STUDY SERIES

(Survey Methodology - #2006-3)

PEOPLE WHO LIVE IN HOTELS:

AN EXPLORATORY OVERVIEW

Ethnographic Exploratory Report #23

Leslie A. Brownrigg
Anthropologist
Statistical Research Division
U.S. Census Bureau

May 31, 2006

Disclaimer: This report is released to inform interested parties of research and to encourage discussion. The views
expressed are those of the authors and not necessarily those of the U.S. Census Bureau.
 Abstract

People Who Live in Hotels: An Exploratory Overview

Leslie A. Brownrigg

The number and types of hotels and similar accommodations hosting residents, sojourners on open-
ended stays and regulars who spend part of every week or month or year in hotels began to increase
in the late 1980s. People from all walks of life are settled, onindefinite stays or cycling through
hotels. Multimillionaires enjoy services and facilities even they cannot afford to replicate in private
household settings, and often buy equity in the unit they occupy. Hundreds of thousands of
Americans at any time are in establishments that offer discounts or subsidies arranged by third
parties – employers, government housing programs, insurance companies, universities, the military,
and social service agencies. Accommodating settlers, sojourners and regulars reflect innovative
business strategies adopted by most hospitality brand families and property owners. New
construction and remodeled hotels offer complete housing units – studio or bedroom apartments with
kitchen and bath – where local ordinances permit. States and localities markedly vary in how they
define, tax, and regulate accommodations not exclusively geared to transients. The report concludes
with a discussion of ways the Decennial Census, Service Census, and both population and economic
surveys can respond to the present reality of people living in hotels.

Keywords: residence, units of population enumeration, hotels, and business strategies

 2

PEOPLE WHO LIVE IN HOTELS: AN EXPLORATORY OVERVIEW

CONTENTS Page

SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

ACKNOWLEDGEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

PEOPLE WHO LIVE IN HOTELS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

RESIDENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Settlers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Sojourners on open-ended stays . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
“REGULARS” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

ACCOMMODATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
GOVERNMENT REGULATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
State and local definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Resident tax abatement and rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Zoning and local ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
BUSINESS STRATEGIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Changes in the late 20th and early 21st centuries . . . . . . . . . . . . . . . . . . . . 15
Services and price . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
FEATURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Rooms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Apartments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Length of stay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Prime Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Displaced locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Stylistic displacement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
DEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
SELF PAY AT THE LOW END . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Credit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Reduced weekly or monthly rates with reduced services . . . . . . . . . . . . . 25
“Permanent and Transient” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Single room occupancy hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Units rented by partial days . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
By the hour . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
By the sleeping shift . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
 3

Organizational connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
THIRD PARTY PAY AND GRANT/DISCOUNT STAYS . . . . . . . . . . . . . . . . . . . . . . . 31
Social service and emergency governmental placements . . . . . . . . . . . . . 31
The displaced . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
The homeless . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Church charity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Subsidized dispersed Section 8 hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
PLACEMENT, REIMBURSED STAYS AND SELF-PAYS IN THE MIDRANGE . . . . . 38
Corporate connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
“Corporate suites” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Home insurance companies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Government and military discount rates . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Policies and strategies of brands, owners, and managers . . . . . . . . . . . . 41
“Long Term Stay” and “Extended Stay” rates . . . . . . . . . . . . . . . . . . . . . . 41
“Long Term Stay” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
Extended Stay Hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
“All suites” brands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
Apartment extended stay units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
COLLEGE STUDENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
University use of hotels and motels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Privately operated student quarters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
THE HIGH END: PRESTIGE, SERVICE, AND CONVENIENCE AT A PRICE . . . . . 50
Self pay in high end hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
Owner/occupants of high end hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
Condos in hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
“Condotels” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
Fractional unit ownership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Residence clubs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Investment hotel condos . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Trickle down . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

