# Decide lobby refresh vs rooms capex

Harbor by Signalry · hotel job `lobby-refresh-vs-rooms-capex`
https://harbor.signalry.ai/jobs/lobby-refresh-vs-rooms-capex

How and who for the hotel job—verified when attested. Advice unless labeled verified. This brief is a worksheet, not an appraisal and not a quote.

## The job

When both the lobby and the rooms look tired, I want an evidence-led sequence so I spend the next dollar on the guest job that actually books.

**Outcome the catalog names:** A sequenced capex memo with payback, a 'do nothing' case, and a recommendation an investment committee can vote.

**Desk:** owner
**Urgency on the catalog:** This budget cycle
**Typical budget band (catalog, not a quote):** $20–45k study; capex separate
**Typical timeline (catalog, not a promise):** 4–8 weeks to a decision memo

## Scoped brief

Start from review language and booking comments, not a mood board. Price a rooms package, a public-space package, and a do-nothing case. Sequence what guests name. A pretty lobby on tired baths is how independents waste a year.

1. **Read the last year of guest jobs.** Cluster comments and sales notes: baths, beds, noise, lobby, F&B. Weight by booking influence if you have it. The loudest Instagram surface is not always the booking job.
2. **Price three cases, including do nothing.** Rooms package, lobby/public package, and a hold. Same horizon. Same ADR/occupancy sensitivity. If the designer will not price do-nothing, get another designer.
3. **Sequence, do not 'reimagine'.** Often baths then beds then public space. Historic buildings still cost what they cost — say so. Leave the restaurant fantasy for a later memo.
4. **Write the vote.** One recommendation, the risk if you are wrong, and the guest comments you will watch after go-live.

## When not to buy

A lobby storyboard when the comment cluster is baths. Fashion is not a guest job.

## Provider shortlist

- [Vale Street Capex](https://harbor.signalry.ai/providers/vale-street) — people · Rooms vs public-space capex. Catalog score 8.3 (post-job shape, not a verification).
- [Ashcroft Asset Advisors](https://harbor.signalry.ai/providers/ashcroft) — people · Owner asset management. Catalog score 8.8 (post-job shape, not a verification).
- [Hearth & Key](https://harbor.signalry.ai/providers/hearth-key) — people · Housekeeping quality & guest comfort. Catalog score 8.9 (post-job shape, not a verification).

## Success the brief names

- Three cases priced, including do nothing.
- Recommendation tied to guest-job evidence.
- Post-project comments named in advance.

## Pitfalls

- A signature restaurant to save a rooms product.
- A PIP copied from a flag you are not.
- No post-reno comment watch.

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Stable id: `lobby-refresh-vs-rooms-capex`
Source: Harbor by Signalry · https://harbor.signalry.ai
Verified Outcome is not insurance. Do not treat a catalog score as attested proof.