In 2018, the Canadian lodging market reached a brand new file excessive for RevPAR. Though regional efficiency differed broadly, extra developments are within the pipeline in 2018 that any 12 months since 2013. After the worldwide monetary disaster hit the Canadian lodging market in 2009, inflicting a 12.3% contraction in RevPAR, the trade generally has been on an upward trajectory. In reality, RevPAR development for the nation has been registered for 106 consecutive months—the longest interval of sustained development on file.
Sturdy metrics in lots of lodge markets, availability of aggressive debt financing, and yield-seeking traders have led to the event of recent property. The event of recent lodge tasks gained momentum lately; almost 30,000 new lodge rooms throughout greater than 250 tasks, presently in varied phases of the planning course of are within the new provide pipeline for 2018. Whereas it’s unlikely all tasks will see their strategy to growth, HVS forecasts provide development to common 2.0% per 12 months over the subsequent three years.
HVS has been monitoring lodge growth prices for the final three a long time by accumulating information of precise lodge construct prices and proposed lodge development budgets throughout our assignments from coast to coast to coast. That is the primary 12 months that HVS Canada has revealed the Canadian Resort Improvement Price Survey and the various pattern of accommodations displays our rising presence in all ten provinces and three territories in Canada.
Our 2018 survey stories per-room lodge growth prices primarily based on information compiled by HVS from lodge tasks proposed and below development from the start of 2015 by the top of 2018, and information from surveyed respondents who opened a brand new lodge throughout that point interval. We now have chosen to group the outcomes into 5 product classes: economic system accommodations, midscale/upper-midscale accommodations with out meals and beverage, extended-stay accommodations (consists of each midscale and upscale accommodations), upscale select-service accommodations, and full-service accommodations.
The HVS Resort Improvement Price Survey presents the typical growth value per room in every product class. Improvement prices change from year-to-year, market-to-market, and site-to-site and as such the outcomes are finest used as a broad measure of typically relevant metrics or ratios; particular consideration must be given to particular tasks, constructing supplies, and areas. Our aim in sharing this info is to supply builders, appraisers, consultants, and different stakeholders out there with help for preliminary value estimates of lodge growth tasks, in addition to to indicate a value comparability throughout the completely different product classes.
Demand Outpaces Provide Progress Nationally, Persevering with to Gas Optimistic Resort Efficiency
Based on STR, Canadian Motels reported a 2018 year-end ADR of $163 and an occupancy of 67%. This marks yet one more file 12 months for RevPAR in Canada because it has exceeded the 2008 file of $85 annually since 2013. RevPAR development reached its quickest clip in 2017 at 7.7%. In 2018, RevPAR development moderated to a nonetheless notable 5.3%.
Provide development over the previous decade has been restricted throughout the nation and the best-performing markets have important limitations to entry. Enchancment in top-line efficiency has not all the time translated into extra proposed provide as working prices have continued to climb in lots of markets and competitors with different developments has pushed up the price of labour, each development and operational expertise, in addition to the price of the perfect growth websites. Canada is pretty infamous for its lengthy winters and pronounced seasonality, each of which have restricted the markets’ potential to dramatically develop occupancy. Many markets, lucky to have important unaccommodated demand throughout peak intervals, are actually pushing room charges greater, which has resulted in important RevPAR will increase since 2013.
Resort Improvement Price Classes
The Uniform System of Accounts for the Lodging Business (USALI) offers trade contributors with a typical language for analyzing the monetary efficiency of a lodge. Nonetheless, a constant format for growth finances is unfortunately missing. As consultants getting ready feasibility research and as appraisers growing opinions of worth for development financing, we have now reviewed a whole lot of lodge growth budgets. We are sometimes requested for enter on lodge growth budgets and discover {that a} lack of widespread language for figuring out related value gadgets is certainly a problem for trade contributors.
For the needs of getting ready the HVS Resort Improvement Price Survey, we have now damaged the weather of a lodge growth finances into 5 classes: land; onerous development and web site enhancements; gentle prices; furnishings, fixtures and gear (FF&E); and pre-opening and dealing capital. We discover these classes to be significant for lodge professionals when endeavor an evaluation associated to lodge feasibility and valuation. The classifications are additionally broad sufficient that professionals with completely different experience can work with and perceive them. Whereas our class constructions aren’t an accounting apply, they do present a foundation from which to investigate and examine proposed tasks.
The next chart reveals our 5 classes and the standard gadgets that every consists of.
Canadian Resort Improvement Price Survey 2018HVS

