In this article, you'll learn how official building classifications impact the investment process, the challenges of adapting older buildings, and what you should consider before finalizing a property purchase. A common mistake is to consider hotel properties solely based on the services they provide. However, construction law and technical requirements impose much more stringent constraints on them.
Is the hotel a collective housing building?
Yes, in accordance with the Regulation of the Minister of Infrastructure of 12 April 2002 on the technical conditions to be met by buildings and their location, collective housing buildings are facilities intended for the periodic stay of people outside their permanent place of residence.
From a legal perspective, a hotel is a model example of such a facility. Guests stay there temporarily—for a day, a weekend, or several weeks. Classifying a hotel in this category entails a number of very restrictive standards, which we will discuss later.
Is a hotel a service and public building?
In planning documents , hotels are considered to be part of a broadly defined service function. Their primary purpose is to provide specific services to clients:
- providing accommodation,
- gastronomic offer,
- optionally: rental of conference facilities and provision of relaxation areas.
A public building, on the other hand, is a facility designed to meet the needs of a larger number of people and is potentially accessible to everyone . The Regulation on Technical Conditions lists, among others, facilities intended for tourism, services, and catering. Although the definition does not explicitly mention the word "hotel," the specific nature of these buildings requires that the design and adaptation take into account guidelines for public facilities. This applies, for example, to the width of passageways and facilities for people with disabilities.
How does hotel classification affect the investment and adaptation of a building?
A building's classification directly impacts the fire, sanitary, and technical requirements that an investor must meet before commencing hotel operations. These aren't just formalities—the building's classification on paper determines the costs and construction work involved, which must be factored into your business plan.
What requirements must a hotel building meet?
In order for a facility to legally operate under the "hotel" banner, it must meet two types of requirements.
The first are the categorization requirements (from 1 to 5 stars), defined by the Hotel Services Act. These determine the standard of service, minimum room size, and required amenities.
The second type—significantly more difficult and costly to implement at the adaptation stage— is the absolute technical, construction, and architectural requirements. These are described below.
Collective housing building and fire safety requirements
Residential buildings (fire protection category ZL V) are characterized by the highest safety standards. This is because they house people unfamiliar with the layout of the rooms. This requires designing evacuation routes of specific lengths and widths, using highly fire-resistant doors, separating fire zones, and installing smoke extraction and fire alarm systems.
Technical and construction requirements for the hotel
A hotel must safely support its live loads. If you're planning to buy an older building, you'll need to have the load-bearing capacity of the floors verified. Structural reinforcement is often necessary, especially if you're planning to add new floors or heavy infrastructure, such as a swimming pool on a higher floor or on the roof.
Sanitation and ventilation issues
Hotel rooms must meet standards regarding height, sunlight, and access to fresh air. It's also crucial to design efficient mechanical ventilation and air conditioning, as well as provide independent plumbing and sewer lines to each room.
A hotel for everyone, i.e. accessibility for people with disabilities
As a public facility, the hotel must be barrier-free. It must have appropriately sized elevators, ramps, wide doorways, and a certain number of rooms fully adapted to the needs of wheelchair users.
Does the building need to be changed to function as a hotel?
If you're purchasing a property that was previously used for office or technical purposes, you'll need to go through the official change of use procedure. This requires creating a new architectural and construction plan and obtaining a building permit for the planned conversion work.
Hotel Modernization Costs to Consider
When adapting a building into a hotel, the highest costs are generated by internal installations and adapting the facility to strict fire safety standards.
Converting a typical service or office space into a hotel layout requires installing plumbing and sewage lines to each newly designated bathroom in the room. Installing advanced ventilation and air conditioning systems is also a significant expense. In a hotel, these systems must independently service dozens of smaller rooms, not a single open-plan space.
The cost estimate must also include advanced fire protection measures, such as highly fire-resistant doors, smoke extraction systems, voice alarm systems, and the conversion of stairwells into dedicated escape routes.
