energy Star program. The Energy Star program currently labels qualified products for the following categories of commercial kitchen equipment:
Ice Makers
Dishwashers
Refrigerators
Freezers
Steam Cookers
Fryers
Griddles
Ovens
Hot Food Cabinets
Not all products by a manufacturer who produces hot food cabinets, for example, meet Energy Star requirements. For instance, Hatco Corporation manufacturers a one door hot food cabinet model which is Energy Star labeled. The same model with two doors, by Hatco Corporation, is not Energy Star labeled. (more…)
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…)
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…)
As a hotel guest, you have likely experienced frustration over a swinging bathroom door that requires gymnastic maneuvers to get in and out of an already tight space. The use of a shower, toilet or sink ends up requiring multiple openings and closings, making you feel like it’s time for another shower.
Enhancing the guests’ bathroom experience is a common goal shared by many of the owners and operators of our renovation projects. As highlighted at last week’s HD Boutique Exposition & Conference in Miami Beach (attended by TynanGroup), interior designers are increasingly specifying wall sliding doors to serve as the entrance feature for the modern bathroom experience. In addition to their aesthetic qualities, wall sliding doors offer many design advantages over typical swing-style doors, including increased freedom with bathroom fixture layouts.
TynanGroup has used both sliding pocket doors and sliding wall door applications. (more…)
