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 Instead of noticing the new vanity or light fixture, your attention is fixed on the original, outdated tile surrounding the tub and on the floor.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hotels, you have probably had the unpleasant experience of being woken up by the clattering and humming of an outdated “through-the-wall” air conditioning unit.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…)
Our clients are always looking for ways to reduce operating costs and since one of the biggest expense items is electricity, we are always looking for energy saving ideas with quick payback periods that help the bottom-line.
Lighting occupancy sensors are the latest and greatest energy-saving technologies to incorporate into hotel renovations. Detecting activity in an area, lighting occupancy sensors turn lights on and off automatically.
Auto-Sensing Remote “Jack Packs” Enable Guests to Stay Connected
You know the dilemma and experience it every time you walk into a hotel room. Whether it be your laptop, ipod, or cell phone charger, you have too much gear and no easy way to plug it all in.
Since the evolution of the “Web 2.0″ era, our clients and project teams have struggled to identify products that facilitate guests’ 24/7 demand for interactive information sharing, digital entertainment, and connectivity. The rise in popularity of social networking sites, video-sharing sites, and blogs has challenged hotels to provide their guests with a variety of multi-media options. In addition to in-room flat-panel TVs and high-speed internet access (HSIA), now standard for many brands, our clients have searched for a convenient solution that enables guests to connect and operate multiple electronic devices through the TV.
On recent projects, we have discovered a great product from LG Electronics- the Jack Pack. Offering a multi-media interface to the in-room TV for hotel guests, the Jack Pack provides:
Wide range of A/V inputs- allows for use with external devices, such as laptop PC’s, DVD/CD players, MP3 players, video game consoles, camcorders, etc.
Auto-sensing remote- enables the Jack Pack to be conveniently located for guest use, typically integrated into the TV armoire or desk.
Remote function- eliminates the need for the guest to reach around the TV in search of the correct input, a liability for hotels.
Versatile power outlets- provide more room to plug in electronics.
LG Jackpack
Although Jack Pack models vary, most are manufactured to be integrated into the design of FF&E casegoods, and costs can be mitigated if the Jack Pack specification is included in the shop drawing process. Project teams should keep in mind that the location of the Jack Pack needs to be well thought out to eliminate any impact on the function of the casegood.
Experience this product installed in the guestrooms of our recently renovated Parc 55 Hotel in San Francisco. Integration of auto-sensing remote Jack Packs might be a valuable option for your next renovation or repositioning project.
A Simple Tip That Can Save Construction Costs and Operational Headaches on Your Next Renovation
When Alex Hill, Vice President of Montage Resorts & Hotels, walks into a model room review, the first thing he does is purposefully scuff his black loafers against the base board. Everyone in the room gasps out of disbelieve that the perfect guest room has been marred. “This is going to be problem. Luggage carts and vacuum cleaners will likely be hitting this multiple times a day,” he lectures.
For years, our project teams and design partners have struggled with the problem of aesthetics and functionality in this little thought of detail. Historically, durable base board options have been limited to a straight rubber or carpet seamed base that came with the perception of lower quality. The preferred solution was typically a wooden base that delivered great profiles, but at a high price. And, the scuffing problem remained unresolved.
On recent projects, we have found a great compromise with the Johnsonite wall base. The product is manufactured from rubber (thermoplastic rubber formulation) but comes in seventeen varying profiles so it looks like wood. The colors (available in a large palette) are integral, thus the maintenance is minimal and scuffs either don’t show or can be readily cleaned off. Mitered ends also look great – just like wood. Samples are available online on the Johnsonite website:www.johnsonite.swatchbox.com.
Because there is no priming, sanding, painting, nail hole filling or knots associated with the product, eliminating the involvement of carpenters and painters, installation of Johnsonite wall base typically yields a net savings to the project. And, long term maintenance and replacement costs are also reduced. (more…)
In virtually every hotel and resort property throughout the country, bathroom space is always at a premium. Owners, operators and designers are always trying to get more options and area from the same bathroom footprint. Implementing wall hung toilets can be a winning option for some hotel renovation projects and provide substantial advantages.
According to Brian Nystuen, Senior Vice President of TynanGroup, Inc., “In most cases, major renovations where substantial wall and ceiling work is already being done in bathrooms makes the installation of wall hung toilets most cost-effective. This generally mitigates the extra labor that can be required to cap old waste pipes and install the in-wall carriers and tanks that are required for wall hung toilet fixtures.”
In-Wall View of Wall Hung Toilet
The unit material cost for wall hung carriers and bowls can range between $350 for basic models to more than $900 for high end designer bowl options. The labor cost to install wall hung vs. conventional toilets is similar for new construction applications. However, labor costs to install wall hung toilets in place of conventional models in renovations may be typically higher and are dependent on site specific variables.
When renovation project requirements allow for the economical installation of wall hung toilets, several benefits can be realized. Not the least of which is improved guest perception. Installation of wall hung toilets typically add an additional square foot of floor space – and, just as importantly, create the visual perception of substantially more space in the same bathroom footprint.
Lessons Learned From The Field
Alex Stanford, Director of Renovations, knows first-hand how wall hung toilets can help in the total transformation of bathrooms. “Particularly in tight bathroom layouts, the installation of wall hung toilets can really make a difference. They allow for more design options while also creating the appearance of more useable space for guests. Wall hung toilets played a major role in improving the bathrooms at the Millenium Knickerbocker Hotel in Chicago. Gibson/Darr Architecture and Consulting did a great job identifying and specing this product on our Knickerbocker renovation project. It was the perfect solution for some very tight configurations.” (more…)
