hotel facility planning, introduction to hotels facility planning

1. Facility planning chapter 1 – Bhavya Khamesra sir B.SChotel mgmt2 year
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INTRODUCTION
Role of facilities in hospitality industry
A hotel is classified by the facilities it is providing. Star category is given to them according to
the level of service, décor, facilities etc. taj / oberoi/ Marriott / Sheraton are well known for the
facilities they are providing. Facilities should be planned in advance so that there are no
changes during the construction phase. All planning have to be done very efficiently and the
plans, blueprints ,layouts of rooms, public areas should be made in details .
The planning of the hotel project is effected by the factors such as size, type, functions, and
financial economies. Design consultants, architects, housekeepers, managers decide on the
hotel room designs and facilities to ensure customer comfort and efficiency in hotel operations.
There are 3 types of functional areas
1. Guest accommodation : includes room, suites
2. Public areas : lounge, restaurant, bar, conference, gym, s.pool.
3. Service and administrative areas : office, kitchen, storeroom, staff locker room,
- The rooms should be attractive, comfortable , equipped with the guest amenities, safe
and secure, give privacy to the guests, sound proof, proper lighting, ventilation, heating
and cooling and eye appealing interior decoration.
- The restaurant/ coffeeshop / food and beverage facilities are very essential services
along with the stay.the food of the hotel is one reason that will attract the guest again to
the hotel.they should provide local, national and international cuuisines.
- There should be adequate toilet facilities, parking space, circulation space
- Guest reception, lobby, should be located on ground floor
- Restaurant, coffee shop, bar should be located on 2/ 3 floor
- On top floors rooms should be allocated
- The hotel should give facilities in addition to the rooms, restaurant. Swimming pool,
gymnasium, spa, outdoor and indoor games,
- Efficient check in and checkout , timely housekeeping and F&B services and safety/
security in the hotel are also important issues to be dealt with
- There should be adequate elevators/ escalators, parking space, garden in the hotel.
- Local land laws , permissions, clearances and no objection certificates should be
obtained from various government departments like- UIT, nagar nigam, food license, ---
- Budgets should be prepared
Importance of facility planning
- To create good , safe and attractive atmosphere, appearance, with a feeling of comfort
- To give interior decoration which is appealing to the eyes
- Good operating designs, exteriors, interiors,
- Lighting, colour, odour, sound should be taken care of

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- All areas should be functional and give ease of working to employees also
Recreational facilities
- Indoor games such as carom, pool table, chess, cards, table tennis,
- Outdoor games such as lawn tennis, badminton, basket ball,
- Swimming pool
The minimum size is 25 feet * 40 feet (1000 square feet). Kid’s pool should be separate.
If there is no life guard then the depth should not exceed 4 feet. If the depth is more
then 12 feet then only there could be a diving board. It should be slanting in depth.
- Gymnasium
Proper gap between machines, properly lighted, well ventilated, floors should be
wooden or carpeted, bathrooms , shower area be provided near the gym, separate for
ladies and gents.
- Spa / saloon
Separate spa/ massage rooms for men and women are provided. They should have
bathing area and toilets attached. Salon means for hair cutting and beauty treatments
make up. Full length mirrors on the walls.
- Shopping arcade
- Garden and land scaping
Garden with lush green grass, ornamental plants, trees and flowers adds beauty to the
hotel. Proper pipelines and sprinklers are used in the garden for watering .
Feasibility studies
- Feasibility reports are prepared which includes land cost, construction cost, plant and
machinery cost, operational / running cost, for the hotel and all departments.
- Main objective is rate of return (ROR) on capital invested and the return on investment
(ROI). A 5 star hotel is expensive to build and very expensive to run/ maintain.
- A 5 star hotel of 100 rooms may cost around 100- 200 crore rupees.
- Hotel business is capital intensive in nature . the major operational costs are staff
salaries, electricity bills, raw material, maintenance, rennopvation etc.
- Room cost is 10, 00, 000 for 3 * hotel, 30,00,000 for 4 * hotel and 50,00,000 to
100,00,000 for 5 * hotel. It includes construction of the room,air conditioning and the
interiors, furniture of the room.
- Land is very expensive. Land requirements are
20000 square feet for 2 * hotel
40000 squarefeet for 3 * hotel
80000 squarefeet for 5 * hotel
- The feasibility includes revenue from rooms, restaurant, their monthly operational costs
, and the expected profit.

