Licensed General Contractor · Hospitality Construction
Hotel Construction & Renovation
PIPs, brand conversions, adaptive reuse & full hotel renovations across South Florida
Hotel construction is not residential work with a bigger permit. It is a specialized discipline with its own regulatory requirements, brand approval processes, operational constraints, and deadline structures.
SpenceZeta holds a General Contractor license (CGC1537855) and has experience navigating the specific demands of hospitality construction in South Florida, from occupied hotel renovations phased floor by floor, to full adaptive reuse conversions, to franchise-mandated PIPs with hard deadlines.
Discuss Your Hotel ProjectGeneral Contractor
CGC1537855 — State of Florida
Roofing Contractor
CCC1336901 — HVHZ Certified
Service Area
Miami-Dade · Broward · Collier · Lee
Specialties
PIP Fulfillment · Brand Conversions · Adaptive Reuse
What We Build & Renovate
Full-spectrum hospitality construction services for hotel owners, investors, and developers across South Florida.
PIP Fulfillment
Franchise-required property improvement plans- Guestroom & bathroom renovations to brand standard
- Corridor & hallway renovations, flooring, wall covering
- Lobby & public space overhauls
- Exterior & signage upgrades
- Technology & infrastructure updates (Wi-Fi 6, keyless entry, smart TV)
- Brand submittal documentation prepared and coordinated
Brand Conversions & Reflagging
Switching flags, joining a franchise, repositioning- Conversion PIP scope review & pricing
- New brand signage & identity elements
- Guestroom FF&E replacement to incoming brand standards
- Life safety code upgrades where required
- Brand design liaison coordination
- Phased execution to protect RevPAR during conversion
Adaptive Reuse Conversions
Office-to-hotel & apartment-to-hotel conversions- Occupancy change permitting & code analysis
- Full MEP rerouting & new plumbing stacks
- Fire sprinkler & alarm system installation
- Structural assessments & upgrades
- ADA compliance buildout throughout
- Brand flag alignment & FF&E coordination
Full Hotel Renovations
Complete property repositioning & upgrades- Soft goods refresh: FF&E, linens, finishes
- Hard goods renovation: tile, plumbing, drywall
- Back-of-house & mechanical upgrades
- Pool, exterior & landscaping improvements
- F&B & lobby redesign
- Full permit & inspection management
Understanding PIPs: What Hotel Owners Need to Know
A Property Improvement Plan is a brand-issued document that outlines every upgrade your property must complete to maintain or obtain a franchise flag. Failure to comply can result in franchise termination.
When PIPs Are Triggered
- Every 7 to 15 years per franchise agreement
- Change of ownership or brand conversion
- Drop in guest satisfaction scores
- Revenue underperformance
- Brand refresh cycles
- As of 2025, brands are actively enforcing deferred PIPs with costs up 30%+ from pre-COVID levels
What PIPs Typically Cover
- Guestrooms & bathrooms, corridors, lobby & public spaces
- Exterior & signage updates
- Technology: keyless entry, Wi-Fi 6, smart TV
- HVAC & plumbing upgrades
- Life safety systems and ADA compliance
- Sustainability initiatives: LED lighting, low-flow fixtures
Cost Benchmarks (2025)
- Guestroom renovations: $8,000 to $50,000 per key depending on scope and property class
- Bathroom upgrades: $15,000 to $25,000+ per key
- Lobby redesign: $50,000 to $300,000+
- Corridor renovation: priced per linear foot of run
- Total PIP: commonly $1M to $3M+ for a 100-key select-service property
- Budget 10 to 15% contingency on top of base scope
“A PIP is not just a renovation list. It is a deadline-driven compliance document with franchise consequences. The GC you choose needs to understand brand approval processes, submittal requirements, and how to phase work across an operating hotel without destroying your occupancy numbers.”
SpenceZeta ConstructionThe PIP Process: How We Approach It
Four phases from initial PIP review through brand compliance certification.
PIP Review & Gap Analysis
We review every line item in the PIP document, walk the property, and identify what can be waived, phased, or value-engineered before construction starts.
Brand Submittal Preparation
We prepare material and product specification submittals in the brand’s required format. Getting submittals right the first time is critical. Revisions delay approvals and compress your construction window.
Phased Construction Planning
We build a floor-by-floor phasing plan that keeps the maximum number of keys in service while work progresses. Noisy demo is scheduled during off-peak hours.
Brand Final Inspection
We prepare documentation, before/after records, and warranty files for the brand’s compliance inspection. PIP compliance certification means your flag is secured and penalties are avoided.
Corridor & Hallway Renovations
Corridors are among the highest-traffic areas in any hotel and the first thing a guest notices. Brand standards specify requirements for corridor carpet patterns, wall covering, lighting levels, signage, door hardware, and fire door compliance.
