sorting “myth from reality” 10...internet/wifi in lobby upgraded desk area coffee/tea 24/7 in...

SORTING “MYTH FROM REALITY”

D.K. Shifflet & Associates Ltd.

2011 Industry Trends Presented to HSMAI-Boston

October 6, 2011

2

top5 myths

vs.

reality

Technology 6th

Customer Segments

Hotel Guest Satisfaction

Hotel Amenities

Generations

Pricing

D.K. Shifflet and Associates Ltd.

MYTH

Two Traditional Lodging

Guest Segments:

1. Weekday Business

2. Weekend Leisure

Six or More Lodging

Guest Segments:

1. Convention

2. Seminar

3. Transient Business

4. General Vacation

5. Getaway Weekend

6. Personal Leisure

3 D.K. Shifflet and Associates Ltd.

REALITY

4

Transient Business and Personal Leisure Dominate Business and Leisure Segments Respectively

Business

Leisure

Two Travel Segments

Transient Business

Convention

Seminar Personal Leisure

General Vacation

Getaway Weekend

Six Travel Segments


% of Total U.S. Lodging Room-Nights by Travel Segments (2011P)

5

50

100

150

200

250

2007 2008 2009 2010 2011P 2012P

U.S

. Ho

tel R

oo

m-N

ight

s in

Mill

ion

s

Convention Business

Transient Business*

Seminar Business

*Transient Business includes Client Service, Consulting, Inspections/Audits, Construction/Repair, Sales, Purchasing, Government/Military, Other Company Business

U.S. Domestic Business Travel Segment Hotel Room-Night Demand

Convention and Seminar Business Recovered in 2010 Followed by Transient Business in 2011 and 2012

6

75

125

175

225

275

2007 2008 2009 2010 2011P 2012P

Getaway Weekend

General Vacation

Personal Leisure*

U.S

. Ho

tel R

oo

m-N

ight

s in

Mill

ion

s

U.S. Domestic Leisure Travel Segment Hotel Room-Night Demand

Personal Leisure and Getaway Weekend Leisure Show Stronger Recovery in 2010-2011 With General Vacation Recovering in 2012

*Personal Leisure includes Visiting Friends/Relatives, Special Events, Personal Business such as Medical Visits, Relocation, College Visits, etc.

7

16%

13%

10%

9%

21%

23%

11%

13%

19%

16%

23%

27%

Top 25 Markets

Total U.S.

Convention/Mtgs Seminar Transient Business Getaway Wkend Vacation Personal

Top 25 Markets Attract More Conventions and Less Personal Leisure

% of Lodging Room-Nights By Travel Segment

8

16%

19%

10%

6%

21%

28%

11%

9%

19%

11%

23%

28%

Top 25 Markets

Boston

Convention/Mtgs Seminar Transient Business Getaway Wkend Vacation Personal

Boston Attracts More Convention and Transient Business Room-Nights Compared to the Top 25 Markets

% of Lodging Room-Nights By Travel Segment

9

6th

Guests are not just weekend and weekday


MYTH

A Good Hotel

Is Rated High by

All Lodging Customers

Not All Lodging

Customers Are Alike


REALITY

11

Hotel Guests Rate Boston Hotels Slightly Higher Compared to the Top 25 Markets

50% 52%

0.35

0.45

0.55

0.65

Total Satisfaction

Top 25 Markets Boston, MA

High Lodging Satisfaction Ratings (%9-10 on 1-10 scale) Among Hotel Guests

12

However Satisfaction Varies Depending on the Guest Segment

50%

35%

45%

55%

65%

Total Satisfaction Group Business Transient Business Getaway Weekend General Vacation Personal Leisure

Top 25 Markets


13

Guests Rate Boston Hotels Right for all Business Purposes and General Vacations

50% 52%

35%

45%

55%

65%

Total Satisfaction

Group Business Transient Business

Getaway Weekend

General Vacation

Personal Leisure

Top 25 Markets Boston, MA


14

6th


Boston hotels satisfy some guests more than others


MYTH

Guests Always Expect

the Lowest Price

Guest Are Willing to Pay

More for Some

Amenities…


REALITY

16

Business Guests Are Willing to Pay More For Some Services (Four in Ten Will Pay More Internet, Breakfast, Shuttle, Frig)


0 20 40 60 80

Premium TV channels

Large HD TV

Fitness center 24/7

Soft drinks/snacks in lobby

Microwave in room

Bottled water 24/7 in lobby

Late check-out

Coffee/tea in room

Bottled water in room

Refrigerator in room

Shuttle to/from airport/businesses

Buffet breakfast

Internet in room

2nd Tier

Top Tier

% of Business Travelers rating 8,9, or 10 on a 10 point scale (n=1100 surveyed in January - February, 2011)

% of Business Travelers Who Are More Likely to Stay and Pay a Higher Room Rate if Complimentary Item or Service Offered (2011)

17

Business Guests Are Less Willing to Pay For Some Services (Don’t Offer or Offer for a Fee)


0 20 40 60 80

Loaner work-out equipment

Automated massage chair in lobby

Luggage storage lockers

Gaming System (Wii, Play Station)

Same day laundry (2 item max)

