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Harborby Signalry
0
Owner / assetThis deal

Job brief

Build a hotel data room a buyer can trust

How and who for the hotel job—verified when attested.

When we go to market, I want a room indexed like evidence so diligence is a conversation about the hotel, not a hunt for the ground lease.

Usable on this screen

Scoped brief

Build the room as if you were the buyer trying to kill the deal. Index it. Date every file. Separate advice, claimed, and attested. Leave guest names out.

Outcome
A dated, permissioned room: ops, brand, legal, capex, insurance — no guest PII — that a buy-side desk can actually use.
Catalog budget band
$4–18k setup plus counsel time. A worksheet range, not a quote.
Catalog timeline
3–6 weeks. Not a promise.

  1. Step 1

    Index before you upload

    Ops, brand, management, ground lease, title, insurance, capex/PIP, litigation, labor. If a folder is empty, write “not in file” and a date. Silence is worse.

  2. Step 2

    Strip PII

    Folio samples without guest names. Employee files without home addresses. Harbor will not host your room; we will tell you when a sample is a liability.

  3. Step 3

    Version like an adult

    One current franchise agreement. One current ground lease. Superseded files in a clearly named attic. Buyers punish a room that argues with itself.

  4. Step 4

    Score an empty folder and a late ugly file, not 'they will ask'

    A ground lease that arrives in week five is the fail. Harbor will not host the room.

Provider shortlist

  1. People

    Close Room

    Hotel data rooms & sale-file hygiene

    Catalog score 8.6. A post-job shape, not a verification. Stable id close-room.

  2. People

    Sable Underwriting Desk

    Boutique acquisition underwriting

    Catalog score 8.9. A post-job shape, not a verification. Stable id sable-desk.

  3. People

    Vault Lane

    Card tokenization & PCI scope

    Catalog score 8.6. A post-job shape, not a verification. Stable id vault-lane.

  4. Software

    Folio One

    Owner one-pagers from PMS + bank

    Catalog score 8.1. A post-job shape, not a verification. Stable id folio-one.

Download markdownFull who listRecord a result

Leave a record

The next hotel starts from what you leave

Harbor by Signalry stays hotels only. A description, a claim, and a reported result each leave a stable id behind. Nothing here is a price, a customer, or a verification.

  • Buyer

    Describe your job

    No account. Harbor by Signalry opens the closest catalog brief, when not to buy, and a shortlist. A weak sentence stays on the catalog.

    Open a brief

  • Supplier

    Join as a supplier

    Company, jobs served, regions, and a hotel reference. The packet is queued as unverified pending. The form cannot mark it verified.

    Start a claim

  • Hotel

    Record a result

    A metric, before and after, and the dates. It is shown as reported until a person checks the evidence. Verified Outcome is not insurance.

    Record a result

AdviceA room a night audit would embarrass is not a data room.

VerifiedKestrel Motor Lodge: 9/9 data-room items indexed with zero guest PII before CIM.

Name a verified-outcome priceSit a 30-minute pilotHow ranking works

Situation

What is actually on fire

When we go to market, I want a room indexed like evidence so diligence is a conversation about the hotel, not a hunt for the ground lease.

Approaches

Two or three paths — with the give

Counsel-led room

When. Privilege and a grown-up index

You give. Fees and a slower teaser

Broker’s standard room

When. Speed

You give. Whatever their last file looked like

Who to involve

  • · Owner / asset manager
  • · GM
  • · Controller
  • · Brand or operator liaison

First 7 days

YAML-shaped: day / theme / tasks / owner / risk / exit. Advice until a case is verified.

  1. day: 1

    Write the fail in one sentence

    • · Write the fail in one sentence. Job: Build a hotel data room a buyer can trust.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  2. day: 2

    Pull the last 7 days of the live number

    • · Pull the last 7 days of the live number. If it is missing, that absence is the finding.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  3. day: 3

    Name who owns the workaround today (desk,

    • · Name who owns the workaround today (desk, HK, night audit, owner).
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  4. day: 4

    Walk one peak hour

    • · Walk one peak hour. Write what the system claims vs what the floor did.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  5. day: 5

    Ask vendors the worksheet questions

    • · Ask vendors the worksheet questions. Discard anyone who cannot answer with a caveat.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  6. day: 6

    Pick one approach

    • · Pick one approach. Write when-not-to-buy on the same page.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

  7. day: 7

    Run the smallest test that would change Mo

    • · Run the smallest test that would change Monday. No annual contract yet.
    owner:
    Owner / asset manager
    risk:
    The exit is not written down
    exit:
    A note the next shift can open

Decision worksheet

Questions, red flags, bands

Take this to a vendor call. Budget bands are Advice — a Harbor shape, not a quote.