Oftentimes, the greenback quantity of land in a growth finances will be primarily based on precise acquisitions, appraised worth, or as fairness contributions by events to the deal. For a lot of tasks, the land could have been acquired a number of years previous to the event. When evaluating the feasibility of a undertaking, the land value is most related when it’s an precise acquisition value or is predicated on the “as is” market worth of the location.
Pre-Opening and Working Capital
Working reserves, pre-opening, and advertising and marketing prices are essential gadgets to incorporate in growth budgets. Typically these prices are omitted from the budgets that we overview and are amortized within the revenue and loss statements as a substitute. It’s vital to acknowledge these prices as a part of the potential feasibility of a brand new lodge.
Our lodge growth value classes aren’t meant to be all-encompassing however to mirror the standard gadgets in a growth finances. In development accounting, growth budgets are typically introduced in far better element than for normal funding evaluation. For the needs of contemplating the general feasibility of a proposed lodge, we discover our lodge growth value survey classes to cowl the foremost elements of lodge development prices. Nonetheless, particular person accounting for particular tasks can nonetheless be affected by tax implications, underwriting necessities, and funding constructions.
Information Assortment and Pattern Dimension
In 2018, HVS collected precise lodge development budgets throughout all ten provinces in Canada. Whereas not each development finances was included (as a result of quite a lot of causes, together with incomplete information, skewed information, or distinctive growth attributes), the development budgets sampled span the nation and are from 2015 to 2018. Development prices differ enormously in numerous elements of the nation and every growth is completely different. On this pattern, the very best growth prices per key have been recorded in Fort McMurray. Given the power of this market, when these developments have been underwritten as one of many high performers nationwide, the builders made a acutely aware choice to proceed because the efficiency out there supported the funding choice at the moment. Whereas in most different markets, the identical growth prices would have been worth engineered or the undertaking been deserted. Not surprisingly, the subsequent highest growth prices have been in main cities with robust fundamentals and excessive limitations to entry, akin to Vancouver and Toronto. The bottom prices per room have been evident for economic system accommodations in highway-adjacent or tertiary markets.
Our pattern, which is the idea for this 12 months’s survey, consists of greater than 55 dependable budgets and precise prices produced between January 2015 and December 2018. The distribution of the pattern supply by provinces is damaged down in additional particulars in Exhibit 4. The highest three provinces within the dataset have been additionally the highest three provinces for proposed growth exercise: Ontario, Alberta, and British Columbia. Exhibit 5 reveals that 90% of the surveyed budgets have been for branded accommodations whereas roughly 10% have been for impartial accommodations. As proven in Exhibit 6, our pattern was properly diversified when it comes to chain scales, with upscale and midscale accommodations having probably the most growth exercise.
We additionally examined the chain scale breakdown of our information set towards the nationwide information from STR. Based on STR, almost 30,000 rooms and 250 accommodations are within the planning phases. Our pattern is usually consistent with the STR’s nationwide figures for breakdown by chain scale, with midscale and upscale accommodations being the highest two segments.
Per-Room Resort Improvement Prices
As famous beforehand, that is the primary 12 months HVS Canada has revealed a Resort Improvement Price Survey and we have now included 5 growth value classes. The averages in Exhibit 7 mirror a broad vary of growth tasks throughout Canada, together with tasks in areas with low limitations to entry and in greater barrier to entry markets that embrace city and resort locations.
Canadian Resort Improvement Price Survey 2018HVS

