# Build a hotel data room a buyer can trust

Harbor by Signalry · hotel job `prepare-hotel-data-room`
https://harbor.signalry.ai/jobs/prepare-hotel-data-room

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 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.

**Outcome the catalog names:** A dated, permissioned room: ops, brand, legal, capex, insurance — no guest PII — that a buy-side desk can actually use.

**Desk:** owner
**Urgency on the catalog:** This deal
**Typical budget band (catalog, not a quote):** $4–18k setup plus counsel time
**Typical timeline (catalog, not a promise):** 3–6 weeks

## 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.

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. **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. **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 Superseded files in a clearly named attic.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. **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.

## 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.

## Provider shortlist

- [Close Room](https://harbor.signalry.ai/providers/close-room) — people · Hotel data rooms & sale-file hygiene. Catalog score 8.6 (post-job shape, not a verification).
- [Sable Underwriting Desk](https://harbor.signalry.ai/providers/sable-desk) — people · Boutique acquisition underwriting. Catalog score 8.9 (post-job shape, not a verification).
- [Vault Lane](https://harbor.signalry.ai/providers/vault-lane) — people · Card tokenization & PCI scope. Catalog score 8.6 (post-job shape, not a verification).
- [Folio One](https://harbor.signalry.ai/providers/folio-one) — software · Owner one-pagers from PMS + bank. Catalog score 8.1 (post-job shape, not a verification).

## Success the brief names

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

## Pitfalls

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

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Stable id: `prepare-hotel-data-room`
Source: Harbor by Signalry · https://harbor.signalry.ai
Verified Outcome is not insurance. Do not treat a catalog score as attested proof.