Pets allowed

Concierge

Video library at front desk

Local/national newspaper at front desk

Local/national newspaper at door

Restaurant coupons

Internet/WiFi in lobby

Upgraded desk area

Coffee/tea 24/7 in lobby

Soft drinks/snacks in room

Buffet dinner

Evening social hour

3rd Tier

Bottom Tier

% of Business Travelers rating 8,9, or 10 on a 10 point scale (n=1100 surveyed in January - February, 2011)

% of Business Travelers Who Are More Likely to Stay and Pay a Higher Room Rate if Complimentary Item or Service Offered (2011)

18 0 20 40 60 80

Coffee/tea 24/7 in lobby

Premium TV channels

Bottled water 24/7 in lobby

Bottled water in room

Shuttle to/from airport/businesses

Buffet dinner

Large HD TV

Soft drinks/snacks in lobby

Coffee/tea in room

Microwave in room

Late check-out

Internet in room

Refrigerator in room

Buffet breakfast

Leisure Guests Are Willing to Pay More For Some Services (Four in Ten Pay More: Breakfast, Frig, Internet, Late Check-out)


Top Tier

% of Leisure Travelers rating 8,9, or 10 on a 10 point scale (n=1100 surveyed in January - February, 2011)

% of Leisure Travelers Who Are More Likely to Stay and Pay a Higher Room Rate if Complimentary Item or Service Offered (2011)

2nd Tier

19 0 20 40 60 80

Loaner work-out equipment

Luggage storage lockers

Same day laundry (2 item max)

Automated massage chair in lobby

Gaming System (Wii, Play Station)

Concierge

Local/national newspaper at front desk

Pets allowed

Video library at front desk

Local/national newspaper at door

Upgraded desk area

Internet/WiFi in lobby

Fitness center 24/7

Evening social hour

Restaurant coupons

Soft drinks/snacks in room

Leisure Guests Are Less Willing to Pay For Some Services (Don’t Offer or Offer for a Fee)


3rd Tier

Bottom Tier

% of Leisure Travelers rating 8,9, or 10 on a 10 point scale (n=1100 surveyed in January - February, 2011)

% of Leisure Travelers Who Are More Likely to Stay and Pay a Higher Room Rate if Complimentary Item or Service Offered (2011)

20

6th



Guest will pay extra for some items


21

How Many Millennials In The Room?

MYTH

Millennial

Generation

Is Taking Over So

Need To Promote &

Design For Them

REALITY

Gen X and

Boomers

Still Dominate

---

And Will

For Years


23

Millennials Are Increasing The Fastest, But…

U.S

. Ho

tel R

oo

m-N

igh

ts in

Mill

ion

s


Generations: U.S. Domestic Hotel Room-Night Demand*

0

100

200

300

400

2007 2008 2009 2010 2011P 2012P

Millennials <31 Silent/GI 66+

Boomers (47-65)

GenX (31-46)

*Age as of January 2011

24

-20 -15 -10 -5 0 5 10 15 20

Millennials Are And Will Be A Small Component For Many Years

Generation Total Room-Nights Size and Growth (Millions) - 2010-2011P

Boomers (47-65)

GenX (31-46)

Silent/GI 66+ Millennials <31


25

Boston Attracts a Larger Proportion of Boomers

GI/Silent 10%

Baby Boom 36% Gen X

38%

Millenial 16%

Top 25 Markets

GI/Silent 9%

Baby Boom 38% Gen X

36%

Millenial 17%

Boston, MA


% of Hotel Room-Nights By Generation

26

6th




Don’t forget Boomer guests


MYTH REALITY


We Must Wait Until

Occupancies Increase

Substantially

Before We Dare

Increase Rates

---

Historic

Don’t Wait:

Increase Rates In

Small Increments (Below JNDs)

---

When

Value Is Perceived

To Be High!

28

Last Time: Rates Increased Very Slowly Then Fast Ramp-up Drove: Trade-down, Brand Switching & Drop-out. Value High Now!

Industry ADR and Net Value

0

100

200

300

400

500

600

60

80

100

120

140

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010F 2011F

Ind

exed

AD

R (

bas

e ye

ar 2

000)


Ind

exe

d N

et V

alu

e (

bas

e ye

ar 2

000)

ADR Flat ADR Ramp-Up

29

6th





Raise rates incrementally – use guest evaluations as a guide


MYTH

Technology will

replace business

travel in the future

REALITY

Not happening yet

…

Stay tuned


31

Travel Wins Over Technology For Now

0% 25% 50% 75% 100%

Travel hassles have made electronic business communications more desirable

Nothing will ever replace in person meetings regardless of distance

People communicating in person have business advantage over people

communicating electronically

Strongly Agree Somewhat Agree

% of Business Hotel Guests Agreeing With Statement

32

Travel Wins Over Technology For Now

0% 25% 50% 75% 100%

Electronic communication as effective as in person

Electronic business relationships as important as in person

Electronic methods for business communication will replace most travel in next 5-10 years

In person business meetings necessary regardless of distance

Travel hassles have made electronic business communications more desirable

Nothing will ever replace in person meetings regardless of distance

People communicating in person have business advantage over people communicating electronically

Strongly Agree Somewhat Agree

% of Business Hotel Guests Agreeing With Statement

33

Travel wins over technology 6th







34

Travel wins over technology 6th







top5 myths

vs.

reality

35

THANK YOU!

For Additional Information Contact:

Chris Klauda [email protected]

www.DKSA.com

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sorting “myth from reality” 10...internet/wifi in lobby upgraded desk area coffee/tea 24/7 in...

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