Can any commercial building be converted into a hotel?
Theoretically, yes, but in practice , not every such investment will be feasible or profitable. Merely providing a service or office function is clearly insufficient.
The main formal obstacle is the local development plan (MPZP), which must allow for collective housing or tourist services in a given area.
Another barrier is the building's structure and supporting structure. This must allow for the creation of designated escape routes compliant with the restrictive ZL V category and the provision of the previously mentioned complex installations to each room. Sometimes, the structure of an older commercial building prevents such extensive intervention. Therefore, a thorough property assessment is crucial.
What to check before purchasing property for a hotel?
Before investing in a building you believe has the potential to become a hotel, conduct a thorough audit. Here's a key checklist:
[ ] Local development plan or development conditions : make sure that local law allows for hotel services on a given plot;
[ ] technical condition of the building : commission a construction expertise covering the condition of the roof, foundations and supporting structure;
[ ] possibilities of adapting the space: assess whether the grid of structural columns and load-bearing walls as well as the window layout will allow for a functional division into rooms;
[ ] fire protection requirements : consult an expert whether the current staircases can be adapted to serve as escape routes;
[ ] connections and utilities: check access to utilities with adequate power - a hotel uses more electricity and water than a standard office building;
[ ] accessibility and parking: check parking options for guests and access for suppliers.
Investment strategy for collective housing buildings
The hotel industry is constantly evolving, and guests today are seeking places with a unique atmosphere. Therefore , a good investment strategy is to adapt properties with a history. Properties offered by Orange often require financial outlays and modernization, but in return, they guarantee excellent locations – from the very centers of cities, where vacant plots are rare these days, to well-connected and attractive locations in smaller towns. Orange Nieruchomości offers, among other things, an interesting selection of investment plots.
Moreover, purchasing an older building and giving it a second life through a thorough renovation is not only a profitable business model. This reactivation and repurposing of the property is your contribution to improving the aesthetics of the local area.
To develop the right investment strategy, consider:
- legal regulations regarding hotel services and facilities – this will help you learn the minimum standards that such a facility should meet. This will allow you to understand the specifics of the industry and guarantee customers the appropriate quality of service. The most important regulations and documents you need to know are:
- Act of 29 August 1997 on hotel services and the services of tour guides and tourist guides;
- Regulation of the Minister of Economy and Labour of 19 August 2004 on hotel facilities and other facilities where hotel services are provided;
- Construction Law Act;
- Regulation of the Minister of Infrastructure on the technical conditions to be met by buildings and their location;
- Regulation of the Ministry of Interior and Administration on fire protection of buildings, other construction works and areas;
- Requirements and guidelines of the State Sanitary Inspection (Sanepid);
- market trends - when you know them, you can create an attractive place that will attract customers and have the chance to generate profits;
- Real Expenses - Public housing buildings, such as hotels, must meet certain standards, which entails expenses. Analyze the cost estimate and verify your realistic financial capabilities.
If you want to know more, read also: Investing in a hotel. Which property should you choose ?
FAQ - Frequently asked questions about hotel building classification
Can a hotel be set up in an existing commercial building?
Yes, but the building must be adapted to the requirements for collective housing facilities.
Does the hotel require a change in building use?
Yes, if the building was previously used for a different purpose, such as office or industrial use, its intended use must be formally changed. This requires preparing a construction design for the conversion and obtaining the appropriate permits.
What fire safety requirements must a hotel meet?
As a ZL V category building, the hotel requires higher fire resistance classes for load-bearing elements, separate staircases, fire alarm systems, voice alarm systems and marked escape routes.
Does the local spatial development plan have to allow for a hotel function?
Yes, the development plan must explicitly allow for commercial buildings with the possibility of collective housing or explicitly designate tourist services. In the absence of a plan, you must obtain a zoning decision.
Can an office building be converted into a hotel?
Yes, it's a popular trend in the investment market. Open spaces make it easier to divide.