Zinit Industries Hospitality

Hotel suppliers who deliver before the floor closes.

A brand PIP comes with a deadline and a renovation the hotel has to fit into its soft season, so case goods that land six weeks late push the last floors into the months it sells out. Zinit's AI agents check every FF&E package against the week its floor closes, find hotel suppliers who meet the brand standard and land sooner, and run the bidding on the date on site and the landed cost.

Run it on your PIPSee how it works
  • 103M+ supplier and company database
  • First RFP in under an hour
  • Your team directs and approves
  • SOC 2
Example hotel: 160 keys, upscale select-serviceA brand PIP, two floors closed at a time, planned for January 4 to April 25renovated still closed in June

A June night with floors 8 and 9 still closed

rooms forecast
144
rooms open
120
turned away
24
24 rooms a night turned away in JuneCase goods quoted for February 15 reach the hotel six weeks after floors 2 and 3 were due to close, so every phase moves and floors 8 and 9 stay closed until June 7, past the brand's May 31 deadline.
  1. 1,567conversion projects

    in the US hotel pipeline at mid-2026, a record (Lodging Econometrics), and a hotel converting to a brand gets that brand's PIP.

  2. $12Mof displacement

    from hotel renovations that one lodging REIT assumed in its 2026 guidance (Service Properties Trust).

  3. 25%duty

    on wooden vanities and upholstered wooden seating from most countries since October 14, 2025, scheduled to rise to 50% and 30% on January 1, 2027 (Section 232).

The month decides what a closed floor costs.

Hotels renovate in their soft months because a room they would not have sold costs nothing to close, which is why a late delivery hurts most when it pushes the work toward summer.

US hotels in 2025, month by month: average daily rate and occupancy (CoStar)

  1. JanAverage daily rate$151.20Occupancy52.5%
  2. FebAverage daily rate$159.39Occupancy59.1%
  3. MarAverage daily rate$161.78Occupancy63.6%
  4. AprAverage daily rate$161.28Occupancy63.9%
  5. MayAverage daily rate$162.72Occupancy65.3%
  6. JunAverage daily rate$162.51Occupancy68.5%
  7. JulAverage daily rate$161.90Occupancy68.2%
  8. AugAverage daily rate$158.93Occupancy66.1%
  9. SepAverage daily rate$162.69Occupancy63.4%
  10. OctAverage daily rate$167.71Occupancy65.8%
  11. NovAverage daily rate$153.77Occupancy57.9%
  12. Full yearAverage daily rate$160.54Occupancy62.3%

the example's planned months where its slip lands

CoStar's monthly figures as first published; it released December 2025 only inside the full-year figures, shown in the last tile. Brighter tiles earned more per available room. A hotel's own calendar is sharper, and its STR report shows it.

Worked example: what the six-week slip costs the hotel above

$104.1K of room revenue turned away

  • May: 16 rooms a night(136 forecast − 120 open) × $162.72, the US rate for May 2025 × 31 nights$80.7K
  • June 1–6: 24 rooms a night(144 forecast − 120 open) × $162.51, the US rate for June 2025 × 6 nights$23.4K

Our arithmetic, at the US average rate for each month, close to the upscale average for 2025 of about $166. The hotel loses only the guests it cannot fit into the 120 rooms left open, and through April it expects fewer than that, so the planned phases and the first five nights of the slip cost nothing in rooms. Food, beverage and parking come on top, and reopening on June 7 also misses the brand's May 31 deadline.

This room reopens when its furniture and vanity arrive.

The brand's date is written into the franchise agreement.

A sale, a franchise renewal or a conversion to a new brand comes with a property improvement plan: the work the brand requires to bring the hotel to its current standard, with a date for each item written into the franchise agreement. The owner pays for all of it, and the brand consents to the designer and the contractor and reviews the plans before work starts.

If the date passes

  1. The brand sends a notice of default with a short cure period: 30 days in one franchise agreement we read, and as few as ten days' notice in another.

  2. Fees run while the work is late: one brand charges a past-due renovation fee of $10,000 every six months.

  3. An uncured default lets the brand end the franchise, and the agreements set liquidated damages at 60 months of the hotel's average royalties for most of the term in one, and up to 36 months of its average fees in the other.

