{"id":20294,"date":"2023-04-10T08:09:20","date_gmt":"2023-04-10T06:09:20","guid":{"rendered":"https:\/\/www.klicarquitectos.com\/hotel-refurbishment-planning-guide\/"},"modified":"2026-09-06T02:55:13","modified_gmt":"2026-09-06T00:55:13","slug":"hotel-refurbishment-planning-guide","status":"publish","type":"post","link":"https:\/\/www.klicarquitectos.com\/en\/hotel-refurbishment-planning-guide\/","title":{"rendered":"Hotel Refurbishment: How to Plan One Properly"},"content":{"rendered":"<p><strong>Planning a hotel refurbishment<\/strong> is less about choosing finishes than about protecting the rooms you are still selling while the work goes on. A hotel is a trading business with guests inside it. Every week a floor is out of service has a number attached to it, and that number is usually bigger than the cost of the tiling.<\/p>\n<p>Done well, a refurbishment lifts what guests actually notice, keeps the hotel competitive and pays for itself through rate rather than through discounting. Done as a series of decisions taken on site, it drifts. This is how we approach it. We are architects in M\u00e1laga, we work on hotels along the Costa del Sol and we also handle <a href=\"https:\/\/www.klicarquitectos.com\/en\/reformas-de-lujo\/\">luxury refurbishments<\/a> for private clients.<\/p>\n<h2>How to plan a hotel refurbishment<\/h2>\n<p>Before anyone draws anything, the plan has to answer five questions. Get these on paper and the rest of the job becomes an execution problem instead of an argument.<\/p>\n<p>One point for owners used to how this works in the UK or Ireland. In Spain the technical project is drawn and signed by an architect, stamped by the professional body (<em>visado del colegio<\/em>) and submitted to the town hall for planning permission (<em>licencia de obras<\/em>). Anything that touches use or capacity also reaches the operating licence (<em>licencia de apertura<\/em>) and, for hotels in Andaluc\u00eda, the regional tourism register. None of that is unusual, but it sits on the critical path. It belongs in the programme from day one, not three weeks before you want to reopen.<\/p>\n<ul>\n<li><strong>Define the objectives.<\/strong> Decide what the refurbishment is meant to change and how you will measure it: average room rate, occupancy in the shoulder months, energy bills, review scores. A measurable target keeps the scope honest later, when someone suggests a nicer marble halfway through.<\/li>\n<li><strong>Set the budget, and the contingency.<\/strong> Put a figure on what you are prepared to invest, then accept that the builder&#8217;s price is only part of it. On top of the works you have professional fees, which in Spain run to roughly 8&#8211;12% of build cost; the town hall licence fee and the local construction tax (<em>ICIO<\/em>), up to 4% of the works budget; VAT at 21%, because the reduced 10% rate covers housing and not hotels; furniture and equipment; and the trading you lose while rooms are shut. In an existing building, opening up walls produces surprises. A contingency is not pessimism, it is arithmetic.<\/li>\n<li><strong>Choose the team before the design.<\/strong> You need an architect, a technical architect (<em>aparejador<\/em> &#8212; the nearest thing to a British quantity surveyor, and on Spanish sites usually the health and safety coordinator as well) and a contractor who has worked in a hotel that stayed open. Site supervision (<em>direcci\u00f3n de obra<\/em>) is a legal role here, held by the technical team. It is not something the contractor signs off for himself.<\/li>\n<li><strong>Identify the areas to refurbish, and put them in order.<\/strong> Rooms, bathrooms, lobby, restaurant, lifts and plant do not pay back the same way or at the same speed. Prioritise what guests see every day and what is going to fail anyway within a few years. Laying the corridor carpet twice because the risers were left for later is the classic false economy.<\/li>\n<li><strong>Model the impact on trading.<\/strong> How many rooms come out of service, for how long and in which months. Phasing floor by floor, keeping guests and works on separate lifts and separate routes, and closing in the low season are what make the difference. The same works run through August on the Costa del Sol cost a great deal more than in November.<\/li>\n<\/ul>\n<h2>Good practice on site<\/h2>\n<p>Once work starts, the difference between a refurbishment nobody complains about and one that shows up in next month&#8217;s reviews comes down to a handful of habits.<\/p>\n<ul>\n<li><strong>Clear communication.<\/strong> One decision-maker on the owner&#8217;s side, one on the technical side, one weekly site meeting with written minutes. Everyone works to the same objectives and the same budget, so a decision is taken once and understood the same way by all of them.<\/li>\n<li><strong>A detailed programme.<\/strong> Not a target opening date: an actual programme, with dependencies, material lead times and named dates for each trade. Delays and extra costs tend to arrive together, and both are far easier to settle when there is a programme to hold them against.<\/li>\n<li><strong>Quality control.<\/strong> Regular inspections against an agreed standard, with defects written down and closed out before the next trade covers them up. Catching it now is cheaper than catching it in two years, when the room is occupied and the contractor has moved on.<\/li>\n<li><strong>Flexibility.<\/strong> In an occupied building the plan will need adjusting. Agree in advance who can approve a change, up to what amount and how quickly, so an unexpected condition costs you a day rather than a fortnight.<\/li>\n<li><strong>Safety and cleanliness.<\/strong> Work zones sealed off: dust screens, noisy work confined to agreed hours, separate routes for materials and waste. That also makes waste segregation and removal manageable, which keeps the hotel clean and safe for everyone in it, guests and trades alike.<\/li>\n<\/ul>\n<p>That is the short version of how to plan a hotel refurbishment. In our experience the problem is rarely a bad design. It is a reasonable design with no programme and no phasing behind it. If you are weighing up work on a hotel in M\u00e1laga or on the Costa del Sol, start with the calendar and the licence rather than the mood board, and price the closed rooms before you commit. We are <a href=\"https:\/\/www.klicarquitectos.com\/en\/\">architects in M\u00e1laga<\/a>, we carry out <a href=\"https:\/\/www.klicarquitectos.com\/en\/reformas-de-lujo\/\">luxury refurbishments<\/a>, and our hotel work runs from projects in central M\u00e1laga to Puente Romano in Marbella. Happy to take a look at yours.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>A hotel refurbishment is a trading problem before it is a design problem. How to set objectives, budget, licences and phasing so the work does not cost you the season.<\/p>\n","protected":false},"author":2,"featured_media":1241,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[59],"tags":[],"class_list":["post-20294","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-refurbishment"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Hotel Refurbishment: How to Plan One Properly<\/title>\n<meta name=\"description\" content=\"How to plan a hotel refurbishment without losing the rooms you are still selling: objectives, budget, licences, phasing and site rules.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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