Typical Corridor Scope
- New carpet or LVT flooring
- Wall covering replacement
- LED lighting upgrade & controls
- Door hardware & signage replacement
- Fire door inspections & upgrades
- 1-hour fire-resistance rating compliance
Operational Considerations
- Floor-by-floor sequencing
- Dust containment & negative air
- Off-hours demo scheduling
- Temporary wayfinding signage
- Emergency egress maintained at all times
Fire, Life Safety & Code Upgrades
Any major hotel renovation in Florida triggers a review of fire and life safety systems against the current Florida Building Code (8th Edition, 2023). Brand conversions add a second layer: many franchisors have requirements that exceed local code minimums.
What Typically Gets Triggered
- Full fire sprinkler system installation or upgrade to NFPA 13 standards
- Addressable fire alarm system with in-room smoke & CO detection
- Low-frequency audible alarms in each sleeping unit
- 1-hour fire-rated corridor assemblies
- Emergency egress lighting & exit signage replacement
- Emergency Responder Radio Coverage (DAS system) in masonry buildings
- ADA room upgrades: roll-in shower, accessible fixtures, visual alarms
- Fire door hardware, closers & labels to current UL/FM standards
Note on adaptive reuse: When a building changes occupancy to hotel/lodging (Group R-1), all grandfathered fire code status is lost. The building must meet the full current standard. This is often the largest single cost driver in office-to-hotel conversions.
Adaptive Reuse: Office & Apartment to Hotel
South Florida’s office vacancy rate and growing hotel pipeline are driving significant adaptive reuse activity. Converting an existing building to hotel use is complex and requires specialized experience.
Office-to-Hotel Conversions
Office floor plates are often too deep for natural light to reach interior units. Buildings under approximately 14,000 sq ft per floor work best. Major construction challenges include:
- Full MEP rerouting — office HVAC and plumbing don’t match hotel room layouts
- New plumbing stacks per guestroom bathroom
- Complete electrical reconfiguration for in-room systems
- Full fire & life safety system installation
- Structural assessment for elevator & stair placement
- Occupancy change permit through local municipality
Apartment-to-Hotel Conversions
Apartment-to-hotel conversions have structural advantages since units already have individual plumbing and HVAC. The challenges shift to operational infrastructure and brand compliance:
- Front desk, lobby & reception buildout
- Corridor upgrades to brand standards
- Unit standardization & FF&E replacement
- Laundry, back-of-house & housekeeping infrastructure
- Fire alarm system conversion to hotel-class selectivity
- Pool, fitness & amenity upgrades per brand requirements
Why the Right GC Matters in Hotel Work
Hotel construction is not forgiving of inexperience. Every day a room is out of service costs revenue. The GC you choose needs to understand all of these dynamics, not just how to swing a hammer.
Phasing That Protects Revenue
Floor-by-floor, wing-by-wing scheduling keeps rooms online while work progresses. We build cash-flow-aware phasing plans, not just construction schedules.
Brand Approval Experience
We know how to prepare submittals, coordinate with brand design liaisons, and get approvals without multiple revision cycles that eat into your construction window and compress your timeline.
Licensed & Insured in Florida
CGC1537855 and CCC1336901. All work permitted, inspected, and delivered to code. Hotel owners and investors can provide our license credentials to brand representatives and lenders without concern.
Discussing a Hotel Project?
Whether you have a PIP in hand, are evaluating a brand conversion, or are early in the feasibility stage of an adaptive reuse project, call or email for a no-pressure consultation.
Serving South Florida counties
Commercial, residential, and roofing projects from Miami-Dade to Collier. Licensed statewide.
Miami-Dade
Miami, Hialeah, Miami Beach, Coral Gables, Doral, Kendall, Sunny Isles Beach, Bal Harbour, Aventura, Homestead, Miami Lakes, Pinecrest, North Miami, Cutler Bay, Palmetto Bay
Broward
Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Weston, Pompano Beach, Sunrise, Plantation, Davie, Miramar, Deerfield Beach, Tamarac
Palm Beach
West Palm Beach, Boca Raton, Delray Beach, Boynton Beach, Jupiter, Wellington, Palm Beach Gardens, Lake Worth Beach, Royal Palm Beach, Greenacres
Collier
Naples, Marco Island, Immokalee, Ave Maria, Golden Gate, Pelican Bay, Lely Resort, Vineyards, East Naples
Lee
Fort Myers, Cape Coral, Estero, Bonita Springs, Sanibel
Treasure Coast
Stuart, Port St. Lucie, Fort Pierce, Vero Beach, Jensen Beach, Sebastian. Martin, St. Lucie, and Indian River counties on request.
We permit statewide under our Florida CGC and CCC licenses.
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