Now that people have started to travel, the long-expected reorganization in the hospitality industry has begun. Hotel brands are once again beginning to require renovations and upgrades. Properties are changing hands and ownership groups are rebranding their new and existing facilities, all while operating a business that is open 24/7, 365 days a year.

Advanced planning is the key to a smooth property renovation. While there are hundreds of factors that impact the likelihood of success, several key considerations are critical.

Success starts with the appropriate affiliation. Is the property going to maintain its existing brand relationship or will ownership choose a new brand for the property? How long maintenance and updates have been deferred will have an enormous impact on the scope of any renovation. Maintaining the existing brand usually means updating the property based on the property improvement plan, which is generally the minimum required by the brand to maintain their affiliation with the property. Depending on the brand and its standards, this could range from cosmetics to major improvements.

Changing brands can often breathe new life into a property that has degraded over time and developed a poor reputation. The new brand will generally require at minimum a substantial makeover and in some cases, a complete renovation of the entire property to meet the brand’s current design standards. Owners should understand that in some scenarios this can mean replacing existing signature design elements that are in good condition or have been recently replaced simply because they of synonymous with the previous brand flag.

Above and beyond the brand requirements, owners should assess the condition of the existing property. Does the property meet current building code requirements? The building condition and the extent of the renovation can trigger life safety requirements as well as health department and Americans with Disabilities Act updates.

Do the current amenities meet guest expectations? The property that was built in the '70s, '80s and last updated more than seven years ago most likely does not have the amenities expected by today’s traveler. Most current guest room renovations include tub-to-shower conversions and upgraded in-room electronics including USB and smart-room connectivity and room access technology. Guests are driving demand for public space upgrades including check-in technology, fitness area expansion and upgraded grab-and-go food offerings.

With limited-scope renovations, the hotel ownership and design teams need to understand how the newly renovated spaces impact the existing facilities. How much will the existing finishes need to be updated to not appear dated or worn relative to adjacent newly renovated areas? This very real consideration may influence what areas are renovated and in what order. In truly limited-scope projects, the existing design palette may drive the design of the renovation so as to minimize the discord between new and existing areas.

Among the biggest considerations in how to execute the renovation. One of the first questions to be answered: Will the facility be temporarily shut down or operate during construction? If ownership chooses to continue operations, how will the project be phased to protect guests and minimize disruption during construction?

From a design and construction standpoint, closing the hotel allows for maximum speed, ease of construction and flexibility in design. From an operations standpoint, this is the nightmare scenario. Staff leave, bookings are lost or need to be deferred, and operating income is reduced to zero or worse. As a result, most renovations are completed while the property continues to operate.

Committing to a renovation during operations requires the utmost coordination between ownership, operations, design and construction teams. What amenities will remain functional during the renovation? What services will be interrupted, outsourced or provided in temporary facilities? Guestroom renovations are often completed floor by floor or by grouping two or more adjacent floors at a time. Vertical renovations are often chosen for bathroom conversions or remodeling where access to plumbing requires taking stacked rooms out of service or where noise traveling through plumbing shafts is a concern. Floor-by-floor renovations are generally chosen where floor configuration creates difficulty in separating guests and construction personnel.

While guest rooms provide numerous renovation challenges, remodeling public and amenity spaces easily pose the biggest challenge to any operations team. Construction in public spaces is often very visible and likely to impact spaces that service a singular function. The renovation team needs to develop a phasing plan to address how the hotel functions before, during and after construction is completed. Many renovations may require multiple phases and a design that can be implemented in pieces.

Experienced ownership groups understand that successful renovation starts with planning and teamwork. Renovating any property — whether a limited-service, extended-stay hotel, or a multi-building resort complex — requires detailed planning. Completing any renovation while maintaining operations requires pairing dedicated operations and finance team members with experienced design, construction and project management teams. As with any complex task, success lies in sweating the details.

Belinda O’Kelly and David Kasprak lead O’Kelly Kasprak Architecture and Design, a nationwide design firm headquartered in Chicago, Illinois.

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