FAQs

  • Why should I renovate?

    Regional motels face more competition than ever: from other local motels (that may be renovated) and new models like Airbnb. At the same time, guests expect higher standards, are easily influenced by reviews, and can find a motel that meets their expectations instantly online.

    For older motels, renovation is essential to protect and increase: occupancy and room rates, profitability, property investment valuations, freehold property asset value and business or leasehold management market share.

  • Will a reno be worth it?

    We help motel owners assess whether renovation is the right decision. We can quickly and clearly map out what’s needed to lift your star rating, bookings, profitability and/or resale value – so you can decide if it’s a viable option for you. We don’t proceed with renovations unless we are convinced it will pay off for our clients. That’s just how we work.

  • What are the benefits of a well-informed and well-executed renovation?

    Clients enjoy a range of benefits at the completion of works including: increased room rates, demand and bookings, visitor satisfaction (online reviews), and property/business resale value. Staff and community morale and the business’ standing in the community are also boosted.

  • How can I expect to continue to run a motel?

    With all works and room fitouts staged, we ensure minimum disruption so the motel can remain operational during the works. We’ve got the experience and proven track record behind us – allowing us to progressively complete rooms fast so they are back on your books in no time.

  • With LMF, a standard guest room renovation averages $22,000 (depending on size, condition etc): isn’t that expensive?

    Not when you put it into perspective. In a home, fully renovating a large bathroom alone can cost $22,000 or more. We can renovate an entire motel guest room (that’s a bathroom plus bedroom including fittings and fixtures such as tap and door hardware, carpet, joinery, lighting) to a stylish ‘hotel standard’ for around the same. In a much shorter time!

  • What is excluded from the works?

    The majority of our work focuses on the internal fitout. Our works exclude major capital and structural construction including roofing and inwall / inslab services and infrastructure.

  • Wouldn’t it be cheaper and easier to go with local builder?

    Take a look at the comparison and decide for yourself?

    LMF Renovation organised by motel owner/investor with local builder
    The plan right from the start Planning a renovation is complex. We help get your investment paying off from the start, with expert, clear and proven advice:

    • Scope, design and layout specifically created for your property, target market/s, budget, location and business objectives.
    • Crucial considerations around sustainability and universal access.
    • Safety regulations, fire codes, and all other relevant building standards and compliance.
    Time + schedule
    • We’re a commercial team and work at a commercial pace, experienced in renovating working motels.
    • We finish an average of one room every 1 to 2 days – and hand over complete jobs in around half standard timelines.
    • For example, in Townsville, a detailed 8-week schedule covered:
      • a full 34-room renovation
      • creating 5 extra guest rooms from an existing restaurant
      • New reception, manager’s residents and family room.
    • As well as construction, our schedule included electricians, plumbers, painters, plasterers, tilers, waterproofing, carpet installation, aircon installation and minor landscaping: all highly skilled regional tradies sourced, organised and supervised by us as scheduled.
    • No time lost, no schedule gaps, no delays.
    • It includes phased construction and handover of grouped rooms to maximise occupancy and minimise guest disruption throughout.
    • For a motel owner to drive this process with the help of a local builder, we estimate it would take at least 3 times as long – making our 8-week process a 24-week process (around 3.5 months) or more.
    • Inevitably, there would be gaps and delays: waiting for tradies, equipment and supplies – plus a local builder’s understandable (and necessary) commitment to other jobs.
    Cost Our leading supply networks and purchasing power mean exceptional quality for much less.
    Your time. stress & worry At LMF, we organise, schedule, supervise and drive the entire project: delivering it on time and budget every time. We bring together the people, processes, equipment and expertise to get the job done: safely and smoothly, with a hotel-standard result. All while you get on with your business and life, feeling informed and confident every step of the way. Without LMF’s unique ‘full service’ offering, you will need to drive the project: sourcing an architect or designer, a local builder, and other experts from wherever you can find them. You will need to weigh up designs, details and layouts – plus organise plans, specifications, tenders and pricing.

    Of course, you’ll also need to closely monitor construction that’s easily delayed by other jobs, equipment hold-ups, or tradie availability – with flow-on effects for reputation and budget.