As illustrated above, economic system accommodations’ common growth value per key was round $140,000, and these accommodations have the bottom proportion of sentimental prices and FF&E out of whole growth value when in comparison with different sorts of accommodations within the pattern. Midscale accommodations in addition to extended-stay accommodations every demonstrated a mean growth value per key of roughly $180,000 and $170,000, respectively. Upscale accommodations present a mean growth value per room of roughly $190,000, representing over 27% of our pattern measurement by variety of rooms.
Lastly, full-service accommodations established a mean growth value per key at $456,300. Nonetheless, it needs to be famous that this chain scale was the product class with the least growth exercise. Notably, whereas the land value for many chain scales was typically close to 10% of the full growth prices, for full-Service accommodations the fee was 14.3%. Provided that these developments are typically reserved for greater barrier to entry markets and are competing for a few of the finest websites that is maybe an unsurprising end result.Total, there’s a normal consistency within the growth value ratios throughout the chain scales. As well as, FF&E prices enhance when in comparison with economic system accommodations and to full-service accommodations. The one exception is pre-opening and dealing capital. Since this value class consists of working reserves and pre-opening recruiting, which might differ extensively from developer to developer, pre-opening and dealing capital classes preserve extra idiosyncratic nature that varies by developer and growth fairly than by chain scale.
The desk under outlines the vary of growth value ratios by constructing part and the typical value throughout chain scales.
Canadian Resort Improvement Price Survey 2018HVS

The decrease and higher vary of every of the fee classes by product varieties is displayed in Exhibit 8.
Canadian Resort Improvement Price Survey 2018HVS

The common whole growth value and median whole growth value per room by are detailed in Exhibit 9. The desk illustrates that almost all product varieties had a near symmetrical information distribution with averages that have been typically in step with the median. Nonetheless, within the full-service lodge phase the typical is considerably greater than the median, which signifies that the info in that phase was right-skewed with maybe few high-cost tasks pulling the typical a lot greater than the median.
Canadian Resort Improvement Price Survey 2018HVS

The totals for high and low ranges in every value class don’t add as much as the excessive and low ranges of the sum of the classes. Not one of the information used within the survey included a undertaking that was both all on the low vary of prices or all on the excessive vary of prices. The entire prices proven within the previous desk are from per-room budgets for lodge developments and aren’t a sum of the person elements.
The budgets analyzed on this survey have been supplied straight by builders and homeowners in 2018 and mirror new lodge openings from 2015 to 2018. The survey combines the info from precise development budgets organized throughout 5 product classes with a various geographic illustration, varied constructing supplies, and ranging chain scales.
Given the distinctive nature of every growth, together with location, high quality of product, development supplies, and developer’s position within the growth, prices can differ broadly by undertaking and area. Improvement prices are assumed to be traits of a typical growth web site and embrace typically relevant web site preparation work and servicing. We suggest that customers of the HVS Resort Improvement Price Survey think about the per-room quantity within the particular person value classes solely as a normal information and alter to their native markets and circumstances when contemplating a specific market and attempting to find out a preliminary value.
Key elements influencing growth prices embrace:
Labour (together with developer or normal contractor on undertaking)
Development Supplies
Services/Amenity Providing
Improvement Price Fees & Municipal Controls (together with density)
Branding and Chain scale
Improvement timeline
Builders and contractors are the perfect sources for acquiring prices for a particular lodge undertaking. It is usually suggested that builders seek the advice of multiple supply of their lodge growth course of to extra precisely grasp the true prices of growth. As all the time, HVS stays obtainable to help on this course of.
All particular person property info utilized by HVS for the event value survey was supplied by homeowners or builders and are assumed to be dependable. Information from particular person sources aren’t disclosed.