In recent years, domestic investment in many areas of real estate agency have access to the hotel, the following suggestions might help the industry make fewer mistakes, which is after 10 years of hotel investment and management of the older generation paid a heavy price in exchange for the experience, especially with colleagues to share, I hope to learn and are sure to succeed.
a correct process
hotel investment and opening the second, the hotel management company hired
1, on the hotel management company hired to prepare
hotel management ideas the company's employ, is currently more popular, especially in real estate companies like to find international brands, at least in Hong Kong brand. But to ask them, you have to learn to give themselves a lot of thinks, What do you think is the right place, often in their view is precisely the great error, such as the logistical support area the size of the standard, maybe you think we can save the province, or is designed to save you a big bright spot. such as the staff elevator Configuring more than one and so on. And you have to accept them far more than you can imagine a lot of employees and management staff wages, benefits.
2, international brand hotel management company to employ the economic costs of general international brands
hotel management company charges: basic management fee of 1-3% of operating income, operating margin by 5-8% mentioned, there are reservations commission (such as 10 dollars per room range), the year the Group to promote other additional fees costs, external management team (management company accredited staff) salaries and benefits visit (usually to their families, including foreign general manager of international air travel to and from the former resident and local school children and other expenses), generally more than 1000 million per year. They not promise a fixed return. it is generally in the first-and second-tier domestic major cities (such as Shenzhen, Hangzhou, etc.), which can be sold for higher prices, the hotel is more suitable in these areas employ them, the general average price to be able to reach 800-1,000 yuan above, it is more suitable to employ international brands; or if the expected house prices in between 400-600 dollars, is not suitable.
Third, on the leased property to buy land for housing or business license application to open the hotel and the problem < br> On the hotel building you can buy their own land and can rent land and housing. If you only lease land, but also to build a house, I suggest to buy their own land, because it is an opening, the operation of the asset value and future problems of capital . but this is far greater than the indirect benefits from annual operating margin (the back devoted to). In other countries, investors invest in the hotel this is the real purpose.
, of course, whether the equity to buy land for housing, or just Leasehold their renovation and purchase of equipment, both can apply for a business license. The former real estate license with the land certificate and other required with the opening in front of the government departments mentioned in the document of approval, can apply for business license. who lease property or land, only to have the lease contract and the owners of the land certificate and the real estate license can be, but the hotel business license must apply for the first few relevant government departments of the approval document can only Trade and Industry Bureau to apply.
(Note: At present, most new hotels only rent property, renovation and purchase of equipment investment, because it requires less investment and quick return.)
Fourth, a key component of approval link opened fire
and all the key prerequisite for approval, is a hard thick stick, high-voltage lines. hygiene and disease control is relatively strict licensing for restaurants, the kitchen layout to be reviewed by them. Comment stars, director of Tourism Bureau early involvement of a plus factor.
(proposed Do not play touch ball, because you long to get into trouble after leaving the handle.)
V. Preliminary design of the management team to run in and control of the future will have great significance
hotel managers will participate in the beginning original design.
1, operating in different markets and hotel class and type, for site selection, architectural design is very different. future operations as well as the different markets and different types of star hotels, design and location of different . such as resort hotels and the city business hotel, five-star and four-star and the fast and others have very different business.
similar to the main dining room led to entertainment-driven hotel, business-oriented hotel rooms, resorts, etc. are very different in the following areas: including functional layout, construction and installation design, location, size and location of each ratio and other features.
2, the design of the hotel an important impact future earnings. a hotel business value in the future rooms, dining, entertainment, leisure, shopping malls and other income ratio, but also because of your location, the target source markets and hotels, the choice of targeting the design and type, very different.
such as hotels in the main room (room more than 80% of revenue), the meeting hotel to guest rooms, banquet halls, conference rooms and restaurant and entertainment such as supporting the main (income ratio generally: Rooms: Dining: Recreation income = 5:4:1), city prominent business hotel rooms, upscale restaurants and conference facilities, business service centers, luxury boutiques and high-end health and leisure business project based (income ratio generally: Rooms: Dining: Recreation: Shopping = 4:3:2:1), Of course, some hotel dining rooms lead, then the income ratio generally: Rooms: Dining: Recreation = 4:5:1 hh resort hotel room revenue generally the bulk of total revenue, 50% or more. this margin can reach the hotel about 35-45% or even higher.
In short, the layout of the different positioning and supporting the decision, thereby determining the flow of future operating performance and results. So we said that in fact it can operate successfully in a hotel, location and investment at the beginning When making the decision has been more than 70% of the success of the project.
my experience: Room 65-70% average operating margin is, food is a 18-20% average operating margin (Note: For catering operation by way of social hotel, generally the case.), sauna average operating margin of 80-85%, 45-65% operating margin entertainment. Therefore, the larger dining area, the hotel greater impact the overall operating margin (except, of course, except the hotel dining room lead), But the food can bring great revenues and cash flow, what kind of hotel management trade-off with investors also have a great relationship. not to do better the higher the profit-making projects, such as sauna and entertainment, profit margins high, but risk also greatly affected by the policy as a great.
