LWR Answers: The Most Common Questions Hotel Owners Have About Renovations

LWR: The main concerns we hear most often are:

• Rising renovation and FF&E costs and the need for value-engineered solutions
• Guest disruption and protecting ADR/RevPAR during construction
• PIP requirements and uncertainty about what brands will approve
• Contractor reliability and ensuring on-time delivery with proper supervision
• ROI expectations, as owners want upgrades that actually improve reviews, rates, and market position

For help choosing the right renovation partner, see our guide on choosing the right hotel renovation contractor.

LWR: Costs vary significantly depending on brand, property tier, and renovation scope. As of November 2025 industry data:

What's included:

Soft Goods Refresh:

• Carpet or LVP flooring
• Paint (walls and ceiling)
• Bedding and window treatments
• Minor fixture updates

Full Renovation:

• All soft goods plus:
• Complete FF&E replacement (furniture, fixtures, equipment)
• Bathroom renovation
• Lighting and electrical upgrades
• Technology updates (TV, Wi-Fi, charging stations)
• HVAC service or replacement
• Door hardware and locks

Industry average for mid-range full-service properties: $18,000-$28,000 per room

LWR: Every property is different, but average timelines look like this:

Typical Timeline Per Room:

Total: 10-18 days per room (sequential work)

Phased Renovation Timeline:

For a 60-room hotel:

• 3 phases of 20 rooms each
• 6-8 weeks per phase
• Total project: 18-24 weeks
• Keeps 67% of inventory operational throughout

For a 100-room hotel:

• 4 phases of 25 rooms each
• 7-9 weeks per phase
• Total project: 28-36 weeks
• Maintains 75% occupancy potential

To understand how renovation planning affects total project duration, see hotel renovation timelines in the USA.

LWR: In most cases - no, and we work specifically to help owners avoid closures.

Liberty Way Renovation uses:

• Phased renovation scheduling - renovate section by section
• Quiet-hour planning - noisy work during low-occupancy hours
• Separate contractor access routes - minimize guest interaction
• Dust and noise control systems - sealed construction zones
• "Out-of-order" inventory rotation - strategic room blocking

Result: Hotels typically maintain 70-85% of normal occupancy during phased renovations, protecting hundreds of thousands in revenue.

When full closure makes sense:

• Properties under 20-30 rooms (phasing not cost-effective)
• Major structural work (foundation, full roof replacement)
• Complete repositioning (changing brands/tiers)
• Severe safety/compliance issues

Our goal: Renovate without harming your ADR, RevPAR, or guest reviews.

LWR: Top cost-saving strategies we recommend:

1. Prioritize High-Impact Areas

• Focus on beds, bathrooms, and lighting first
• These drive guest satisfaction most directly
• Delay cosmetic lobby updates if budget is tight

2. Material Selection

• Choose commercial-grade materials (not residential)
• Select durable options that reduce long-term maintenance
• Example: LVP flooring lasts 10-15 years vs. carpet at 5-7 years

3. Standardization

• Use same FF&E package across all standard rooms
• Reduces ordering complexity and per-unit costs
• Simplifies future replacement ordering

4. Strategic Bathroom Updates

• Replace tubs with showers in select room types (saves $1,500-2,500 per room)
• Refinish existing tubs instead of replacing (saves $800-1,200)
• Update fixtures and finishes while keeping core infrastructure

5. Bulk Ordering

• Order 10% extra FF&E now for future replacement needs
• Locks in current pricing, avoids future supply chain issues
• Ensures design consistency over time

6. Energy Efficiency

• LED lighting reduces electricity 60-75%
• Low-flow fixtures cut water costs 20-30%
• Smart thermostats reduce HVAC expenses
• These upgrades pay for themselves within 2-3 years

Average savings with value engineering: 10-20% without compromising quality or brand compliance

LWR: Based on guest feedback analysis and industry research, the top drivers of positive reviews are:

1. Beds & Mattresses (Most Critical)

• Quality mattresses are the #1 factor in guest reviews
• Invest in hospitality-grade mattresses ($700-3,000)
• Replace every 5-7 years maximum
• High-thread-count sheets and quality bedding