    Importantly, you’ll also need to ensure the entire process adheres to regulations and considerations around building standards, safety, accessibility and sustainability.

    Onsite Risks
    • At LMF, we’re an experienced commercial construction company, with a track record and proven cost-effective and efficient system of renovating working motels.
    • We understand the specific safety regulations and systems needed to keep workers and guests safe – and minimise risk for motel owners.
    • We also have the right insurances in place for construction in a working motel with guests and workers in the vicinity.
    • We understand stringent fire codes, accessibility laws, and sustainability considerations – and exactly how to meet and address them.
    • When it comes to renovating working motels – with guests and workers in close vicinity – we believe it’s essential risk management for owners and investors to choose a commercial construction company with the legal knowledge, safety systems and insurances in place.
    Advice & resources How to approach it – target markets, designs based on consumer research
    The plan right from the start
    LMF
    Planning a renovation is complex. We help get your investment paying off from the start, with expert, clear and proven advice:

    • Scope, design and layout specifically created for your property, target market/s, budget, location and business objectives.
    • Crucial considerations around sustainability and universal access.
    • Safety regulations, fire codes, and all other relevant building standards and compliance.
    Time + schedule
    LMF
    • We’re a commercial team and work at a commercial pace, experienced in renovating working motels.
    • We finish an average of one room every 1 to 2 days – and hand over complete jobs in around half standard timelines.
    • For example, in Townsville, a detailed 8-week schedule covered:
      • a full 34-room renovation
      • creating 5 extra guest rooms from an existing restaurant
      • New reception, manager’s residents and family room.
    • As well as construction, our schedule included electricians, plumbers, painters, plasterers, tilers, waterproofing, carpet installation, aircon installation and minor landscaping: all highly skilled regional tradies sourced, organised and supervised by us as scheduled.
    • No time lost, no schedule gaps, no delays.
    • It includes phased construction and handover of grouped rooms to maximise occupancy and minimise guest disruption throughout.
    Renovation organised by motel owner/investor with local builder
    • For a motel owner to drive this process with the help of a local builder, we estimate it would take at least 3 times as long – making our 8-week process a 24-week process (around 3.5 months) or more.
    • Inevitably, there would be gaps and delays: waiting for tradies, equipment and supplies – plus a local builder’s understandable (and necessary) commitment to other jobs.
    Cost
    LMF
    Our leading supply networks and purchasing power mean exceptional quality for much less.
    Your time. stress & worry
    LMF
    At LMF, we organise, schedule, supervise and drive the entire project: delivering it on time and budget every time. We bring together the people, processes, equipment and expertise to get the job done: safely and smoothly, with a hotel-standard result. All while you get on with your business and life, feeling informed and confident every step of the way.
    Renovation organised by motel owner/investor with local builder
    Without LMF’s unique ‘full service’ offering, you will need to drive the project: sourcing an architect or designer, a local builder, and other experts from wherever you can find them. You will need to weigh up designs, details and layouts – plus organise plans, specifications, tenders and pricing.

    Of course, you’ll also need to closely monitor construction that’s easily delayed by other jobs, equipment hold-ups, or tradie availability – with flow-on effects for reputation and budget.

    Importantly, you’ll also need to ensure the entire process adheres to regulations and considerations around building standards, safety, accessibility and sustainability.

    Onsite Risks
    LMF
    • At LMF, we’re an experienced commercial construction company, with a track record and proven cost-effective and efficient system of renovating working motels.
    • We understand the specific safety regulations and systems needed to keep workers and guests safe – and minimise risk for motel owners.
    • We also have the right insurances in place for construction in a working motel with guests and workers in the vicinity.
    • We understand stringent fire codes, accessibility laws, and sustainability considerations – and exactly how to meet and address them.
    Renovation organised by motel owner/investor with local builder
    When it comes to renovating working motels – with guests and workers in close vicinity – we believe it’s essential risk management for owners and investors to choose a commercial construction company with the legal knowledge, safety systems and insurances in place.
    Advice & resources
    LMF
    How to approach it – target markets, designs based on consumer research