  4. A hotel loan can follow the brand: in one 2026 loan, unfinished PIP work triggers the lender's cash controls.

From two brands' 2025 and 2026 franchise disclosure documents and a 2026 hotel loan's offering terms. Extensions are the brand's to grant, for a fee in one agreement and for no more than six months in the other, and your own agreement sets the dates, periods and amounts.

Property improvement planExample hotel, issued on the change of ownership
  • GuestroomsCase goods, seating, bedding and lighting replaced to the current brand standard
  • BathroomsTubs converted to walk-in showers, with new vanities, tops, mirrors and lighting
  • CorridorsCarpet, wallcovering and room signage
  • Public areasLobby and breakfast-area furniture, flooring and lighting
  • ExteriorBrand signage and site lighting

Complete byMay 31, 2027

Who signs off on a renovation, and what each of them gets.

The owner pays for a renovation, the management company runs it and the brand approves it, and any of them, or the people they hire, can hold up the date.

WhoOwnsWhat Zinit gives them
Owner and asset managerOwnsThe PIP budget, the deadline and the returnWhat Zinit gives themThe cost of a late package in this hotel's season, before the purchase order is signed.
Management companyOwnsThe phasing plan and the rooms out of orderWhat Zinit gives themEvery delivery date checked against the week its floor closes.
Brand design and standardsOwnsThe standard, consent to the designer and the contractor, and approval of any substituteWhat Zinit gives themAlternatives drawn from the makers it already accepts, with any substitute flagged before anyone asks for a review.
Interior designerOwnsThe specification and the shop drawingsWhat Zinit gives themBids that quote the specification as written, with every deviation named.
Purchasing companyOwnsOrders, freight, warehousing and installation datesWhat Zinit gives themMore qualified factories in each event, and bids scored on the date on site.
General contractor and installersOwnsThe crews and the order of the floorsWhat Zinit gives themDelivery dates written into the RFQ floor by floor, in the order the crews install.

Five things that go wrong on a renovation, and what Zinit does about each.

  1. The case goods are made overseas, and the phasing plan assumed they would be on site.

    What Zinit doesEvery package's date on site checked against the week its floor closes, before the purchase order.

  2. The brand's deadline is fixed, and the soft season ends before it.

    What Zinit doesThe cost of a slip priced month by month, with the deadline beside it.

  3. The package goes to the same three factories every time.

    What Zinit does103M+ suppliers searched, narrowed to factories the brand accepts for the package; each factory's own quote confirms its date.

  4. Duty and freight change the landed cost after the budget is set.

    What Zinit doesBids compared on landed cost, with the factory price, freight and duty in one number.

  5. Each hotel in the portfolio buys on its own, under a different brand and deadline.

    What Zinit doesOne event for the same package across your hotels, each held to its own brand standard.

Three moves that keep the work in the soft season.

103M+ suppliers, AI agents that find and screen them and run the bidding, and procurement people who work beside your team.

  1. See which packages will miss their floor

    Each FF&E and OS&E package's date on site against the week its floor closes, from the first phase to the brand's deadline.

    The risk in weeks, and in rooms turned away.

  2. Find a factory that lands sooner

    A maker that meets the brand standard and ships earlier, confirmed by its own quote, because no factory's schedule sits in a database.

    A screened alternative with a quoted date on site.

  3. Run the bidding on the date on site

    The event is set up from your PIP and your designer's specification in under an hour, the bids take the weeks they take, and your team awards on landed cost and delivery date.

    Floors that reopen on the plan's dates.

Sometimes no factory beats the incumbent's date, and then you know it in time to resequence the floors or ask the brand for more time. Your purchasing company keeps freight, warehousing and installation, since this work happens before the purchase order.

From the PIP to floors that reopen on time, in six steps.

Click a step to follow one hotel procurement event from the PIP to the supplier search. Zinit is connected to your project drive, your purchasing log and your accounting system, so nothing is uploaded. Every figure belongs to the example hotel.