SOCIAL ATTRACTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
SOCIAL RELATIONSHIPS IN ACCOMMODATIONS . . . . . . . . . . . . . . . . . . . . . . . . 57
Relationships with staff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Communities of residents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
Privacy and convenience . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
AT HOME IN HOTELS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
“Attachments” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
Eating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
 4

CONVERSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
TEMPORARY USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
Leased hotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
PHYSICAL AND LEGAL CONVERSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
New construction single room occupancy hotels and housing . . . . . . . . 68
Remodeling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
“Retirement” hotels and assisted living facilities for seniors . . . . . . . . . . 69
Hotel to housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70

PREDISPOSITIONS FOR HOSTING RESIDENTS . . . . . . . . . . . . . . . . . . . 71

LOCALITY SPECIFIC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
MANAGEMENT POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
Brand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
Independents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
Hotel companies, owners, franchisers, and hospitality firms . . . . . . . . . . . . . . . 74
Likely hosts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
Business strategies that make unlikely hosts . . . . . . . . . . . . . . . . . . . . . . 76

CREATING COUNTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
TREATMENT OF ACCOMMODATIONS IN U.S. CENSUSES . . . . . . . . . . . . . . . . . 77
1890 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
1933 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
1950 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
1954 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
1960 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
1970 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
1970 “T Night” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
1970 “M Night” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
1972 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
1980 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
1980 “T-Night” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
1980 “M-Night” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
1988 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
1990 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
1992 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
1990s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Treatment of units in condotels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
2000 Decennial Census . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
2002 Economic Census . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
Table 1 : Number of hotel, motel, and like lodging
establishments 1997-2002, United States . . . . . . . . . . . . . . . . . . . . . . 90
Enterprise concentration patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
 5

2004/2006 Decennial Test Censuses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91

TREATMENT IN FEDERAL GOVERNMENT SURVEYS . . . . . . . . . . . . . . . . . . . . . . 92
Surveys conducted by the Census . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92

Table 2: Number of hotel, motel, rooming houses and other lodging

establishments operated by business controlled by members of
minority groups in 1997 and the per cent in 2002 of the minority
businesses among all accommodations businesses, United States . . . . . . . 93
Other government surveys . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
INDUSTRY SURVEYS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
Table 3: Per cent of hotel and motel properties and guest
units surveyed priced under $30/night 2000-2003,
United States . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94

DISCUSSION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
NEXT STEPS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
Recommendations for change . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
Recommended research . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101

A NOTE ON THE ETHNOGRAPHIC METHODS APPLIED . . . . . . . . . . . . . . . . . . . 105

REFERENCES CITED ( HOTEL ANNOTATED BIBLIOGRAPHY) . . . . . . . . . . 107

APPENDICES

APPENDIX A : DEFINITIONS AND ACRONYMS . . . . . . . . . . . . . . . . . . . . . . . . . . 163

APPENDIX B : BRANDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203
APPENDIX B, Part 2: EXTENDED STAY BRANDS . . . . . . . . . . . . . . . . . . . 215
APPENDIX C : COMPANIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 221
APPENDIX D : CONVERSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 249
 6

EXECUTIVE SUMMARY

People live in hotels and similar indoor accommodations across the entire range of
prices and quality. Residents settle in and consider their hotels as their homes. Other
people live on open-ended stays lasting months or years as perpetual sojourners: they
subjectively believe their hotel-living is “temporary” until their lives change. “Regulars”
repeatedly stay at particular hotels, part of each week, or month, or year, often on
schedule.

Government regulations and management policies shape where people can take up
residence, stay long term, or routinely cycle through accommodations.

State and local governments legally define and regulate lodging types. Laws naming,
regulating, licensing, zoning, and setting building code and operating standards
recognize classes of lodgings and largely determine how each is allowed to operate
and where each may locate. Federal law holds most establishments offering “five or
more” units to paying guests or tenants as public accommodations, however states and
localities have other criteria. Some jurisdictions impose maximum and minimum stays in
each class of accommodations defined. Hotels and motels tend to cluster in those
commercial, office, and industrial zones where local ordinances specify they must
locate.

