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Nowadays you receive the pleasures of needing to outsource professional solutions wherever your essays are associated. We’re perhaps not encouraging you to truly distribute our essays as your own personal own. All of us know exactly the greatest means to allow you to compose your custom essays. You may check how competent these writers by just critiquing our entirely free documents, entirely free article reports, absolutely free publication essays, totally free analysis documents, free of charge outline documents, entirely free essay term papers shown within our article composing website. Read the rest of this entry »

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The vast majority of time, you’re going to be writing documents on a lone matter. Web is of outstanding aid to pupils or Graduates who wish to create a great composition and build their standards. Our expert essay writing firm has the ability to satisfy our client deadlines. If you prefer to purchase custom made essay, affordable customized essay and customized essay to purchase on line, you should do not wait to speak to us, for our Spanish customized article Writng Business is famed for its devotion and commitment in satisfying our client’s necessities. Read the rest of this entry »

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The vast majority of time, you’re going to be writing documents on a lone matter. Web is of outstanding aid to pupils or Graduates who wish to create a great composition and build their standards. Our expert essay writing firm has the ability to satisfy our client deadlines. If you prefer to purchase custom made essay, affordable customized essay and customized essay to purchase on line, you should do not wait to speak to us, for our Spanish customized article Writng Business is famed for its devotion and commitment in satisfying our client’s necessities. Read the rest of this entry »

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Evaluating Information Places wherever you discover info on your research-paper, you need to employ your very own essential analysis to pick be it superior, worthwhile info that will be associated with your topic.

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Five Tips for Hotel Refurbishment that will make FF&E last longer

Durable Hotel Design: Five Tips on Hotel FF&E That Will Last Longer

 

In difficult economic times, especially in this current downturn that hotel owners find themselves in, investing much needed cash or securing financing for Furniture, Fixtures & Equipment (“FF&E”) refurbishments becomes a sensitive topic. Hotel brands require owners to follow brand standards and comply with often strict property improvement plans and timelines. The guest as well has high expectations and often seeks to get more and pay less. This puts a lot of pressure on owners and it becomes critical to make the right decisions for the operation in regard to renovations. It is a fine line between guest expectations and the operation’s balance sheet. In the end you cannot put off a renovation, but you can make smart decisions in regard to value for your money, or in other words, return on investment. Durable design or longer lasting FF&E is not necessarily a question of good or bad times. It is always an important factor that should be on an owner’s mind when considering renovations.

 

During healthy economic times and with higher hotel occupancies, newly installed FF&E needs to be able to withstand more use and abuse. Owners have to consider the opportunity cost of taking rooms out of their inventory as well as longer, and often unreliable, manufacturers’ lead times. During times when manufacturers’ production capacities are maximized, cost of product to the buyer goes up and it would not be unusual to see quality going down just because corners are being cut, or quality control processes are not strictly followed in order to meet the increased demand.

 

A recession such as the one we currently find ourselves in should be considered an opportunity to upgrade a hospitality asset. If there only wasn’t the pressure on maintaining a positive cash flow and/or obtaining financing. With the hotel operation being less busy, it is easier to take rooms out of order and in a very competitive manufacturing world, production lead times decrease and the value that can be expected for goods purchased should be much greater.

 

Obviously, in times like the current times, for most hotel owners it is not realistic and not in their best interest to tie-up much of the urgently needed cash reserves and invest into new FF&E. It therefore becomes important to prioritize and spend money wisely with long-term value in mind. Following are some thoughts and ideas as to what you can do to extend the life of your hotel FF&E:

  1. If not already implemented, follow a strict FF&E maintenance program. With lower occupancies, take advantage of taking rooms out of order for a couple of days and have them undergo regular deep cleanings. Repair case-goods and seating rather than replace them. Following a strict maintenance routine can extend the life-cycle of case-goods by several years. The same applies to fabrics; wash and dry clean them on a regular basis. Consider opportunities for achieving energy/water efficiencies by using the appropriate light bulbs (ideally fluorescent if applicable) and install low flow shower-heads for example. Take advantage of your manufacturers’ or distributors’ resources. Most of them will be happy to come in and train your staff on proper maintenance. In the end, it is in their best interest to have their goods look beautiful.

 

2. Evaluate which improvements can create a “wow” factor and at the same time are cost efficient and durable. For example, consider bamboo or Lyptus(R) flooring – these are rapidly renewable materials; they are sustainable, attractive, durable and affordable. Look at stone for heavy foot traffic areas. If carpet has to be replaced, think about product made of wool or branded nylon and select a simple and neutral design. On first thought it might be more expensive, but suppliers are willing to negotiate during difficult times. The initial higher cost will provide you with a product that looks and feels better and has an extended life span.

