Know what the building needs before you spend

Audits, condition assessments, CapEx plans and due diligence for hotel owners, buyers and lenders. Written by people with hotel operations backgrounds, so the priorities make sense to the operator as well as to the bank.

  • Fixed-fee assessment
  • Three-year CapEx plan
  • Assessment fee separate from any works
Request a fixed-fee assessment proposal View a sample report (CT-01)

This example sheet shows the format of our condition reports. Select a system to read its finding.

Condition assessment · extract

Example: 176 rooms, 13 storeys

1Failed2Poor3Fair4Good5As new

Reading the report

Life safety first, then guest comfort, then efficiency

The order is about priority; efficiency still carries real value.

Each system gets a rating, a remaining-life estimate and one recommended action, placed in the year it should happen. Immediate items and red flags sit in their own column, ahead of Year 1, so they can be used in a price negotiation.

Three-year CapEx plan

Value band: under 0.5m0.5-2mover 2m SAR (example)

Immediate · red flag

  • Fire alarm and detection

Year 1 · 2 items

  • Guest room fan coils
  • Generator transfer switch

Year 2 · 3 items

  • Chillers
  • Hot water plant
  • Fire pumps and sprinklers

Year 3 · 1 item

  • Fresh air handling units

Monitor: hot joint fixed as maintenance; outside the three-year CapEx plan; replacement year tracked in the lifecycle plan (CT-24), which looks five years ahead: LV switchboard

CT-01 · CT-02Condition assessment · extractNot a CORETECH projectExample only

What's included

Six ways to get an engineer's view

Each one ends in a written document. Most clients start with the Hotel Technical Assessment (CT-01): the condition assessment and the CapEx plan, ordered together for a fixed fee.

  • Technical audit

    A review of how the building's systems are run and maintained: records, planned preventive maintenance (PPM) coverage, compliance gaps, energy waste, and a review of the Legionella water management plan.

    Useful forOwners checking an operator, operators taking over a hotel

  • Asset condition assessment

    Every major system inspected, rated 1 to 5, photographed, with remaining life and a recommended action.

    Useful forBudget planning, refurbishment scoping, insurance

  • CapEx planning

    The assessment turned into a prioritised three-year programme that can go to the board for approval. Each line carries an estimate, its basis and a contingency.

    Useful forAsset managers, boards, lenders

  • Technical due diligence

    A focused inspection before an acquisition or refinancing: red flags, compliance risks, and the spend the buyer inherits.

    Useful forInvestment companies, buyers, lenders

  • Owner's technical representative

    An engineer on the owner's side while another contractor does the works: submittal reviews, site inspections, witnessing tests, checking payment claims. This sits alongside the statutory supervision by the project's licensed engineering office, which it does not replace.

    Useful forOwners without an in-house technical team

  • Chiller plant energy check

    Two weeks of logging gives chiller-only and whole-plant kW per ton of refrigeration (kW/TR), with chiller-only results compared with the maker's rated curve at the logged ambient, and the three or four changes worth making, each with its estimated saving and payback.

    Useful forOwners and asset managers with a rising electricity bill, before a chiller decision

Typical situations

When you need a number to defend to the board or the lender

The situation, and what we would hand back for it.

You're buying a hotel and need to know what the building will cost you in its first three years.

Technical due diligenceRed flags first, then the inherited CapEx, in a form your deal team can use in the price.

The board or the lender wants a costed CapEx plan before approving the budget.

Condition assessment and CapEx planEvery line traceable to a system, a rating and a photo.

The operator says the chillers need replacing, and the owner wants an independent view.

Technical auditReplace, repair or wait, with the reasons written down.

A brand change is being negotiated and the technical cost isn't known yet.

Hotel Technical Assessment (CT-01)The property improvement plan (PIP)'s technical items priced before you sign.

Another contractor is on site and nobody on the owner's side checks the work.

Owner's technical representativeOur engineer reviews, inspects and witnesses on your behalf.

The district cooling bill keeps rising, and the provider says the hotel's ΔT (the supply-to-return temperature difference) is low.

Technical auditThe building (secondary) side of the energy transfer station and the secondary loop checked, the causes of the low-ΔT penalty ranked and the fixes priced.

How the engagement works

A fixed fee, agreed before we visit

Tell us the rooms, the age of the building and what the report is for. We confirm the scope and the fee in writing, then book the site days with your chief engineer.