Ask the vendor

  1. 1. Who types the status / number — a person, or your product?
  2. 2. What would have happened anyway in 90 days without you?
  3. 3. Show a property of this size and stack. Demo-labeled categories do not count as proof.
  4. 4. What can your agent never do (folio post, mark clean, change a rate)?
  5. 5. What is the kill-switch if guest comments move?

Red flags

  • · Three copies of the management agreement that disagree.
  • · A ground lease uploaded in week five.
  • · Guest names in a “sample week.”

When not to buy. Do not buy a virtual room if guest names or folio text are in the extract. Harbor will not host the file. Index evidence, not a dump.

Do it in-house

Time and a named owner. No vendor. Use the 7-day plan first.

$4–18k setup plus counsel time

Typical Harbor band for this job — advice, not a quote.

Full program

People + system + 90-day proof. Only if the 7-day plan already failed.

Vendor checklist

Score the call. Keep it on this browser.

Weighted questions — yes/no, scale, or text. Must-pass ids persist on this browser. Pass threshold 70. A no on a must-pass is a walk-away — not a maybe.

Brand
Stack shape — not a partnership

  1. property context · weight 2 · must pass

    Can they name your key count and whether you are independent, soft-brand, or major — without a discovery theater?

  2. property context · weight 2 · must pass

    Do they treat your PMS as a shape (Opera-class / Mews-class / Cloudbeds-class) — not a fake partnership slide?

  3. control · weight 3 · must pass

    Who types the status / number — a person, or your product?

  4. vendor · weight 2

    What would have happened anyway in 90 days without you?

  5. vendor · weight 2

    Show a property of this size and stack. Demo-labeled categories do not count as proof.

  6. vendor · weight 2

    What can your agent never do (folio post, mark clean, change a rate)?

  7. vendor · weight 2

    What is the kill-switch if guest comments move?

Does not clear

0 / 100

must_pass: prepare-hotel-data-room-ctx-rooms, prepare-hotel-data-room-ctx-stack, prepare-hotel-data-room-q1

A must-pass failed. Walk away.

How

The brief

Build the room as if you were the buyer trying to kill the deal. Index it. Date every file. Separate advice, claimed, and attested. Leave guest names out.

  1. Step 1

    Index before you upload

    Ops, brand, management, ground lease, title, insurance, capex/PIP, litigation, labor. If a folder is empty, write “not in file” and a date. Silence is worse.

  2. Step 2

    Strip PII

    Folio samples without guest names. Employee files without home addresses. Harbor will not host your room; we will tell you when a sample is a liability.

  3. Step 3

    Version like an adult

    One current franchise agreement. One current ground lease. Superseded files in a clearly named attic. Buyers punish a room that argues with itself.

  4. Step 4

    Score an empty folder and a late ugly file, not 'they will ask'

    A ground lease that arrives in week five is the fail. Harbor will not host the room.

Tradeoffs

  1. Counsel-led room

    You get. Privilege and a grown-up index

    You give. Fees and a slower teaser

  2. Broker’s standard room

    You get. Speed

    You give. Whatever their last file looked like

Pitfalls

  • · Three copies of the management agreement that disagree.
  • · A ground lease uploaded in week five.
  • · Guest names in a “sample week.”

Success criteria

  • · A one-page index with dates and owners.
  • · Zero guest names in samples.
  • · The ugly files are present, not “coming.”

Who

Ranked for this job

Rank is post-job score, then listed order. Not for sale. Software marked demo is an archetype.

Agencies & contractors

Systems

AI agents

None ranked in AI agents yet. Harbor will not invent a provider.

Loading the compare table…

Compare

When to pick whom

People do the work beside the desk. Software is a system — demo-labeled when it is a category shape. Agents draft; they do not post money or mark a room clean.

ProviderKindScoreFeePick whenWalk away when
Close RoomPeople
8.6
$8–18k to stand the roomAn owner who wants the room to survive a hostile buy-side.A portfolio with an in-house transactions counsel bench.
Sable Underwriting DeskPeople
8.9
$35–75k buy-side memoFirst-time or small-fund buyers of a single boutique.Institutional portfolios with an in-house desk.
Vault LanePeople
8.6
$22–40k scoped engagementOwners who are tired of PANs living in inboxes.Hotels looking for a cheaper processor as the primary goal.
Folio OneSoftware
8.1
$180–$320 / monthOwners who want the truth on one page, not a deck.Asset managers who need a branded investor portal.

Open graph

Hotels on this job

This job is not pinned to a house yet. Open the graph to place it on a building, or the investment desk if the work is a sale file. Harbor will not invent a house.

Open hotelsBuy / sell desk

Evidence

Peer case studies

Ops / GM
8.4

The sale file was the product

Harbor House Charleston · 48 keys · Charleston, SC

Claim.
A dated sale file with zero guest names and a T12 the first buyer could rebuild.
Evidence.
Index dated; folio samples without names; PMS-to-P&L gap memo in the room.
Caveat.
A 48-key historic independent. This is not a 400-key REIT disposition.

Read the case

Verified

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