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- Main revenue distribution
Raw material cost Operating cost profit
Rooms sales - 30% 70%
Food sales 30% 40% 30%
Beverage sales 40% 20% 40%
- Break Even Point for hotels is 60% room occupancy. It means that the hotel should
have 60 %occupancy in a year to have NO profit NO loss.
- No of employee in a hotel should not exceed the number of rooms in the hotel. Eg a
hotel with 100 rooms should have a total of 100 staff. If staff is more than 100 then the
salary budget will affect the profit
- Payback period is the time taken to pay all the loans, capital invested in a hotel. The
payback period of a hotel is 7- 10 years. After 7 years the hotel will start giving profits.
Cost of land should not exceed 30% of the total project cost. If the total cost of project is 100
crore rupees, then the land should not be above 30 crore rupees.
Renovation & Refurbishment
Renovation is done in hotels to keep the hotel maintained and comfortable for guest stay. It
includes paint on walls, change tiles, polishing floors. It also includes changing the furniture,
linen, curtains, other soft furnishings, mattresses etc.
It is done every 5 years keeping with the latest trends and the competition.
Types of construction
1. Huts for resorts made from mud, bamboo, wood, straw
2. Stone buildings – old palaces, forts made from stone
3. Bricks, cement, RCC buildings
Building Site / location /view
Building site is the place of construction. The type of soil – sandy, loamy, hard rocky area or
plain agricultural land? What is the view? What is the location and what is the view from that
location? eg a beach resort in Kerala should have sea view from all the rooms/ maximum
rooms,they should have balconies for guests to sit and relax.
Site Exploration means to study the type and nature of soil at various depths.
- Whether ground is soft / hard / watery
- Water level/ ground water of that area
- Clay, sand, rock, loose gravel, peat , moist clay,

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Building construction
1. Foundation
It is made from stones/ cement, steel, concrete
It means the lowest part of structure which provides a base for super structure. It
includes the position of structure below ground level provided to transmit load/ weight
on the structure. The foundation should be very strong to give a stable and long lasting
building. A building with weak foundation will collapse in future.
The purpose of foundation is to distribute weight overlarge area, to provide level
surface, to prevent unequal settlement and to increase stability.
Types of foundation
- Shallow : where the earth is rocky/ hard
- Deep : for dams, bridges very deep foundations and for areas where the earth is soil/
sandy / soft
2. Structural frame
The basic requirement is that it must be strong enough to support all types of loads.
There are 3 types of loads
- Dead loads : load of walls, floor, roof, cement, sand etc
- Live loads : load of people in that building, goods, machines,
- Wind loads : pressure exerted by the wind on the walls and the building
Provision of load for partition walls made from bricks, stones should be made.
The stability of building takes in account the height and width of the building
Pillars and columns made from steel/iron rods, which are filled with Mortar (cement+
sand+ concrete)
3. Exterior walls
Masonry is basically wall construction. Walls can be made from stones, bricks and the
building is bonded by mortar. Stones are strong, long lasting, more durable then bricks.
The stones do not diorite with time. Stones need no extra care / treatment.but bricks
need to be plastered . bricks also have few advantages, they can be fitted in pattern and
more suited due to light weight, regular shape and size.
Bricks size 4 inch*9 inch* 12 inch
The building requires
- Water proofing : protection from water
- Thermal insulation: protection from heat
- Sound insulation : low sound
- Durability

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Walls are of 3 types
- Load bearing
9 inch thickness, can bear the load of above floors, walls made by interlocking the
bricks, first walls are made then roof is made in such structure
- Non load bearing
wall is 4 inches thick , also known as partition wall, made from a single layer of bricks. It
cannot bear the load of above floors . the steel pillars and beams are erected first , then
the roof is filled and at last the walls are erected. Commonly used in complexes.
- Retaining wall
Used for dams, bridges. They resist the pressure of earth/ water.
The walls should be watered for 6 days.
They should be evenly plstered with cement and sand
After plastering they should be watered for 20 days. The walls should be perfectly
balanced and even
4. Roof
Roof is the covering provided over top of a building to protect from rain, snow, wind etc.
In olden days roofs were made from stone slabs. Now roofs are made from mortar
(cement, sand and concrete mixture) filled in the structure made from of steel rods/
bars. This is called RCC structure (Reinforced Concrete and Cement) huts in resort may
have roofs of mud and straw, kelu, wood/ bamboo logs etc.
Cement : sand : concrete
1 : 3 : 6
The roofs should
- Be structurally sound and strong to carry loads
- Durable against the adverse effects of rain , snow, sun and wind
- Should be water proof and have proper drainage
- Should have desired insulation against heat and sound
There are 2 types of roof designs
- Slant roof : common in areas with rainfall and snow, so it slides down
- Flat roof : often use for multistory buildings and complexes
5. Plastering
Plaster makes the surface smooth. And it provides a good base for whitewashing,
colouring, painting etc. plaster is made from cement, lime, clay, sand and water. Some
additives are added to improve adhesiveness, durability and luster.
Cement: Sand= 1:3

