Hotels, Motels and Conference Centers

Risk Description

Establishments that primarily provide lodging and, in addition, may provide food service and a growing variety of convenience services for guests as well as individuals/businesses. Types include: Full-service hotels • Limited-service hotels • Suite hotels (all rooms inc. separate sleeping/dining/working areas) • Resort hotels • Residential hotels • Extended-stay hotels • Convention hotels • Conference centers • Motels/motor hotels/motor lodges/motor inns/motor courts/tourist lodges, etc. (defined here as one - three stories, with/without elevators, with rooms having separate outside entrances for access to free parking outside. However, the distinction becomes blurred in newer hospitality facilities sited on traditional “motel” locales. Note that “motel” is an outdated reference).

Services provided may be hotel-owned, concession, franchise or independent, and depending of size and location may include:

  • Restaurants, cocktail lounges, coffee shops, etc., including room service
  • Gift shops, news stand/sundry shops, beauty/barbershops, boutiques, ATMs, etc.
  • Auto parking (lot or garage), limousine/transportation services, shuttles
  • Laundry/dry cleaning, kennel, babysitting, concierge services, business services
  • Banquet/conference rooms, meeting facilities & hospitality services inc. A/V support, catering, etc.
  • Recreational facilities: swimming pools/beaches, fitness centers, steam/sauna, marinas, live entertainment venues, bike/boat rental, etc.

Hotel hours are generally 24/7. Service hours may be limited. The same underwriting considerations generally apply throughout the hospitality and lodging industry.

Resort Hotels include and/or are adjacent to sports/entertainment/leisure/cultural destinations (mountains, seashore, islands, attractions) and may offer extensive facilities and programs for guests and non-guests. Equipment and instruction may be hotel-owned or concessions. Facilities may include: Golf courses/clubhouses • Ski slopes/lodges • Health/fitness facilities • Swimming pools/beaches/cabanas • Wildlife parks/excursions/interactions • Stables • Tennis courts • Watercraft • Ice skating • Casinos/entertainment venues.

Convention hotels—typically 400+ rooms—are geared to the needs of large meetings/tradeshows and feature large banquet, meeting and programming spaces. They may work frequently with other such hotels to accommodate city-wide meetings.

Conference centers must have 60+ of total occupancy generated by conferences/meetings and must offer full package plans including rooms, meals, conference rooms and skilled support staff. Most have a high ratio of meeting rooms to sleeping rooms. There may be theater-style auditoriums with extensive A/V facilities and exhibit space. Because emphasis is on business/education, recreational facilities may be limited. Many are located in noncommercial, nonindustrial settings offering access to major transportation hubs. However, note that many resort and convention hotels, as well as large university and corporate campuses, also offer conference center facilities.

Residential hotels are essentially apartment buildings offering food service, housekeeping and other amenities; increasingly, these are for retirees and may be viewed as intermediate care or assisted-living facilities.

Extended-stay hotels offer apartment living with the convenience of hotel services for guests staying a minimum of five consecutive nights. Rooms are often equipped as suites with kitchens, limited laundry facilities, office spaces and access to fitness centers. They are similar in many ways to all-suite hotels.

In recent years, inexpensive motels/hotels have been utilized as intermediate or alternative housing for families in need, whether as result of natural disaster, foreclosure or other circumstance. Such rooms may have kitchenette facilities.

Facility design will vary widely depending on size, location (metro vs. suburban vs. resort) and scope of services. Typical designs will include multiple entrances, hallways, lobbies/registration areas, restaurants/bars, meeting rooms/ballrooms, business center, fitness center, escalators/elevators, staircases, kitchens, employee lounges/locker rooms, storage areas, loading docks, administrative offices and restrooms. Parking will be surface lot(s) or parking structure.

Core hotel staff includes doormen, reception clerks, concierges, housekeepers, parking attendants, kitchen staff, restaurant/room service servers, maintenance, security and office personnel. Obviously, resort and convention hotels will have a widely differing additional staff needs (ex: golf caddies, dolphin trainers, actors, IT specialists, etc.) Hotel management staff may be employees of the facility or management company, and may have undergraduate/graduate level hotel management training. As many jobs are low-paying, many unskilled workers are employed and turnover is high.