Hotel Property Appraisal
A hotel loss runs on two clocks
The first clock is construction. Roof work, water damage, electrical repairs, life safety testing, and room restoration decide when space can reopen.
The second clock is revenue. Reservations cancel, booking pace changes, groups move, and the rate calendar shifts while rooms remain out of order.
A hotel appraisal fails when those clocks are valued separately. Loss Recovery Experts builds them on one timeline.
Revenue timeline
The event and the first count of rooms out of service.
Inventory drops by date, floor, and room type.
Cancelled and refused bookings, groups displaced.
Roof, water, electrical, and life safety work completed.
Rooms return in stages, not all on one night.
Rate and occupancy rebuild from the property's own records.
The documented end of the loss period.
A hotel appraisal fails when the construction clock and the revenue clock are valued separately. We build them on one timeline.
Before the loss
Booking pace on the books, group commitments, seasonal demand, average daily rate, occupancy history, and event calendars establish the baseline. Annual averages are not enough for a seasonal Florida property.
During closure
Room inventory changes by date and floor. Cancellations, refused bookings, rate changes, concessions, and displaced group business show the operating effect. The property management system and sales records carry the proof.
During reopening
Rooms return in phases. Construction noise, closed amenities, limited food service, and brand inspections can still affect rate and occupancy. The timeline should not assume full recovery on the first reopened night.
After reopening
Booking pace may lag after physical work ends. Any extended recovery claim must follow the policy and the property's actual records. The appraisal separates documented lag from general market movement.
Physical valuation
- Roof and envelope systems.
- Guest room finishes, case goods, soft goods, and FF&E.
- Restaurants, kitchens, laundry, meeting space, and back-of-house systems.
- Elevators, fire systems, generators, pumps, and building controls.
- Porte-cochere, parking, pools, signage, and site lighting.
- Brand-required repair standards and property improvement obligations where the documents make them part of the restoration.
Brand standards need paper. A preference is not a requirement. The file should include the franchise documents, inspection reports, and repair directives that support the scope.
Keep room count honest
Every night matters. The room inventory, out-of-order log, house count, repair schedule, and revenue system should use the same dates. When they disagree, the appraisal record explains why.
Start with operating and repair records
Send the policy, insurer estimate, room inventory history, booking pace reports, occupancy and rate records, cancellation data, brand requirements, repair schedule, and FF&E inventory. The review joins the building record to the booking record.