Caribbean Hotel Profits Retreated in 2009
Cost Controls Mitigate Decline Relative To U.S. Properties
By Scott Smith
The Caribbean lodging industry felt the full negative impact of the recent global recession in 2009, but to a lesser degree than the U.S. hotel industry. During the year, Caribbean hotel revenues and profits experienced double-digit declines. While the results may be disappointing for Caribbean hotel owners and operators, the fall off in net operating income was much less severe than what was experienced by U.S. properties. These findings are reported by Colliers PKF Consulting USA (PKFC) in the recently released 2010 edition of Caribbean Trends® in the Hotel Industry, the only published research available that focuses exclusively on Caribbean hotel profits, revenues, and expenses.
Fewer Guests, Less Revenue
In aggregate, the hotels in the Caribbean Trends® survey sample reported an 11.9 percent decline in total revenue from 2008 to 2009. Leading the dollar decline in revenue was the 13.6 percent fall off in rooms revenue, the result of a 3.7 percent drop in occupancy and a 10.1 percent decline in ADR.
"With fewer guests staying at the Caribbean properties, all other sources of revenue posted declines as well," Smith noted. "Food and beverage revenue fell 13.7 percent from 2008 to 2009, while the revenue from other operated departments (golf, spa, retail, casinos) declined a relatively modest 5.3 percent."
Facing declines in revenue, Caribbean hotel managers responded by cutting costs an impressive 10.5 percent. Unfortunately, this was not enough to overcome the 11.9 percent fall off in revenues.
"Due to climate, population, natural resources, and government involvement, Caribbean hotel managers have some unique operational advantages, and disadvantages, compared to their U.S. counterparts," Smith said. "In general, labor costs and property taxes tend to be less in the Caribbean. However, the cost of supplies, insurance, and utilities are frequently higher than in the U.S."
Despite relatively low wage rates, labor costs are the single biggest item of Caribbean hotels' expenses. Therefore, operators had to implement staffing cuts and salary/wage reductions in order to keep departmental expense ratios in line. In total, labor related expenditures were reduced by approximately 11.0 percent from 2008 to 2009.
The largest expense reduction was achieved in the utility department. "In past issues of Trends® we reported that many hotels in the Caribbean were implementing 'green' sustainable energy practices in an effort to control utility costs. By using energy-efficient light bulbs, toilets, sinks, and showers, Caribbean hotel managers were able to cut their utility costs by 21.2 percent in 2009," Smith observed.
The only expense item to rise in 2009 was insurance costs. During the year, insurance premium payments increased 5.3 percent. "Despite a relatively calm hurricane season in 2009, insurers still fear the threat of hurricanes," he added.
With Caribbean hotel revenues declining at a greater pace than expense cuts, net operating income in the Trends® sample declined 18.2 percent in 2009. While this is a significant decline, it is considerably less than the 35.4 percent drop in profitability reported in the 2010 edition of U.S. Trends® in the Hotel Industry.
Fortunately, things are beginning to pick up in 2010. The peak season results as reported by Smith Travel Research indicated a comeback in the demand for lodging accommodations in the region. "As with the United States, we are clearly in the beginning stage of what should be a period of improving operating performance for the Caribbean lodging industry. Our estimates of demand and ADR growth are strong through 2013. However, one cannot ignore the depth of the 2009 recession and what was occurring in the real estate and financial markets. This is going to be a protracted revival for hotel operators and an even longer recovery for property owners," Smith concluded.
To purchase a copy of the 2010 Caribbean Trends® in the Hotel Industry report in PDF format, please visit the firm's online store at www.pkfc.com/store, or call (866) 842-8754. The report contains several data tables that allow Caribbean hotel owners and operators to benchmark the financial performance of their property based on room count and ADR groupings.
CARIBBEAN HOTELS Change In Unit-Level Performance - 2008 to 2009 Performance Measurement Change ----------------------- ------ Total Revenue -11.9% Departmental Expenses -10.7% Department Income -12.9% Undistributed Expenses -11.1% Gross Operating Profit -14.8% Management Fees -13.9% Total Fixed Charges 2.9% Net Operating Income* -18.2% * Note: Before deductions for capital reserve, rent, interest, income taxes, depreciation and amortization Source: Colliers PKF Hospitality Research Caribbean Resorts versus Comparable U.S. Resorts 2009 Percent of Total Revenue Caribbean U.S. Performance Measurement Resorts Resorts ----------------------- ------- ------- Departmental Expenses 44.2% 49.6% Departmental Profit 55.8% 50.4% Undistributed Expenses 32.1% 28.8% Income Before Fixed Charges 23.7% 21.6% Mgmt. Fees, Property Taxes, Insurance 7.6% 8.0% Net Operating Income* 16.1% 13.7% Number of Rooms 355 351 Occupancy 63.7% 61.2% A.D.R. $184.00 $205.39 * Note: Before deductions for capital reserve, rent, interest, income taxes, depreciation and amortization Source: Colliers PKF Hospitality Research
About Colliers PKF CONSULTING USA | Headquartered in San Francisco, Colliers PKF Consulting USA () is an advisory and real estate firm specializing in the hospitality industry. Colliers PKF Consulting USA is owned by FirstService Corporation and is a subsidiary of Colliers International. The firm operates three companies: Colliers PKF Consulting USA, Colliers PKF Hospitality Research, Colliers International Hotels. The firm has offices in New York, Boston, Indianapolis, Chicago, Philadelphia, Washington DC, Atlanta, Asheville, Jacksonville, Orlando, Tampa, Houston, Dallas, Los Angeles, Bozeman, Miami, Portland, Seattle, Sacramento, and San Francisco.
Colliers PKF Consulting USA offers hotel appraisal and hotel valuation services, hotel market studies, hospitality litigation support, and hotel advisory services. Colliers International Hotels offers hotel brokerage and hotel transaction services. Colliers PKF Hospitality Research produces Hotel Horizons®, an econometrically based hotel forecast, Benchmarker(SM), a customized comparative hotel benchmark report, and Annual Trends®, a historical hotel financial publication featuring rich hotel statistics, as well as hotel research services.
About Colliers International | Colliers International is a global leader in real estate services with more than 15,000 professionals operating out of 480 offices in 61 countries. As a subsidiary of FirstService Corporation (Nasdaq: FSRV; TSX: FSV and FSV.PR.U), Colliers offers the stability of a strong financial partner and significant local ownership providing clients with accountability and enterprising real estate solutions. Colliers provides a full range of services to real estate users, owners and investors worldwide including: global corporate solutions; sales and lease brokerage; property and asset management; project management; hotel investment sales and consulting; property valuation and appraisal services; mortgage banking and insightful research. The Lipsey Company and National Real Estate Investor magazine ranked Colliers International as the world's number two commercial real estate brand.
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