Going to kick of #HotelTwit with a running glossary of terms. I’ll keep adding as we go, and keep pinned on my profile. If you have requests for add’l terms, just drop ‘em in the thread!
Occ:
Occupancy. The percent of room s occupied in any stated time period. Occupied Room Nights ➗ Available Room Nights
ADR:
Average Daily Rate (sometimes, just Rate). The average rate charged for occupied room nights in any stated time period. Gross Rooms Revenue ➗ Occupied Room Nights
RevPAR:
Revenue Per Available Room. The total revenue generated by all the guest rooms in the house. Gross Rooms Revenue ➗ Available Room Nights
Available Room Nights:
number of room nights available to be rented over a period of time. Ex: a 200 key hotel has 200 available rooms per night, and 73,000 per year
Occupied Room Night:
One room occupied for one night. A 200 room hotel that is 75% occupied on a given night will have had 150 Occupied Room Nights. 75% for the year would be 54,750 Occupied Room Nights
GRR:
Gross Rooms Revenue. Total revenue generated from the rental of rooms at the hotel
GOR:
Gross Operating Revenue. Total revenue generated from the operations of the hotel. Includes things like F&B, parking, concessions, etc…
GOP:
Gross Operating Profit. Gross Rooms Revenue less Departmental Expenses (e.g., Rooms, F&B) and Undistributed Expenses (e.g., Admin & General, Sales & Marketing, Utilities)
NOI:
Net Operating Income. In short, EBITDA less Replacement Reserve
Replacement Reserve:
An amount set aside annually (usually 4% of GOR) to fund replacements of FF&E and renovation work. Amount generally driven by brand and lender
FF&E:
Furniture, Fixtures, and Equipment. Think desks, arm chairs, bed frames, etc.
OS&E:
Operating Supplies & Equipment. Think cleaning supplies, guest supplies (e.g., toilet paper), and even some longer-term consumables (e.g., TVs, mattresses) as well as operating equipment
POR:
Per Occupied Room. A ratio whereby a revenue or expense line item is divided by the Occupied Room Nights for its period. Typically done to interrogate expenses seen as variable (changing with Occ)
PAR:
Per Available Room. A ratio whereby a revenue or expense line item is divided by the number of rooms in the hotel. Typically done to interrogate expenses seen as fixed (changing based on the size of the hotel, not Occ)
PSF:
Per Square Foot. A ratio whereby a revenue or expense line item is divided by the number of square feet it is affected by. Typically done for things like event revenue from meeting space, to help normalize and compare across hotels
STR:
STR, a CoStar owned company. Used to stand for Smith Travel Research. STR compiles, consolidates, anonymizes, and reports on hotel performance data. Couldn’t do my job (easily) w/o ‘em.
The local direct competitors to the hotel being analyzed. If the Comp Set meets STR’s definitions to enable anonymization of data, you can buy a Trend Report showing long term historical performance & set up an ESTAR report for monthly ongoing comparison
Segmentation:
Classification of rooms revenue based on the type of reservation. E.g., a corporate meeting of 50 people for 2 nights would be 100 nights in the Corporate Group segment. No clear industry-wide definition of each segment, but general consistency
Channel:
Classification of rooms revenue based on the source of reservation. E.g., a reservation booked direct online is classified in the Web Internal Channel. No clear industry-wide definition of each channel, but general consistency
FTE:
Full Time Equivalent. Essentially, 2,080 hours per year of labor. Helps to calculate how many full and part time employees you need in order to staff a certain number of shifts
OTA:
Online Travel Agency. Think Expedia, Booking, etc. OTA is a Channel
Next up in the #HotelTwit series is an intro to the P+L!
Every operating co has their own format, so I’ll show you a representative example (with no #s) and also an example of how I like to look at it (with fake #s)
Going to focus today on the Summary, and will get into departmental levels in the future
Meet the summary P+L! This shows - on the left side - the monthly performance for the month run, against both budget and prior year - and on the right side - the YTD version of the same!
Going to walk you all through my back-of-napkin on a currently listed property, thanks to our friend @moseskagan!
The Property: A 27-room motor lodge in LA’s Thai Town listed for sale for a whopping $11.28MM ($418K per key). The Harvard House Hotel at 5251 Hollywood Blvd.
My Process: (a) look at the site on our friend Google (Maps, StreetView, Earth); (b) look at pictures of the property (LoopNet, the publicly-available OM, the website, Google, etc.); (c) SWAG a renovation budget; (d) add renovation budget to purchase price to get all-in basis;…
…(e) determine a targeted stabilized yield; (f) extrapolate a required revenue; (g) see if that’s achievable.
Let’s dive in.
First the site: good visibility corner, pretty residential neighborhood, proximate to a medical center. I don’t know much about Thai Town but seems nice
We generally invest from discretionary funds but will occasionally pitch others on our deals; institutional capital partners as LPs or institutional owners for us to act as a 3rd party operator (lenders are a whole other ballgame).
These are the deals in which I learn the most.
Pitching outsiders means I must convince two separate groups, each discerning in their own way, that the business plan is solid, risks boxed in, and upside available (if not likely).
Convincing our internal team – investments, operations, revenue, finance, legal – typically involves a longer-term consensus building effort around a deal, and an iterative process of building a business plan and getting buy-in discipline-by-discipline.
Next up in the @somehotelguy series on new development… Facilities Programming!! As always, stream of consciousness (a.k.a., long).
Here we’ll talk about an incredibly iterative process – how you figure out just what you should build when you’re looking at a hotel site.
I’ll do this from my perspective as an investments guy, but CRITICAL to the actual success of this process: involve someone with deep zoning knowledge, someone with deep HOTEL architecture knowledge, and someone with deep operating knowledge.
Ideally, all four of you know the market well also (or at least reasonably well).
Before we start on planning the physical facilities, we need to get our heads around a few things: (a) how much (roughly) can I build on this site?
It’s @somehotelguy’s first New Development thread, “On Guestrooms and Guestroom Bathrooms”:
First an apology – I don’t have a library of floorplans I can post from like @bobbyfijan, so this won’t be anywhere near as informative or cool as his threads.
Second caveat – for most suburban limited or select service hotels, you’ll just build whatever plans the brand hands you, adjusted slightly for site conditions. This thread does not apply to those hotels. Third caveat – I’m all over the place here, sorry!
When you’re building an independent, or even non-prototypical, hotel, you’ll have a ton of decisions you need to make about layouts, floor-planning, furniture, materials, etc.