Finding hotel and hospitality property

A hotel is not judged by bedroom count alone. Guest arrival, accessible rooms, housekeeping, linen, refuse, food and drink, staff routes and plant all compete for space behind the public areas.

Hotels are generally Class C1 in England; restaurants can sit in Class E and pubs are sui generis. I separate each part of a mixed hospitality proposal so the operator can see where licensing, fire, planning and lease questions begin.

What changes the search

• Required keys, room mix, accessible rooms and the relationship between bedrooms, reception and lifts.
• Guest arrival by car, taxi, coach or public transport, plus luggage and overnight access.
• Back-of-house routes for housekeeping, linen, refuse, deliveries, staff and food service.
• Kitchen extraction, cold storage, cellar, grease management and delivery restrictions where food and drink form part of the offer.
• Existing fire strategy, compartmentation and sleeping-accommodation records for specialist review.
• Current planning use, premises licence, operating restrictions and any residential neighbours.
• Freehold, lease, management or franchise structure and the capital works before opening.
• Published key counts do not show room quality or back-of-house capacity.
• A restaurant, bar and hotel can have different property and licence questions within one building.
• Trading information and property condition need separate diligence.

What I record on the first pass

• Room and back-of-house plans.
• Guest and servicing access observed at operating times.
• Planning, licensing and fire-document availability.
• Condition information and known plant replacement.
• Ownership, occupation and sale or lease structure.

What to send me

• Hotel, serviced accommodation, restaurant or mixed format.
• Keys, room mix, food and drink and guest facilities.
• Target demand location and arrival pattern.
• Tenure, capital plan and opening date.
• Brand, operator, licence and confidentiality requirements.

Further reading

• GOV.UK planning use classesC1, Class E and sui generis context.
• Fire safety risk assessment: sleeping accommodationGovernment guidance for responsible persons and fire specialists.

Common questions