  1. Brief and documents

    Drawings, maintenance records, past reports and utility bills, whatever exists.

  2. Site inspection

    Plant rooms, roof, risers and sample rooms, with tests where they tell us something.

  3. Interviews

    The chief engineer, housekeeping and front office. They know where the building fails.

  4. Draft and review

    A draft report walked through with you, so nothing in the final version is a surprise.

  5. Final report

    Issued with the CapEx plan and asset register, and presented to the board if you want.

Who signs off
Scope and feeThe client: owner, buyer or asset manager
Site access and recordsHotel general manager and chief engineer
Final reportIssued to the client, who decides who else sees it
ServiceFixed fee

Chiller plant energy check

Two weeks of logging at the plant: power to each chiller and pump, chilled-water flow, and supply and return temperatures. We log chiller-only and whole-plant kW per ton of refrigeration (kW/TR) separately, across the day and against outdoor temperature. Chiller-only results are compared with the maker's rated curve at the logged ambient; the SBC 601 minimum applies to new equipment at AHRI rating conditions, and is checked at submittal. You get the three or four changes worth making, such as chilled-water temperature reset, pump speed, staging, condenser coil cleaning and controls, each with its estimated saving and simple payback.

  • Savings verified to IPMVP (the International Performance Measurement and Verification Protocol): a written M&V plan sets the boundary, option, baseline period and adjustments before work starts, with Option B for plant and Option C for whole-building bills
  • Results compared against a baseline adjusted for cooling degree-days and occupied room-nights (ASHRAE Guideline 14)
  • Report usable with any contractor

Request a site visit

Start hereFixed fee, quoted before we visit

Hotel Technical Assessment (CT-01)

Condition assessment of the MEP and fire and life safety (FLS) systems with a three-year CapEx plan; the maintenance lifecycle plan (CT-24) looks five years ahead. It is the first thing we sell, and it stands on its own. Due diligence and owner's technical representation are quoted separately.

What you receive

  • A two-page executive summary, with immediate items and red flags listed separately
  • Every system rated 1 to 5, with remaining life, photos and one recommended action
  • A three-year CapEx plan: each line with an estimate, its basis and a contingency
  • Energy use per occupied room from 12 months of electricity bills, with payback on energy lines
  • The asset register as a spreadsheet
  • The report is yours to share with any contractor; you're under no obligation to use us for the works

Request a fixed-fee assessment proposalView a sample (CT-01, PDF)

What you receive

The report, section by section

Written for two readers: the engineer who will act on it and the person who will approve the money.

CT-01Condition reportSpecimen · illustrative hotel · PDFView a sample
  1. Executive summaryTwo pages for the board or lender, with immediate items and red flags listed separately for price negotiation
  2. Life-safety and compliance risksFlagged first, against SBC and Civil Defense
  3. Condition by systemRatings 1 to 5, remaining life, photos
  4. Three-year CapEx planYear by year; each line with an estimate, its basis and a contingency. The maintenance lifecycle plan (CT-24) looks five years ahead.
  5. Energy and utilities12 months of electricity and water bills per occupied room, and each energy line with its estimated kWh and SAR saving per year and simple payback.
  6. Asset registerSpreadsheet, every asset with its rating
  7. Photo logReferenced to the register
  8. Due diligence summaryFor acquisitions: red flags and inherited spend

Before you commission an assessment

How long does an assessment take?

It depends on the size of the hotel and how good its records are. We give you the site days and the report date in writing with the fee.

Is the CapEx plan costed?

Yes. Each line carries a budget estimate, its basis (quote, unit rate or allowance) and a contingency, so your finance team can see what is firm and what is an allowance. The example on this page shows value bands only, because it is not a real building.

Can the report be written for our lender?

Yes. We can write it for a lender or investment committee and present it to them. Tell us at the start, because it changes the format of the summary.

If we hire you for the assessment, do we have to use you for the works?

No. The report is yours, and it is written so any contractor can price from it. If you do ask us to price the works, we say so in writing so the two roles stay clear.

Can you help with Mostadam or our brand's energy reporting?

Yes, on the technical side. We provide the metered energy and water data, the equipment register and the technical evidence your Mostadam assessor asks for, and work alongside them. We don't issue or claim a rating; that stays with your assessor.

Codes we work to

The Saudi regulations and standards behind this service, with what each covers and how we apply it.

All regulations and standards

Other services

Start with an assessment

Get the building's condition on paper

Request a fixed-fee assessment proposal