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Renovation vs. Redecoration
by Margit Whitlock-Espinosa, AIA
Principal
Architectural Concepts, Inc.
In today's booming travel and tourism industry, companies are seeking ways to remain competitive and attractive to consumers. If you're looking to attract new customers and to entice repeat visits, one available option is an update to your facilities. Keeping your facility current in both style and structure can help to maintain a competitive advantage. Maybe you've been considering an overhaul, but you're not certain about desired results or even how to begin the process.
Getting Started
A beneficial starting point would be an analysis of the current state of your facilities. Management can begin the decision-making process by taking a hard look at the current condition of the facility, the last time a renovation or redecoration took place, and what the desired results are. Take a good look at where you are now: when was the last time the property was updated? What was the extent of the last update? How much did it cost, and what is the available budget for a current project? Then, you can address the goals you'd like to accomplish now: do you want all new furnishings in the guest rooms? Do you want to change the exterior look of the entire façade? Do you need to update all the internal systems such as plumbing, electrical and mechanical? Once you have a good idea of the results you are seeking, you will find that most companies have two options for updating their facilities: renovating or redecorating.
Renovate or Redecorate? How to Choose
Renovation and redecoration each have their own advantages. Redecoration is usually a temporary update to the soft goods within a structure: freshening up the style with new paint, furniture, fabrics, carpeting, light fixtures and so on. A redecoration is considered to have a five to seven year life span. A successful, well-executed redecorating project can have a big impact on the atmosphere, look and feel of a resort without costing as much in time and money. It can be accomplished by working with a single design consultant, and because the changes are usually cosmetic, it does not require as many management hours.
However, redecorating cannot address more costly concerns such as fire and life safety systems, electrical and plumbing upgrades. To create an all-new look or theme, and for a more involved review and upgrade of all systems, managers turn to renovation.
Renovation includes major construction to achieve upgrades and repairs such as plumbing repairs, new heating and cooling systems or electrical system upgrades The process is a long-term investment of time and money; the results have a longer life span than a redecoration. Because a renovation is an all-around bigger project than a redecoration, it can cost more, and require more time and attention from management. Instead of working with a single consultant, management will obtain the best results by working with a team of architects, designers and engineers.
Whether your company decides on a redecoration or a renovation, it helps to separate the 'wants' from the 'must-haves' when defining the scope of the project. 'Must-haves' are often maintenance-driven, and reflect an item that is already in place but may need more attention. They can include the maintenance or restoration of the roof, replacement of windows and doors, and upgrades to the electrical, plumbing and mechanical systems. Be sure to review the current code requirements for fire and life safety.
'Wants' are often driven by the desire for a competitive edge. Items in this category include technological upgrades such as Internet access in each guest room; new furniture and wallpaper in guest rooms; landscaping; expanded employee areas; additional parking; new elevators; and additional guest rooms or suites.
Defining the Scope
Once you have assessed these categories in relation to your facility, it helps to establish the logistics of the entire project. Using your list of 'must-haves' and 'wants,' as well as the background information on past renovation or redecoration projects, you can refine the scope of your new project. A realistic analysis of your funding, including reserves, assessments, and any necessary loans, allows you to break down the project into phases, if funding is incrementally available.
Once you have factored in your goals and your budget, you can designate responsibility for various stages of the project and establish an ideal schedule. Be sure to build in a realistic time frame, including the management hours that will be required during the project.
Now you've analyzed the state of your facility and you've arrived at a project with specific goals. You've got a budget outlining where the funds will come from and how the project will be funded. You've assigned responsibility for different aspects of the project to members of your staff. You are now ready for… an RFP.
Selecting a Firm
At this point, you can turn to architectural and design firms for a proposal. A Request For Proposal or RFP should include information about your scope of work, the budget, your ideal schedule, the desired outcome and goals of the project, and a time frame in which you will be selecting the project lead firm.
After receiving responses to your RFP, you can compose your 'short list' of favored professional firms. We recommend interviewing each candidate to get an in-depth feel for how they will handle the project. There can be an intangible compatibility factor between the employees of the hiring company and the employees of the professional firm that is not apparent from a proposal on paper. As you and your staff will be working with this firm's employees for a period of time, it is essential that they share your vision.
Next Steps
After choosing a lead firm, you can expect to see several alternate designs and budgets from that firm. When you have selected the design and budget, the firm will complete the contract documents and specifications. At this point you will need to decide on a project delivery system – some companies have an in-house construction manager who can coordinate this, but other companies will turn over the role to a general contractor.
Once you've settled on a project delivery system, you are on your way to realizing your renovation goals and enjoying a successful project. In closing, don't forget to analyze the maintenance needs of the project – you'll want to protect your investment into the future!