Zinit — Example hotel, 160 keys, PIP 2027

Connected sources, already read

  • Project drivePDF Brand PIP, 41 line itemsread
  • Project drivePDF FF&E and OS&E specification, rev. Cread
  • Project driveXLSX Phasing plan: 4 phases, 8 floorsread
  • Purchasing logXLSX Quotes and award dates, 46 linessynced
  • AccountingPO Purchase orders and depositssynced

Each kind of hotel renovates on a different clock.

Zinit runs the same check on every hotel, and what sets the date changes with the hotel. Pick yours.

Franchised select-service hotels

What sets the date

  • The PIP's dates, written into the franchise agreement after a sale, a renewal or a conversion.
  • The soft season: owners schedule the work in their lower-demand months, and one owner of upscale and upper-midscale hotels keeps rooms out of service for renovation under 1% of its room nights.
  • Case goods and vanities made overseas, and the PTAC unit in each room.

Where sourcing moves it

The PIP packages bid across factories that meet the brand standard and scored on the date on site, with the same package bought for every hotel you own under that brand.

Full-service and convention hotels

What sets the date

  • Group business sold months or years ahead, which fixes when meeting space and floors can close.
  • Ballrooms, meeting rooms and kitchens that can close only between events; one owner of convention hotels put the 2025 cost of construction disruption at about 190 basis points of RevPAR.

Where sourcing moves it

Public-space and meeting-room packages bid against the group calendar, so the work fits the gaps between events.

Resorts

What sets the date

  • A short peak season that pays for the year, so the work has to finish before it opens.
  • Outdoor and pool furniture, and custom pieces made to the design, often by a single workshop.
  • Some renovations close the whole resort: one owner closed a 393-room oceanfront hotel for a $103 million renovation in 2025.

Where sourcing moves it

A second qualified workshop for the custom pieces, found while there is still time to sample and approve it.

Independent and soft-brand hotels

What sets the date

  • Dates set by the owner and the lender, with no brand deadline behind them.
  • A design specified piece by piece by the owner's designer, with no brand package to fall back on.

Where sourcing moves it

A wider search for each piece, since no required-vendor list narrows it, with your designer approving each alternative.

Operating supplies across a portfolio

What sets the date

  • Linens, towels, amenities and cleaning supplies that run out on a schedule, property by property.
  • Brand procurement programs, optional for most items in the disclosure documents we read, beside contracts the hotels signed on their own.

Where sourcing moves it

One event for each category across every hotel, compared with the contract prices you pay now.

Figures from the cited owners' filings and brands' disclosure documents. Your franchise agreement, your contracts and your counsel decide the specifics.

Hotel suppliers by package, and what each one waits for.

The packages that decide a renovation's date, the lever on each, and suppliers the search runs across.

  • Guestroom case goods

    Headboards, nightstands, desks, dressers and wardrobes

    Typical wait
    16–20 weeks to build overseas, 28–30 with approvals, finishing and freight
    The lever
    A second factory that meets the brand package, bid on the date on site with freight included.

    Suppliers in this market

    • Kimball Hospitality
    • Bernhardt Hospitality
    • Artone
    • Foliot Furniture

  • Vanities and stone tops

    Vanity cabinets, quartz or stone tops, basins and mirrors

    Duty on imports
    25% since October 2025, scheduled to rise to 50% on January 1, 2027
    The lever
    Bid on the date on site and the landed cost, duty included, beside domestic fabricators that pay none.

    Suppliers in this market

    • Bryan Ashley
    • Samuelson Furniture
    • MSI Surfaces
    • Swan

  • Upholstered seating

    Lounge chairs, desk chairs and sofas

    Typical wait
    16–20 weeks overseas, longer while fabrics are approved
    Duty on imports
    25% on upholstered wooden seating, scheduled to rise to 30% on January 1, 2027
    The lever
    Fabric approved before the bid, so the factory's date holds.

    Suppliers in this market

    • Southfield Furniture
    • Charter Furniture
    • MTS Seating
    • Shelby Williams

  • Carpet and flooring

    Corridor broadloom, guestroom carpet and vinyl plank

    Typical wait
    About 12 weeks to make custom carpet in the US, with no ocean crossing
    The lever
    Mills bid on the floor-by-floor deliveries the installers need.

