Hospitality Facilities Management and Design

Facilities biggest concerns
– Fire
– Flood
– Law suit
Responsibilities of Facilities Department
– Safety Security: For employees and guest

– Contractual and Regulatory compliance: Codes (fire, sanitary), regulations (environnemental), franchise agreement, management contracts, contracts w/ customers

– Budgeting Cost Control: plan and budget for their financial needs, explain and justify their needs

– Staff training

Management’s Responsibilities
– Safety and Security: Provide safe environnement for staff and guest. Ex: Fire proctection, water purification, locking systems, repairs

– Legal and Regulatory compliance: Building code, health department regulation, comply with law, maintain certain levels of maintenance.

– Service: Provide good service to guests. Level of maintenance and care have direct impact on guest’s experience. Good equipment = Good service + Productivityand efficiency

-Cost Control: On utilities (fuel, electricity, water), maintenance and operation (labor, materials, contracts), Capital Expenditure (furniture, fixture, equipments FF&E), major building equipements, system replacement.

– Assets Management: Protect the hotel’s physical asset via maintenance and repair

Biggest cost of Facility
Labor
Type of maintenance
– Routine maintenance: recurs on a regular basis, require minimal skills. Ex: Grass cutting, leaf raking, snow showeling, carpet floor cleaning.

– Preventive maintenance: inspection, lubrification, minors repairs or adjustement, guestroom maintenance. Ex: filter changes in AC, lubricate doors.

-Schedule maintenance: preparing equipment to changes in the seasons. Ex: winterizing pools, descaling boiler and water heaters, replace windows.

– Predictive maintenance: Same as preventive maintenance but rely on sophisticated methods to increase operational life. Ex: ultrasonic testing of electrical equipment, system monitoring, fluid metal analysis

– Emergency maintenance: the most costly and disruptive. Unavoidable. Have immediate revenue effects (room out of service). Costly because usually have impact on others things (Ex: Pipe leak= damaged walls and ceilings)

Waste minimization and management
Reduction, reuse, recycling, and waste transformation. Begins with purchasing ( use recycled materials)
Recycling efforts generally focus on those materials
– Glass
– Metals
– Plastics
– Paper
– Cardboard
– Yard waste
Sustainability
A broad approach to environmental consciousness in which environmental issues are addressed within the context of economics, ecology, and ethics.
Social Responsibility
The recognition by hospitality owners and managers of an obligation to protect the environment for their associates, guests, and communities.
How to control energy usage:
– Keeping records of usage and costs
– Benchmarking for improvements
– Properly maintaining equipment
– Using proper operating methods and records
How to save energy cost ?
– Improving equipment efficiency
– Reducing operating hours
– Reducing energy loads. Ex: Window film to reduce heat.
– Recovering and reusing waste energy
– Using the least-costly fuel source
Hazardous substance
Any substances that have the potential to damage health or property.

– Toxic: damage health, physic, mental, death when ingested

– Flammable: substance that ignite, cause fires

– Explosive: substance capable by chemical reaction to cause damage in surrounding areas

– Corrosive: material that destroy other materials by chemical reaction

– Infectious: substance that countain microorganism , can cause diseases.

Hazardous material should be
– stored
– Labeled
– used
– handled

according to local and international standards and regulation.

Risk Management
An integrated effort to reduce the causes and effects of safety- and security-related incidents of all types.
Building design and Safety examples
Illuminated walkway, stairs and parking lots, slip resistant flooring.
Safety in guest bath example
Hot water temperature, slip resistance bathtub, electrical shock.
Heat Detector
A device that reacts to the absolute temperature in a location (fixed temperature detectors), to a change in the temperature of a space (rate-of-rise detectors), or to a combination of the two (rate-compensation detectors). Likely to be used where smoke detectors function poorly, such as in dusty locations.
Smoke Detector
A photoelectric or ionization device that reacts to the presence of smoke.
Fire notification system
Procedure to follow in case of fire

– Emergency instruction and floor plans
– Building horn and alarms
-Voice alarms, visual alarms and communication systems
– Smoke detectors

Emergency Voice Alarm Communication System (EVAC)
A system integrating some sort of warning alarm with a prerecorded or live message providing guests with information about proper procedures in case of a fire.
How to control fire
– Fire Dampers: installed in ductwork to prevent spreading.

– Smoke dumper: A device installed in ductwork that inhibits the movement of smoke.

– Stairwell pressurization systems: increase air pressure in stairwell, kepping them smoke-free.

How to reduce security problems
– Installing Electronic locks

– Provide “guest safety tips”

– Phones in rooms to make emergency calls

– Guestroom doors that close and lock automatically (+ chains)

– Locked Windows, should not be able to open (suicide)

– Camera (in casinos)

– Train employees to recognize and report suspicious individuals.

Securit measures in case of terrorism
– Encourage staff to alert suspicious people

– Use vehicle barrier, rearrange traffic paterns

– Control access to the building

– Camera

– Aware of people wearing loose clothing or wrong for the weather

– Train staff on terrorism prevention

Extraordinary events are
– Accidental events (chemichal leaking)

– Intentional events ( war and terrorism)

– natural disasters (hurricane and floods)

Electricity is
the most costly and widely used energy in the industry
Electrical maintenance needs can be reduced by
– keeping equipment clean

– Avoid stocking equipment in wet areas

– Report malfunctioning equipment

– Do not DIY repairs

– Don’t block electrical panels

Dead Load
Structure’s weight
Live Load
the weight of the people, equipment, furnishings, and so on within a building.
When inspection of foundation, inspectors should look for
– Cracks through the foundation wall

– Evidence of water fowing under foundation

– Crumbling concrete

– Moisture in foundation walls

Foundation inspection are done …
At least once a year
Preventive maintenance of structural frame includes:
– Inspecting signs of problems in structure (cracks in wall, floor, ceiling)

– Checking door and window for proper alignment and closure

– Weather proofing

– Preserving steel member

Preventive maintenance for exterior walls includes
– Painting

– Cleaning

– Inspecting

Building interior includes
Walls, ceiling, carpets, floor
What is the basic structure of a roof
Deck and covering
Parking lots and garage are mostly made of
Concrete
What is the first step in developping an hotel ?
Feasibility study or market study
A feasibility consists in:
– Assesses present and future demand

– Establishing the position of the hotel agains its competitors

– Estimate the incomes

What is the second step in developping an hotel?
Developement team have to create a program that lists the design requirement for the project. It’s a “road map”
What are the reasons to renovate?
– Equipment reaches the end of useful life

– Furnitures are out, leading to a competitive disadvantage

– Interior design out of date and leads to declining revenues

-Needs of new technology

– Physical or environmental issues

Types of renovation
-Minor renovation: replace non durable furnishing (carpet, painting)

– Major renovation: Replace all furnishing and change the layout of the rooms (change entrances, replacing seatings and table, installing new lighting)

– Restoration: Replace systems that are obsolete ( replacement of eletronics, interior demolition of guestrooms)

– Special projects: perform work related to a specific system upgrade (installation of high speed internet)

– Discretionary: Projects that aren’t customary by law. (installation of spa, coffee kiosk)

Management contracts
Agreement between investors or owners of a project, and a management company hired for coordinating and overseeing a contract. It spells out the conditions and duration of the agreement, and the method of computing management fees.
Franchise agreement
A legal contract in which a well established business consents to provide its brand, operational model and required support to another party for them to set up and run a similar business in exchange for a fee and some share of the income generated.
Assets management
Asset management is a systematic process of deploying, operating, maintaining, upgrading, and disposing of assets cost-effectively.