 

3. If you do not have the budget to replace case-goods, refurbish them. Experienced Hotel refurbishment companies are happy to assist in this process.  If surfaces are worn out or damaged, protect them with either glass tops or take advantage of affordable granite which always looks good, is easy to maintain, as well as long lasting. If you can replace case-goods, explore different materials such as rice husks and resin composites instead of plywood or MDF for structures. It could also help with LEED(R) Certification if that is a concern or of interest.

4. Should you be in a position to replace FF&E, take advantage of the competitive environment and buy quality at lower cost. It is no secret that quality goods will last longer. Work with suppliers and do your best to “bundle” manufacturers and sources per product category. Make it your and the manufacturer’s goal to find ways to increase durability and life-cycle, but decrease cost. Prioritize your investment in areas where the guest will notice it the most and/or where higher traffic patterns require it. As an example, use hand tufted rugs in sight-line areas and Axminster carpet in sections that walk off directly to the outside and/or food and beverage areas. Try to cut construction/installation costs as it relates to FF&E. Use embossed over smooth wall-coverings; it requires less preparation work by the contractor when re-installing and creates more streamlined and shorter installation schedule. Furthermore, consider decorative reading lamps rather than investing in architectural lighting for reading purposes. Most importantly, make sure you understand upcoming hotel brand requirements. You do not want to invest in new bed or television sets only to find out that the brand will require you to invest in a new specification within a three-year time-frame.

 

5. Be practical. Use the proper materials and try to be timeless and not too trendy. In regard to fabrics, use vinyls, polyester blends, Crypton(R) finished and high double rubs – they sustain spills, are less expensive and more durable. Select subtle patterns. Stay away from light colored materials for longer potential lifespan. Go for classically designed pieces as opposed to trendy designs that will be in style longer and could apply to multiple brands. They can also be re-upholstered with new fabrics for an update. Instead of replacing entire light fixtures, replace lamp shades only. Think about how pieces interact with their surroundings. For example, take a desk chair and the desk. Assuming the desk is wood, and the desk chair has arms, simply considering the materiality of the arms can have a significant impact on the durability of both items. A hard surface material on the arm rest, which may not even be at the appropriate height level, will damage the desk and damage the chair with each impact. Evaluate if items that can be reused. For example, unsightly glass panels recovered with a hand-painted style mural wall-covering could be turned into a creative way finding/signage system for the guest.

 

 

The thoughts outlined above are just a few ideas as it relates to extending the potential lifespan of your hotel FF&E whether it is in regard to your existing furnishings that suddenly cannot be replaced this year as originally planned, or your new FF&E that will have to remain a couple of years longer in order to achieve the desired return on investment. For the most part, it comes down to understanding your operation, being practical and most importantly, taking care of your investment by regularly following basic but strict maintenance schedules. Experienced Hotel Fit out companies will guide you on the schedules, and greatly simplify the refurbishment process.

Hotel Bedroom Solutions latest project gets rave reviews.

Xenia ReceptionXenia Hotel  London continues to get rave reviews. It was London’s most liked hotel on Trip advisor for most of 2013. This formerly shabby back packer hotel has been utterly transformed. Its outside has been restored to its previous Victorian Grandeur. The vibe inside the Xenia is thoroughly modern. Vivienne Westwood tapestries hang on the walls, giant vaselike artworks compete for attention with the sparkling reception desk and hyper-padded chairs that dazzle with the illusion of snakeskin.

More subdued than the lobby, the rooms are light and airy. Tech smarts are shown in the free Wi-Fi, multinational plug sockets, air con that switches off if you open the window and a bedside Samsung tablet loaded with information about the hotel and the area. Black-and-white London photography on the walls, pillows from Harrod’s and plush towels elevate above the generic.

Hotel Bedroom Solutions were delighted to be involved in the project, from Design to completion. All of the bedroom furniture/ Customised joinery and most of the specialist finishes were supplied by and installed by ourselves.

We wish them well for 2014.

Read more:

http://www.expedia.com.au/London-Hotels-Hotel-Xenia-London.h5453489.Hotel-Information


http://www.thenational.ae/lifestyle/travel/hotel-insider-hotel-xenia-london-uk

How to Keep Hotel Renovation under budget

Rejuvenation of your hotel, whether it be new carpets and curtains in guest rooms or an upgrade in the ambience and functionality of the common areas, goes a long way towards protecting your assets as well as maintaining superior guest services. However, to achieve or exceed your long term ROI goals, it is crucial that hotel renovation costs stay in line with your budget. It is very easy for even the smallest project to get out of control and create a “money pit” of unexpected expenses, cost overruns, labor issues and inconvenient delays.

 

There are many twists and turns that can occur during a hotel renovation that can strain your patience and assault your project budget. Fortunately, there are tried and true practices that will help you navigate the minefield and complete your project on time and on budget. The key factors to keep in mind when planning your renovation are:

•Choose an experienced project manager

•Create a detailed scope of work

•Assess cost estimates and timelines

•Document the budget

•Hire the appropriate Hotel fit out contractors.

•Manage the process If care is taken to properly address all of these areas, your renovation project should go off smoothly with minimal disruption to your operations and your guests.