    Suppliers in this market

    • Durkan Hospitality (Mohawk Group)
    • Shaw Contract
    • Brintons
    • Ulster Carpets

  • PTAC units

    The through-wall heating and cooling unit in each room

    The rule
    New units made or imported since January 1, 2025 use refrigerant under 700 GWP
    The lever
    Bid across makers on current low-GWP models, on the date each floor needs them and the landed price.

    Suppliers in this market

    • GE Appliances Zoneline
    • Amana
    • Friedrich
    • GREE Comfort

  • Linens, towels and amenities

    Bedding, towels, bath amenities and guest supplies

    Brand programs
    Optional for most items in the brands' documents we read
    The lever
    One event across the portfolio, compared with the contract prices you pay now.

    Suppliers in this market

    • WestPoint Hospitality
    • 1888 Mills
    • Hunter Amenities
    • Gilchrist & Soames

Established suppliers in each category, shown to illustrate the market, not as a list of Zinit's customers or partners.

The questions an owner or operator asks first.

The brand specifies the furniture package.

Then the search starts from the brand's package and, where the brand keeps a list of approved makers for it, from that list, so an alternative needs no new review; one brand's disclosure document instead lets franchisees buy FF&E from any source that meets its standards. A substitute product needs the brand's approval, which that brand says typically takes 60 to 90 days, so a substitute is screened early or left out.

Who handles shop drawings, strike-offs and samples?

Your designer approves them and the factory produces them, as with any FF&E order. The RFQ asks each factory for its shop-drawing, strike-off and production dates, so the date on site it quotes is built from them.

We already use a hotel purchasing company.

Keep it: Zinit's agents draft the RFQ from your PIP and your designer's specification and your team approves it, the factories your purchasing company already buys from bid in the same event, and the purchasing company places the purchase order with the factory your team awards and keeps the freight, warehousing and installation dates.

The brand has its own procurement program.

The brand programs we read are optional for most items, so the brand's offer can sit in the same event as the other bids and win wherever it lands soonest at the best landed cost.

Our management company runs purchasing for the hotel.

Zinit works for whoever places the order, the owner or the management company, and the asset manager sees the same dates and costs.

The quotes are FOB a port in Asia, and we need the date on site.

The RFQ asks each factory for the ship date, the transit, the duty and the date on site, and the bids are scored on the date on site and the landed cost.

Some lines are already on order, with deposits paid.

Nothing here cancels them. The check covers what is still to be awarded first, and for a line already on order it sets the deposit at risk beside the cost of the slip, so your team decides with both numbers in view.

We own twelve hotels under four brands.

One event can buy the same package for several hotels, with each hotel held to its own brand standard and its own floor dates.

We are an independent hotel with no brand package.

Then the search is wider, since no required-vendor list narrows it, and your designer approves each alternative.

What about operating supplies?

Linens, towels, amenities and guest supplies run through the same kind of event, across every hotel at once, and the results sit beside the contract prices you pay now.

What does it cost?

Zinit is supplier-funded and free to buyers: only the supplier your team selects as the winner pays a commission, the losing bidders pay nothing, and nothing is owed until you award. The commission rates are published openly on our site, and because the fee is tied to the award your team makes rather than to who competes, Zinit earns the same whichever qualified supplier you choose.

What does Zinit not do?

It does not make furniture, hold stock, warehouse or install it, and it does not replace your designer, your purchasing company or the brand's approval. A date on site stays the factory's commitment, in its quote and in your purchase order. Sometimes no factory beats the incumbent's date, and then you know it in time to replan the floors.

Start with one PIP and one phasing plan.

See which packages put your reopening dates at risk before you sign a purchase order. Your team directs and approves, and Zinit's procurement people work alongside yours.

