Hotel room inspection

What would you suggest if this happens?
You book a commercial inspection at a 90 room hotel. The buyer wants 40 rooms done. The agreement has been returned and 1/2 has been paid. The other half is paid the day of the inspection. You get to the hotel 2 weeks later and the manager says we only have 30 vacant rooms available. What are my choices? What would you do?

Put in your agreement that 40 rooms should be made available for the inspection?


I would go back and finish because I wasn’t clear in my PIA…And, I would make darn sure it was clear on the next one.


In my report a statement in additional considerations/limitations that only 30 rooms were available. Call the client and update them, move on.

A small reduction in fee is negotiable I suppose, but may not be necessary. The inspection is not al la carte at this point.

Return trip = return fee.


I would contact my client to see how they want to proceed.

  1. Do just 30 rooms and charge accordingly.
  2. Set another date to return to do 10 more rooms, and you may want to consider an additonal fee for the extra time & effort you will have.

I hope you included verbiage excluding Bed Bugs from your observations in your agreement… unless you have a good BB dog.

1 Like

Thank you guys, and good idea Dave.

1 Like

Since when is bed linen part of an inspection. Bugs and rodents are a whole different ballgame.


I would first ask to attempt voluntary entry on the remaining 10 units. Meaning knock and ask.
If that does not work, activate the reinspection fee clause of my agreement.
Identify target rooms based on the side of building or problem history, and ask what day they can be ready for inspection. Ask to see maintenance records, or just talk to the right guy/gal.

I would do the available rooms and then let the client know that those were the only unoccupied rooms and then offer to reduce the remaining fee by X amount. Never enter an occupied room!

My experience is that this is not that uncommon with hotels and everyone needs to be flexible. Most of the time only 10% to 15% of the rooms are looked at during a sale of a hotel. You try to get a sampling on all floors, usually the worst rooms will be on the bottom floors so we tend to try and do more on the lower levels if possible.


i’ve done numerous hotels, motels, multi unit inspex, some hundreds of mile away form home requiring overnight accommodations for numerous inspectors

whenever rooms areas were locked out or otherwise unavailable for insp, that is what was reported in detail as to where & why
any reinspex required were per the contractual agreement for additional fees, no ifs &s or butts, no bs

it’s incumbent on the seller to make the prop available or the buyer/agents should have been clearer in their negotiations