Hospitality policies to attract residents and regulars may be set by property owners,
operators, or managers and policies may run through all properties operated under an
exclusive or franchised brand. About half the hotels, motels, and inns identify with a
national, association, or exclusive brand; the others are independently owned and
operated. Properties operated under the same brand name commonly share marketing
strategies and standardized unit styles, facilities, and distinctive details.

Local managers may need to adapt to brand policies and strategies to the parameters.
and effects of local laws. For example, a national brand design may need to modify its
architecture to meet building codes and requirements for licensing. In states which
recognize that occupants of hotels, motels, inns, rooming houses, and similar
accommodations gain “tenants’ rights” if they stay a month or more or which control the
rates hotel can charge “permanent residents”, some hotel managers impose limits on
stays to prevent guests from acquiring tenants’ or residents’ rights.

At the low end of price and quality, physically or stylistically displaced properties are
more likely to drift into relying on residents than are newly constructed or recently
renovated hotels and motels which are optimally oriented to transportation points. In the
midrange, hosting residents, sojourners on long-term, open-ended stays, and “regulars”
during the work week is the main business of hotels self-characterize as extended
stays. A surprising number of familiar national brands offer deep discounts for long-term
 7

stays. At the high end, living in downtown and resort full service luxury hotels is once
again a preferred lifestyle of the wealthy.

Brands and properties designed as “extended stays” have been a growth sector of the
industry since the 1990s. Guest units that are physically complete “housing units” –
studio or bedroom apartments with complete bathrooms and kitchens – are increasingly
popular. A development encouraging people to settle in metropolitan, full service,
downtown hotels is the opportunity to buy hotel “condo” units.

Different features attract people paying out-of-pocket to reside in hotels at the “low
end”, in the midrange or high end luxury accommodations.

Hotels and motels offer “deals” crafted to appeal to certain clienteles. For example,
people with low fixed or indeterminate incomes are interested places where rents are
cheap and where the management accepts cash, payments day-to-day or week-to-
week, does not check credit, and does not require a credit card as a security deposit.
Deep discounts for weekly or monthly or longer continuous stays are also attractive. In
the mid-range. Relocating and displaced people find hotels with prices compatible with
their employers’ or insurance reimbursement levels and comparable or lower than the
cost of living in rental housing. They may forgo daily housekeeping to lower the
monthly rent but require conveniences they regard as essential for their lifestyle (like
cable TV and high speed Internet). At the high end, wealthy people willing and able to
pay top price for the convenience of luxurious and high status settings with optimal
services and high caliber on-site facilities (athletic clubs, gourmet restaurants).

Many people are placed or steered into particular hotels through arrangements made
by an organization with which the occupant and the hotel are affiliated. Organizations
arranging or placing people in long term hotel stays include government, military, and
corporate employers, insurance companies, colleges, social service agencies and
churches, among others.

The phenomenon of second parties placing people in hotels for grant stays exists
across the spectrum of price and quality. Just as public agencies lease units in (or
takeover) hotels to place homeless families that may last two or more years, in parallel
so too do corporations lease or purchase units where they grant their executives,
employees, or clients the right to stay or live long term. The properties public agencies
lease as “welfare hotels” are often rundown; the hotels corporations select reflect their
image: whether well known chain brands in suburban office parks or magnificent
metropolitan palace hotels.

The section on “Creating Counts” sketches how hotels, motels, and like
accommodations have been treated in late 20th and early 21st century United States
Economic and Decennial Censuses, citing key results; in government surveys, and in
specialized surveys conducted for the industry and reported in its trade literature.
 8

Recommendations for enhancing the Census Bureau’s mission include recognizing that
an increasing number of hotel/motel units are complete apartments that qualify for
listing as housing units for Decennial and demographic frames, and recognizing
“extended stays” as a distinct subtype classification of commercial hotel/motel
accommodations and residential hotels, as a distinct subtype of real estate lessors.