2. Lighting Quality

• Adequate brightness for reading and working
• Multiple light sources (overhead, bedside, task)
• Dimmer controls for ambiance
• USB charging ports integrated

3. Bathroom Cleanliness & Shower Quality

• Good water pressure and temperature control
• Rain showerheads or upgraded fixtures
• Spotless grout and fixtures
• Modern finishes and adequate counter space

4. Technology & Power Access

• High-speed Wi-Fi (minimum 25 Mbps per room)
• Multiple USB charging ports (bedside, desk)
• Smart TV with streaming capability
• Adequate power outlets (8+ per room)

5. Noise Reduction / Soundproofing

• Solid core doors
• Proper insulation between rooms
• Quality HVAC with quiet operation
• Sealed windows and weather stripping

LWR: We are seeing a clear pattern: PIPs are becoming more focused on guest-impact areas such as rooms, bathrooms, lobbies, and amenities that drive reviews and revenue.

At the same time, brands appear more open to value-engineering less visible elements and, in some cases, reducing exterior requirements when costs are high. Our role is to support owners in those conversations, ensuring compliance while protecting the project budget.

LWR: Proper planning is critical for successful renovations. Based on our experience we usually recommend the folowing planning timeline:

6-12 months before start of construction - for general renovations
12-18 months, especially if brand approvals required - for branded hotels with PIPs

Planning activities:

• Property assessment and scope definition
• Budget development
• Contractor selection and bidding
• Design finalization
• FF&E sourcing and ordering
• Permit applications

Additional activities:

• Brand representative coordination
• Design package submission and approval
• Value engineering discussions
• Franchise compliance verification
• Extended lead time for approved vendors

Why start early?

• Better contractor availability and pricing
• Avoid rush fees and expedited shipping costs
• Time to negotiate with suppliers
• Flexibility to schedule around high-occupancy periods
• Reduced stress and better decision-making

Red flag: Starting planning less than 3 months before deadline typically results in 15-30% cost overruns and quality compromises.

LWR: Based on our experience across the hotel projects, the most common causes of failure are:

1. No Pilot/Model Room

• Problem: Design issues discovered after ordering FF&E for entire property
• Solution: Always complete and test one pilot room first
• Cost of mistake: $50,000-150,000 in rejected or unusable materials

2. Poor FF&E Sourcing or Shipping Delays

• Problem: Extended project timelines, rushed decisions, substitutions
• Solution: Order FF&E 3-4 months in advance from reliable suppliers
• Cost of mistake: 3-6 week delays, expedited shipping fees ($5,000-15,000)

3. Insufficient Contingency Budget

• Problem: Unexpected issues (hidden damage, code updates) halt project
• Solution: Always include 10-15% contingency in budget
• Cost of mistake: Project stops mid-stream, emergency financing needed

4. Residential Materials Instead of Commercial Grade

• Problem: Materials fail within 1-2 years, requiring expensive early replacement
• Solution: Specify commercial/hospitality-grade for everything
• Cost of mistake: $3,000-8,000 per room in premature replacements

5. Contractor Unfamiliar with Operating Hotels

• Problem: Guest disruption, poor phasing, noise complaints, negative reviews
• Solution: Choose contractors with proven hospitality experience
• Cost of mistake: Revenue loss from poor reviews, guest compensation ($10,000-50,000+)

6. Ignoring Brand Standards

• Problem: Completed work rejected by franchise, requires expensive rework
• Solution: Get brand approval before ordering or installing anything
• Cost of mistake: $20,000-100,000+ in rejected work

7. Starting Without Clear Specifications

• Problem: Inconsistency across rooms, change orders, delays
• Solution: Document every finish, color, product number before starting
• Cost of mistake: 15-25% budget overruns from changes and fixes

LWR: It's realistic to expect a few complaints during any renovation, but how you communicate makes all the difference.

Our crews operate with guest sensitivity in mind, and we provide guidance on signage and front desk scripts so guests feel informed, not blindsided. People don't love construction-yet most guests appreciate transparency and thoughtful communication.