(Note: The gross operating profit (GOP) refers to the removal of investment interest, depreciation and board costs, property taxes and other costs beyond the control of managers other than the profits.) < br> My experience is mainly in the hotel room revenue (more than 50% of total revenues) GOP rate should be between 35-45%, or even higher. Sanya international brand hotels such as the GOP rate of 50% or more. to Hotel food and beverage revenue-based (eg, more than 50% of total revenues), the hotel rate of the overall GOP generally between 25-33%.
3, professional hotel sector for the hotel's participation in the design and planning also determines This hotel in the future whether the most economic operation and easier to produce a profit.
example: Many of the hotels we will focus on equipment (especially the sauna, swimming pool, laundry room, staff canteen and bathrooms, etc.) set in the basement is open to question , at least waste a lot of power consumption, because every time the pump required to be raised to the ground, to discharge. The hotel is currently the most consumption of electricity in addition to air conditioning is that all of the pump. a hotel typically has dozens pump. If these facilities are underground, making the hotel as long as the business day, you have to run round the clock. or even if temporarily stored in the water well, also have to rely on pumping up, so power consumption is still not able to province.
course, sometimes due to ground impact area and the commercial value, but often we will calculate the value of the benefits of the ground, while ignoring the real cause of the future design of everyday operations because of waste. But these are not the future operator change.
there, such as functional design is unreasonable operating regions, bringing the human cost of future operations of the waste: design of a floor of 20 rooms, five-star hotels to clean the room each day the number of attendants is 13 up to 15, but we tend to design 20, resulting in clean human waste and increase the staff to run labor. coupled with the dotted over business casual, resulting in the cash register and the attendant waste of personnel to increase the labor intensity, etc. These are our hh The prevailing problem, few investors will be counted this account. they usually only pay attention to the construction period of the investment savings, in fact, do not know the operation of waste has always left a hint.
4, the regional area determines the quality of planning, positioning and future with the hotel development has a lot to the target market.
such as Starwood hotel rooms for the Westin brand's request can not be less than 55 square meters, but we might think that such room too, will be empty, too wasteful, unnecessary, so we might be located in the 40-45 square enough. because they think that a good lot of the hotel should be sold for 1,000 yuan a, not like the quality of the room , will not be competitive. And so we set the room may only sell 500 a of the.
we are often at their own habits and preferences to determine their own room and decided that the appropriate area of the room. So Finally, the results of operations are very different. including dining rooms set is the same area, the so-called luxury dining rooms now at least 60-80 square meters, the most luxurious to reach 100-120 meters, and we often feel Why so big, why not do a few, and the results are often unsatisfactory grades and specifications, which are determined by the business location.
5, equipment selection is also closely associated with the hotel features, including the strength of electricity, We propose to invest in future operations to fully consider the running costs, such as using energy-saving equipment and other help to the economic operation of equipment, the equipment investment costs may be greater than the traditional equipment, but in the course of business can be earned back, if after a calculation is a cost-effective, we should adopt.
6, In addition, there is a problem worthy of our attention: In my experience, the general designer coefficient larger capacity and many (usually enough to stay 30% -50% margin) , so the hotel management team is very important equipment design checks. such as power capacity, design, construction seismic coefficient, air-conditioning capacity calculations, and so these designers are often more freely large. The actual operation and the resulting vacancy matching fee to pay more. It is also designed often leads to waste.
7, the air conditioning system design, people often do not take into account the actual operation of the special nature of business areas, such as 4,5 and 9,10 each exchange on the season, dining area and entertainment area often-season air-conditioning (because the box when dining and entertainment the hotel lobby and guest rooms will be more than hot, you may then need to open the room.) but because a large unit design, to start the air conditioner will start for the entire hotel large unit. waste! designers tend to think that large units can be opened to energy-saving operation of small modules, but in fact is the they never designed to do the actual units and research equipment operation, so they do not know the actual energy consumption of different design to bring the difference. These are the requirements need to check the hotel management team and adhere to.
VI The hotel opened a new operating cycle and the law of
hotel are completed, generally three to five years for an operating cycle. especially the new hotels can not because the first year does not meet the target, to instant success, frequent substitutions. or else more harm than good.
fight as long as the administration and training base, the market reflects the quality and consistent positioning, marketing plans and progress step by step, we must stay the course, this is an international brand hotel is important to the success of the place. Three years later The hotel will get into profit peak and begin to mature. especially the location of the hotel have emerged during the more intense competition in the market, stick to their approach even more valuable.
course, the hotel market in the short period of three years in the early opening produce satisfactory returns on investment. to purchase housing for the investment payback period of investment the hotel, if mature areas in the hotel, the hotel investment payback period is often set at 13-15 years. shortage areas in the hotel, the investment recovery period is generally to 6-9 years.
and Rental properties, renovation investment recovery period is generally 3-6 years, the budget hotel decoration and equipment investment recovery period of 3-5 years (but leased assets of the hotel, there is no value-added income).
foreign investors for investment in hotels generally (ie, purchase of land and building) is expected to be three years before the business objective is to earn interest on investments is a desirable goal.
