Happy Holidays from Integrity Hospitality Advisors

The holidays are upon us and the New Year is quickly approaching.   We look for further clarity and greater rewards in the coming year in our wonderful industry as we move from crawling out of recovery to momentum and building into the new year.

I’d like to take a moment to wish all of our family, friends, colleagues, and clients a warm and healthy holiday season. We hope that you are able to spend time with loved ones and share many happy moments over the coming weeks.

This is a season to reflect on the many blessings in life, to put aside the challenges of a year past and to look forward to the good things that lay ahead.  Here is to a happy, healthy and prosperous 2011!

Warm wishes, Happy Holidays and Merry Christmas!
Integrity Hospitality Advisors

Where do owners, funds & hotel companies go from here and where you can use help?

2010 is going to be another rough year for hotel owners, managers and brands. While there is little in the way of new construction deals materializing, hotel companies continue to nurse along existing stalled developments, public/private deals and the few brand conversions that come their way – all are welcomed with open arms.  The brands are taking this time to introduce more new brands and catching up with those “lifestyle” brands that led the way with design innovation, fresh ideas and product offering that appeals to the newer generation.  They face uncertainty regarding exactly when that new traveler they are targeting and designing to will have the opportunity to experience and become brand loyal to “their product.” They also wonder when the resulting success of those new brands via new development will come their way and start the development ball rolling again.  The answers to both questions rely heavily on the capital markets, a rebound in demand and how rapidly both begin to show their new colors.

Brands are also taking this time try to clean up and reinvent old brands that have lost their swagger or look for new brands to buy and expand their reach.  Some brands are taking this opportunity to expand their presence by fishing at the trough of hotels that have dropped or been forced to drop their more upscale brand affiliations. In many cases these hotels suffered from bad timing of capital expenditures and lacked cash to update the hotel to meet brand standards.  A few of the expanding brands are cashing in by providing money, great terms and most importantly, “time” to get everything done to meet their new brand standards.

With the incredible tangle of institutions and servicers burdened with bad assets while at the same time new and existing funds flush with capital are searching for bargain-priced deals that may or may not materialize, it helps to have someone in your corner to sort it all out.  Hotels in markets that have good bones, are in excellent locations in quality markets will not be trading at pennies on the dollar.  Yes there will be bargains, but those with capital on the sidelines hungry for deals do not want to stretch on deals, make bets and lose long term on assets they purchase that are not fully vetted by those who have been here before – return sensitivities demand excellent execution.  Qualified, experienced consultants will be kept busy over the coming 12 months, inundated with projects that I suggest will include:

  • Working with receivers, attorneys, and lenders to figure out what to do with their distressed assets. Particularly, stopping the bleeding, recovering value and working proactively with the in-place or newly hired management company.
  • Assisting funds to quickly discover the true value, vet the assets and the market and thus help insure the return associated with an asset they are considering buying;
  • ·Providing due diligence expertise and offering hands-on assistance in making critical decisions and sorting the wheat from the chaff.
  • Strategizing with groups on what assets to save, which to invest in today and which to send back to the lenders or discount and trade.  A consultant’s past experience in a down cycle is essential in this process.
  • Assisting in repositioning strategies and brand negotiation of PIPs. In certain cases tying up the brand before others obtain it or working a deal to your best advantage.
  • Continuing to review, recommend and execute sales, marketing, revenue management and top line plans – advice that is critical to recapturing value, average rate and performance in a competitive environment.
  • Asset managing hotels on behalf of investors keeping a watchful eye that the investors returns are maximized and capital investment managed properly/protected.

Value and greater certainty will be created in hiring smart consultants who can help you make good decisions. Veterans of previous downturns will help you understand the risks, upside, downside, and pitfalls in each market.  They will help you avoid critical mistakes that could kill fund performance with a few bad or ill thought through asset acquisitions that in the coming competitive environment may damage returns – they will end up proving their worth in saving some of you in support of the old adage, “That was the best deal we never did!”.

Do we need a new model of “doing business” in America?

Life as we know it in the hotel industry is over, at least for the time being until someone stands up and says, “Enough already Mr. Elected Politician – you’re killing us!”

The hotel industry has been hit with a wave of group cancellations, reschedules, demolition of the “incentive trip”. No more pre-TARP banquets, events or parties that feature any type of high profile entertainment intended to thank and woo high net worth investors and clients that have blessed companies with loyalty, business and the ongoing revenue streams. The days of the extravagant schmooze, ice carvings with flavored vodka flowing into frosted martini glasses, lavish banquet spreads, spa and shopping junkets for wives as well as the obligatory celebrity golf scrambles may just be a thing of our past – at least until TARP is repaid or the government just gets too busy to check the schedules of it’s TARP recipients. Creating the relationships, incentivizing associates and top performers and providing formats for attracting and informing clients in a fun, albeit top end way that produce premium business for your business is down right un-American these days.

No, it’s back to creating and competing for the base business that has traditionally been the core of business in our industry – staid and information filled meetings, Power Point presentations, white boards, coffee breaks, low budget lunches, rubber chicken dinners and cash bars. One day meetings packed with information. Regionalized business generation vs. global business events. The illustrious Senator John Kerry, Barney Frank (both from MA) and our new Commander in Control, President Obama, have seen to it the great unraveling of our business – they have come forward and until very recently were bending over backwards in an effort to make sure they were involved in destroying the economy of doing business in America with our business taking the front end ramming from their train.
It’s reported on Forbes.com that some recipients have responded to lawmakers’ criticism by scaling back. American International Group Inc., Wells Fargo & Co. and Citigroup Inc.’s Primerica unit have canceled corporate events set for resort locations. Goldman Sachs Group Inc., which received $10 billion in TARP funds, this month moved a technology conference to San Francisco from Las Vegas, citing the “new landscape for our industry.”

President Obama has declared in so many words that companies that utilize tax payer funding and use it by staying in hotels, providing entertainment that resembles anything other than a sit down meeting for their clients and guests are Un-American!

Senator Kerry has announced the “TARP Taxpayer Protection and Corporate Responsibility Act”. The Act would prevent ANY recipient of TARP funds from hosting, sponsoring or paying for conferences, holiday parties and entertainment events with TARP funds. Penalties would include fines and forced reimbursement of all TARP funds. A bank receiving TARP funds could still host a party for clients provided it receives a waiver from Treasury Secretary Tim Geithner, who would have 30 days to issue the waiver upon receipt of the request. This is the same Tim Geithner who is working on the details of the financial system and automotive industry plan which he has so far done such a “great job” in addressing. In other words, the revenue management for many of our industry bretheren has just come under Mr. Geithner’s perview…what a relief. I’m almost sure the first thing he will do every morning is come into his office, pull the stack of waiver requests that include meeting space confirmations and banquet event orders banks and other institutions for approval of their hotel and restaurant based functions. Riiiiiiiiight!

What the administration is suggesting in it’s actions is that we must come up with or there must be a new way of doing business, creating relationships, capturing share of business other than getting to know your customer and client the old fashion way.

So what is the new model or do we need a new model? Is this just a phase of political grandstanding that passes us by only to revert to the norm? My guess is that it is. Unless the government is really positioning for “Command and Control” of the institutions to which they provide TARP/TALF funds, which from the way they have addressed the auto industry may be their true modus operendi, we should be back to growing our business by early to mid 2010. That being said, 2009 is a total wash and the havock and erosion of value on our hotel assets as a result of this rhetoric has been devastating and magnified the events of this deep resession into a hotel downturn tsunami.