 

Engage the Right Project Manager

The project manager is key to success and should possess a number of skills …. time management , attention to detail, ability to develop a work schedule, set goals, create/implement actions plans, monitor progress towards goals, and make clear, timely decisions. He or she is the project maestro, organizer and traffic cop and needs to fully understand every component of the Hotel refurbishment project. If there are multiple fit out contractors involved, the project manager is the one who will ensure that each contractor has fulfilled their part of the project as expected and be sure that the next contractor is ready to go. If your Hotel renovation project involves plumbers, drywallers, painters and carpet layers, for example, there is an orderly progression of work that needs to be completed before the next stage can begin. It only takes one fit out contractor to muck up the schedule – perhaps they can’t start when expected, they may be having labor issues, or encounter other unexpected problems. Any of these problems can contribute to project delays and cost overruns.

 

Who should manage the project? For larger projects involving multiple contractors, it often makes most sense to hire a construction firm and use their experienced supervisor to manage the project and oversee the various stages and subcontractors involved. They should have the expertise and understanding to keep the project on track, from both a timeline and cost perspective. For smaller projects, it might make sense for the hotel general manager to oversee the project, but only if they have had some experience dealing with contractors. And it is important to understand if your general manager truly has the time, skills and inclination to manage a project as well as perform their daily management tasks. If not, your project may be at great risk.

Create a Detailed Scope of Work

The project manager needs to precisely determine the scope of work to be performed, the length of time required to complete the project, and create a plan to execute the project without major disruptions to guests. At this time, it may be determined that it will be necessary to close the hotel during the renovation for a period of time or map out a plan where only a certain number of rooms are renovated at a time, enabling revenue to be generated during the process. Either way, detailed requirements and specifications for each phase of the project should be identified and documented.

Choosing the Right Contractors

Once you have an accurate assessment of the project and have created a detailed scope of work, it’s time to go out to bid.

You should obtain at least three proposals. Keep in mind that while you will be attracted to the lowest bid, you may not be satisfied with the lowest bidder. Each bidder should have a long list of references and they should be diligently checked. Understand who will be doing the work – the construction company or their subcontractors – and be sure that they have actually performed this type of work. It is not uncommon for a general contractor to submit a bid on a project without having their own internal experience, then hire a subcontractor with expertise in that specific area once the bid has been accepted. It is imperative you know that everyone working on your project is reputable and trustworthy and that they are licensed and insured.

Your contractors should also have experience in dealing with building inspectors and other building officials and be capable of pulling the appropriate permits.

And, ask your colleagues for referrals. If you know other hotel owners in the area or attend business meetings with your colleagues, ask them if they have had any personal experience with a contractor or have recommendations. Often times they will be your best source of information to assess and select the contractor as well as providing valuable input in the planning and execution of the project.

Make sure that you also build in accident contingencies into the contracts. If a plumber changing a fixture accidentally breaks a pipe, who is responsible? Or if a dry Waller accidently cuts a wire in the wall, who pays for the cost to bring in an electrician?

For small renovations, often times owners will use their own staff to handle the project. In this case, be sure they have the expertise to do the job, they adhere to the project timeline in addition to handling their regular responsibilities, and understand expectations and overtime guidelines in advance.

Document a Project Budget

Once you are aware of labor and material costs, document your assessment in a budget and be sure there are not hidden costs. For instance, your carpet installer may give you a fair estimate for the carpet and installation, but is there an additional fee for disposing of the old carpet? The budget should take into account labor charges, keeping in mind overtime, night or weekend fees. The budget should also reflect accurate materials costs – if it is a long term project, is there any chance that materials costs could increase over time based on changing market conditions? If so, it is a good idea to anticipate cost changes (they rarely go down) and build in any potential material cost increases into the budget – better to be prepared upfront.

Build contingencies into the budget. Sometimes accidents are unavoidable and costly and its best to set aside a contingency fund for worst case scenarios.

Communicate Regularly

It is the project manager’s job to lay out the guidelines for each contractor – be sure they know when they can start work and when they need to finish so the work in progress is seamless or minimally disruptive to your guests. Determine how and when they will clean up on a daily basis. It is also imperative that the project manager communicates regularly with the contractors – meet weekly and go through the checklist of project milestones to be sure that everything is progressing as it should. Changes are inevitable and it is the project manager’s responsibility to be sure that the owner is aware of and signs off on any change orders.

Good communication will identify potential snags, delays or potential cost overruns. Upon completion of work, it should be quality inspected to be sure it meets the agreed upon specifications before moving to the next phase.

 

Enjoy the Fruits of Your Labour

A well-managed Hotel renovation project will be on budget and on-time. You will have improved the value of your physical assets while improving your guest satisfaction and repeat business. While the project may seem daunting, proper management will ensure a smooth execution.

 

Jed C. Heller is CEO of The Providence Group LLC, which provides management services to hotels and timeshare resorts.