(Note: there is a view of the domestic industry: hotel operating results of the annual investment to ensure the minimum margin and cash flow to at least ensure that the payment of bank interest and payment of wages to meet the year, energy consumption and other daily operating expenses. or easy access to a vicious cycle.)
seven hotels of fixed assets The concept of payback period generally refers to fixed assets
hotel building, land, equipment and installation, furniture, decoration, general depreciation period of state provisions: such as buildings and equipment at 15-30 years, the renovation of 10 years. of course Many enterprises in order to avoid income tax, the depreciation in advance, the rapid depreciation.
future renovation generally withholding 大修理基金 year for regular maintenance and reconstruction, partial reconstruction will be generally 3-6 years. Every year gradually. < br> August, hotel operating costs and expenses analysis
1, is currently the largest hotel operating costs are labor costs, general running benign, 15-20% of the total income, including wages should be accounted for 13-16% of income compared ideal human cost to income ratio (including the benefits, employee meals, etc.) account for 20-22% (this proportion will grow later, the U.S. hotel industry, this ratio has now reached 50%); energy consumption (water, electricity, gas, etc.) is the second largest operating cost: 7-10% of total revenue within the general requirements of 7% is ideal.
there are tax, the main business tax, plus other miscellaneous general government taxes and fees, accounting 6-7% of hotel revenues.
2, publicity and promotion expenses related to the hotel newly opened hotel
promotion costs will be larger, the general budget is about 1% of revenue, foreign hotels reach 1-4 %, we generally control about 0.5%. It depends on the location of the hotel and need the amount of publicity.
if the delegate to the International Brand Group Manager, there is still a fixed year for their group to help you in your marketing promotion expenses.
I think the total marketing costs (including marketing, staff salaries, advertising, office and travel costs) accounted for 1-4% of revenue more reasonable, but not absolute, or depend on the hotel itself Office locations and markets.
3, what is the amortization
investment as the construction and installation of fixed assets investment, the depreciation of the required number of years, not as amortization. amortization refers only to some start-up costs (such as open purchase of consumables, cotton, clothing, and other materials required for the opening, pre-opening advertising and sales promotion, pre-opening labor costs, preparation costs and training fees), this part of the cost is generally amortized over several years into the future operation of the process in this part of the amortization should not be included in the hotel GOP, the GOP is not the year for assessing operating results of the hotel.
Kowloon, the hotel's asset valuation assessment of the value
hotel appraisal firm from the entire hotel assets (both tangible and intangible parts), new hotels are more visible part of the actual investment considerations, such as you invest 200 million to open a hotel, opened a few months later to assess the general point up to over 200 million; but after a few years of opening generally invisible part of the Club together, if you are a good operating performance, year after opening, the assessed value may reach 250 million (because the annual assessment also took into account your cash flow and operating profits), and three years after opening, is probably a 5-6 million. These are known as indirect benefits, in fact, real hotel investors to value this, but only if your hotel is basically the operating results of each of benign.
(Note: Last year, the newly released financial accounting system, assets are grouped at the hotel the hotel has immediate value as a general assessment of asset value basis, generally only consider the investment prior to the actual value, so now the new accounting system is more conducive to the operation of hotel investors of capital.)
Ten , the project cost control
project cost control is the door to build a deep knowledge, according to the eight hotels in preparation for gain and loss, especially the key stages and summarized as follows concerns:
the most critical stages: In general, owners of the design control is a crucial stage of project cost control;
plays a critical stage: the budget and construction plans carefully reviewed, and only very clear control of the budget and pre-construction program, to lay the basic cost control; < br> Finally, the control phase: is monitoring the construction process (including the progress and quality control), especially at the site but also control the construction plan, construction drawings of the modifications and the number of contact orders, which are often easily abused and lead the local construction units.
particular concern: in particular, like many of our owners and managers of temporary changes in the site design, this is actually for the construction team to provide the best, most powerful basis for a substantial increase in contact list, it is often the site management of Party who can not control the source of the cost, which often is the last project the source of much over budget.
hotel is the process of building all the property the most complex and difficult to control, and learn from the advanced management experience and technology can help us greatly reduce the construction cost and operating costs, return on investment to achieve best value.
In summary, his accustomed way of thinking and habits to improve management methods and simultaneously update the construction and operation of the introduction of the concept, is to enhance the core competitiveness of our hotel truly effective way.
(This is a good article, it comes from the
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