BY MARY GILMORE, AIA, NCIDQ
DIRECTOR OF INTERIOR DESIGN
It’s no secret to hotel developers that buying opportunities will be increasing as more and more properties begin coming online due to the financial stresses of the post-COVID 19 economy. As many as 20% of existing hotels may change ownership, creating opportunities for developers and hotel owners to purchase and reposition these assets. But the rules have changed this time around. Major hotel brands like Marriott, Hilton, Hyatt and others are instituting new sanitation and hygiene policies for existing and all proposed hotels. As real estate starts changing hands, developers and hotel owners will need experienced architects and interior designers to provide efficient ways to reposition and refresh existing properties to meet new sanitization standards and create an inviting, flexible environment, all while improving operating margins.
Campo Architects, the architect on the first AC Hotel by Marriott in the USA and well known for their expertise in historic renovations and boutique design, offers this look at post-COVID design considerations, as well as opportunities for developers to increase efficiencies in the renovation process to get the most “bang for your buck”.
OPPORTUNITIES TO INCREASE EFFICIENCY:
When planning a hotel renovation, efficiency is more critical now than ever. The integration of Architecture and Interior Design plays a major role in the efficiency of design and construction processes. Public spaces will need to be rethought to incorporate social distancing protocols, and these designs will need to be coordinated with enhanced HVAC systems, sanitation processes, and of course: design appeal.
Some of the best designs come as the result of challenges and restrictions. As Hotel Owners move into the next era of hotels, designers and architects will be playing a major role in solving these challenges.
Mary Gilmore, Director of Interior Design at Campo Architects, outlines the way designers are thinking about the future of hotel rooms, public spaces, and restaurants:
HOTEL ROOMS
Campo Architects’ experience in the healthcare industry offers insight into how to maximize cleanability and guest safety. Antimicrobial fabrics and surfaces will become the new norm. Touchless fixtures and voice-controlled equipment can be used for lighting, television, and HVAC control, similar to the technology behind Google Home. Bathroom amenities may be expanded to include complimentary face masks and disinfectant wipes.
Lead times may also be affected due to delays in the supply chain of products procured from Asian countries that were hard hit by the virus, and procurement agents will need to look more closely at alternate supply chains and domestic products.
Designers are also starting to look at natural materials that have inherent antimicrobial properties, such as copper-alloy finishes, and materials utilizing the lotus flower effect, which naturally repels dirt and bacteria.
HOUSEKEEPING
Housekeeping practices will no doubt see a major overhaul in the post-pandemic world. Technologies such as Electrostatic Spraying (using an electrically charged disinfectant to more effectively cover a surface) are already being implemented by several brands, and ultraviolet light technology is also being explored. Hotels are experimenting with various housekeeping approaches and some Guests may prefer minimum personnel in the room during a stay.
One future trend may be to offer guests a credit to provide housekeeping only upon checkout to minimize the exposure of housekeepers. The opposite approach may be to implement additional charges for cleaning fees, similar to the way short-term rental properties operate. Some brands may even opt to provide sanitation kits for guest use.
PUBLIC SPACE DESIGN
Changes are also coming to the public spaces of hotels, including reception, lounge areas, gyms, meeting rooms, and restaurants. Campo Architects advises consideration of low-touch experiences such as mobile check-in as the new baseline, along with physical partitions at front desks, similar to bank teller stations. OSHA and AIA have developed a system of “Engineering Controls” to protect employees, including clear plastic barriers, roller screens, and sneeze guards.
Furniture in public spaces will be re-arranged to promote social distancing. This measure should be combined with attention to HVAC in terms of airflow direction and frequency of air exchanges to minimize guest exposure to airborne contaminants. Hand sanitizer stations will be highly visible outside of high-touch areas such as elevators, entrances, meeting rooms, and fitness centers. Drapery can also be used as a decorative way divide spaces and promote social distancing.
Breakfast buffets are likely to be eliminated in favor of pre-packaged items or enhanced room service and grab and go options. Restaurants that continue to operate will be run at a much lower capacity. Two-top tables will be more prevalent in lieu of the currently popular communal tables. Physical menus may be replaced by digital technology to create a more low-touch experience. And say goodbye to the 24/7 communal coffee stations.
WHAT TO INVEST IN: COMMUNICATION & TECHNOLOGY
Communication of safety measures is critically important for fostering trust with guests. Brands have begun releasing their new guidelines for sanitation and commitments to cleanliness, which are designed to make guests feel safe. It will be critical for hotel operators to communicate a perceived sense of cleanliness and safety.
Technology is constantly adapting, and hotels already struggle with what/when/how to implement new systems. Mobile check-in and keyless entry systems will be expected as a minimum investment. HVAC technologies will also be a critical component to consider during a renovation. Specialized zoning of systems will allow hotels to operate efficiently at lower occupancy by shutting off whole floors when not in use. HVAC design will also likely include increased air exchanges, high efficiency filters, and automatic disinfection of mechanical systems.
There is no doubt that these new protocols will require physical renovations in addition to operational and management adjustments. Despite the current decline in RevPAR due to COVID-19, forecasts are still predicting several years of double-digit RevPAR growth in the next few years. The world will start to travel again, starting incrementally at first, and growing into the first and second quarters of 2021. There are steps Hotel Owners can take during the down-cycle to ensure relevance once travel demand rises again.
As with all previous cycles, there will be great opportunities with the challenges.The right architect and interior design team can be a critical element in in creating the successful post COVID-19 hotel. Now is the time to make investments in properties that will reopen as market leaders, with a focus on safety and good design.
Campo Architects is an industry leader in hotel design, specializing in adaptive re-use, historic renovations, and interior design. For more information on our current services, please visit www.jtcampo.com.