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Cost of development
It means purchasing land, making plans, leveling, construction etc.
Cost of construction
The basic cost of civil work/ construction comes out to be 1200- 2000 rupees per square feet.
Eg. 1000 sq feet construction costs 1, 00,000 – 2, 00,000 rupees
Feasibility report of a hotel 3 star category with 50 rooms
Total cost
1 Land 60,000 sq.ft 2000 rs/ sq.ft 12,00,00,000
2 Building 40,000 sq.ft 2000 rs/ sq.ft 8,00,00,000
3 Rooms furniture
fixtures, interiors
2,00,000 50 1,00,00,000
4 Plant and machinery 2,00,00,000
5 other 2,00,00,000
Total 25,00,00,000
Plant and machinery 2,00,00,000
Heating plant 20,00,000
Ventilation 10,00,000
Air conditioning 30000 80 24,00,000
Water treatment plant 20,00,000
Filtration plant 10,00,000
Sanitary 30,000 80 24,00,000
Kitchen equipments 20,00,000
Restaurant equipments 20,00,000
1 Room: furniture, fixtures and fittings- 2,00,000
Double bed 30,000
Chairs/sofa 6000
Tea table 4000
Refrigerator 5000
T.V 30000
Painting 20000
Mattresses 10000
Linen 5000
Curtains 5000
Interiors 40000
others

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Bathroom 30,000
Bathtub 10000
Vanity/ wash basin 5000
w.c. 10000
Showerhead 3000
Taps 3000
fittings
Area calculation
Room area
400sq.ft / room × 50 rooms = 20,000 sq.ft
Public area 20,000 sq.ft
lobby 3000
Restaurant 2000
Kitchen 1000
Conference hall 3000
Swimming pool 2000
Gym 3000
Shopping arcade 1000
Administrative area 2000
Room sales
50 rooms × 5000 rs/ night 2,50,000 / night
×120 nights
= 3,00,00,000 per year
Operating expenses 1,50,00,000 per year/ammum
Salary and wages 50,00,000
Electricity 30,00,000
Water 4,00,000
Office administration 2,00,000
Repair & maintenance 4,00,000
Advertisement 10,00,000
General expenses 10,00,000
Depreciation 10,00,000
Taxes 10,00,000
Insurance 10,00,000
Others 10,00,000

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Salary
50 rooms
50 persons × 8000 rs/month = 4,00,000 rs./month
× 12 months
= 48,00,000 rs/ year
Water
10 tankers/ day ×200 rs/day = 2000 rs/ day ×200 days = 4,00,000 rs/ annum
Electricity
Air condirioner 2 KW 12 HRS 24 UNITS
t.v. 300 W 6 HRS 1.8 UNITS
Geyser 2 KW 2 HRS 4 UNITS
Lights 500 W 8 HRS 4 UNITS
Refrigerator 150 W 24 HRS 3.6 UITS
TOTAL 40 UNITS / ROOM/
DAY
Room 40 UNITS/DAY ×7 rs/unit = 280 rs/ room× 50 rooms = 14000 rs/ day
Others 700 units/ day × 7 rs/unit = 4900 rs / day
Total 14000+5000 rs = 20000 rs/ day
Occupancy 120 days
Total 20000 × 120 = 24,00,000 rs/ year
+ 6,00,000
= 30,00,000 rs/year
Income statement
Sales 3,00,00,000
- Travel agents commission 20% - 60,00,000
= = 2,40,00,000
- Operating expenses - 1,50,00,000
= income/ profit = 90,00,000 rs/ year
- Interest on capital