Run it on your PIP

Sources

  1. [1] CoStar (January 2026)US hotels in full-year 2025 ran 62.3% occupancy, $160.54 average daily rate and $100.02 RevPAR
  2. [2] CoStar (February 2025)US hotel results for January 2025, occupancy and average daily rate 52.5%, $151.20
  3. [3] CoStar (March 2025)US hotel results for February 2025, occupancy and average daily rate 59.1%, $159.39
  4. [4] CoStar (April 2025)US hotel results for March 2025, occupancy and average daily rate 63.6%, $161.78
  5. [5] CoStar (May 2025)US hotel results for April 2025, occupancy and average daily rate 63.9%, $161.28
  6. [6] CoStar (June 2025)US hotel results for May 2025, occupancy and average daily rate 65.3%, $162.72
  7. [7] CoStar (July 2025)US hotel results for June 2025, occupancy and average daily rate 68.5%, $162.51
  8. [8] CoStar (August 2025)US hotel results for July 2025, occupancy and average daily rate 68.2%, $161.90
  9. [9] CoStar (September 2025)US hotel results for August 2025, occupancy and average daily rate 66.1%, $158.93
  10. [10] CoStar (October 2025)US hotel results for September 2025, occupancy and average daily rate 63.4%, $162.69
  11. [11] CoStar (November 2025)US hotel results for October 2025, occupancy and average daily rate 65.8%, $167.71
  12. [12] CoStar (December 2025)US hotel results for November 2025, occupancy and average daily rate 57.9%, $153.77
  13. [13] Houlihan Lokey, Travel & Hospitality Technology Market Update (August 2026), citing CoStarupscale average daily rate of about $166 for the 12 months to December 2025
  14. [14] Apple Hospitality REIT, investor presentation (February 2026)projects scheduled in seasonally lower-demand periods; room nights out of service for renovation under 1.0%, 2011 to 2025
  15. [15] Service Properties Trust, fourth-quarter 2025 results and 2026 guidance (February 2026)estimated displacement from hotel renovations of about $12 million
  16. [16] Ryman Hospitality Properties, fourth-quarter 2025 earnings release (February 2026)construction-related disruption of about 190 basis points of RevPAR in 2025
  17. [17] Park Hotels & Resorts, second-quarter 2025 earnings release (July 2025)a $103 million renovation of the 393-room Royal Palm South Beach, closed during the work
  18. [18] Lodging Econometrics (July 2026)US hotel construction pipeline at Q2 2026, a record 1,567 conversion projects and 152,044 rooms
  19. [19] Hilton, 2026 Homewood Suites franchise disclosure document (March 2026)PIP fee on conversion and change of ownership, work dates, cure period, past-due renovation fee, liquidated damages, FF&E from any source that meets the standards, 60 to 90 days to review a substitute
  20. [20] Marriott (MIF, L.L.C.), 2025 Aloft franchise disclosure document (March 2025)a date for each PIP item, extensions of no more than six months, a 30-day cure period, liquidated damages, the owner bearing the cost, voluntary purchasing programs
  21. [21] Hilton Supply Management, FAQ (2026)required participation is more of a goal than a mandate
  22. [22] BBCMS Mortgage Trust 2026-5C42, term sheet (May 2026)a change-of-ownership PIP reserve at closing, and unfinished PIP work as a loan trigger
  23. [23] Federal Register (October 6, 2025), Proclamation 1097625% Section 232 duties on upholstered wooden products and on kitchen cabinets and vanities from October 14, 2025
  24. [24] Federal Register (January 9, 2026), Proclamation 11000the increases to 30% and 50% moved to January 1, 2027
  25. [25] US International Trade Commission, Harmonized Tariff Schedule 2026 Revision 20, chapter 99the rates in force, the country caps, and the product lines in U.S. note 37
  26. [26] eCFR, 40 CFR 84.54 (current to October 1, 2026)no manufacture or import of self-contained air conditioners and heat pumps using refrigerant of 700 GWP or more from January 1, 2025
  27. [27] US EPA, Technology Transitions rule (October 2023)PTACs and PTHPs are self-contained products
  28. [28] AK Design Group (July 2026), Lead times in hospitality FF&E procurementcase goods and seating 16 to 20 weeks overseas, 28 to 30 with approvals, finishing and freight; custom carpet about 12 weeks
  29. [29] GS Associates (July 2026), Lead times start at the depositoverseas freight six to nine weeks; production starts when a deposit of about 50% is paid
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