An end note discusses the ethnographic methods for studying a “culture at a distance”
applied to explore the domains of hotel dwellers and their hosts. The annotated
bibliography includes quotes and concepts cited and referenced in the main text and
includes both print and Internet sources. Appendix A provides a glossary of legal,
trade, and vernacular terms important in the accommodations industry. Contrastive
legal definitions are given for such basic terms – as “hotel” and “motel”. Appendix B
lists alphabetically hundreds of brands hung on two or more businesses and gives for
many of these brands the number of properties and guest units operating under the
brand in the United States in 2005. Appendix B2 details brands that identify as
“Extended Stays”, offer “Long Term Stay” discounts, sell condo residential units in
primarily transient hotels. Appendix C lists illustrative companies which own five or
more properties or a thousand or more guest units and notes their brand associations.
Appendix D lists illustrative conversions of former hotels into single room occupancy
permanent rental residences, care facilities, condominium residences, and so on.
 9

PEOPLE WHO LIVE IN HOTELS:

AN EXPLORATORY OVERVIEW

ACKNOWLEDGMENTS

Thanks to hotel and motel managers, staff, and residents who graciously volunteered
explanations and narratives. Open-ended ethnographic interviews were conducted in
hotels and motels representing different brands and business models in a metropolitan
city in the Midwest and along a travel corridor through four East Coast states. By
agreement with these consultants, the establishments, brands, and individual people
interviewed or canvassed in the research areas are not identified or located. Illustrative
cases are indented in the report. Information about brands, companies, and hotel
conversions noted in Appendices A, B, and C have redundant sources in self-publicity,
the cited bibliography, and industry profiles. The ethnographic method applied in this
research, known as “the study of culture at a distance” is described in an end note.

PEOPLE WHO LIVE IN HOTELS

People in the United States have resided in hotels (and precursor boarding houses)
since at least the 1790s. People from all walks of life can and do settle permanently,
sojourn on open-ended stays, or regularly cycle through because lodgings across the
spectrum of prices, services, and quality cater to long term stays.

People live in those hotels, motels, and like indoor accommodations where
management encourages – or at least tolerates– residence and open-ended stays.
This report explores circumstances which result in people of all economic stations living
for months or years in hotels, motels, and like indoor accommodations continuously or
cumulatively and the business strategies and practices of their hosts. Basic patterns of
hotel living identified are A) residence: 1) settling in permanently or 2) sojourning on
open-ended stays, and B) cycling between a particular hotel and other places.

RESIDENTS

People residing in hotels tell fundamentally the same story. Something happened –
they got a job; their car broke down – and they needed a place to stay. They found a
particular hotel; they liked it; they stayed.

Settlers
Settlers made a conscious decision and lifestyle choice to live in the hotel, motel, or like
accommodations. For various personal reasons, they don’t want to rent or own an
apartment or house, or can’t. The hotel is their home. Many settlers personalize their
 10

rooms with possessions, decorate their windows, or keep gear on stoops and
balconies. Settlers are comfortable and content living in their hotel. They are often
friendly with the management and other residents and feel they are living in a
community.

Settlers’ commitment was highlighted by what they thought about a hypothetical

situation – where would they live, if for some reason they couldn’t stay at their hotel
anymore? Residents said they would move to another hotel or motel like the one where
they were living. And they knew where such places were.

Sojourners on open ended stays

Sojourners often have stayed in the same hotel for as long or longer than settlers, but
sojourners subjectively believe their open-ended stays are “temporary”, even if they
have no other home. Sojourners’ stories begin the same way as residents’. Some
novel circumstance required they find a place to stay and they checked in or were
placed by a third party. The middle of sojourners’ narratives are different. In the here-
and-now, they focus on some future event that they believe will end their stay. They
don’t know how much longer they will stay because they are not certain when the
change of circumstance they expect or dread will occur. They are waiting for something
to happen; in the meantime, they camp.

Examples of the events which sojourners on open-ended stays believed would end their
hotel residence included: the house they are building (or rebuilding) would be
completed and they will move there; their job, contract, or posting in the area would
end and then they would have to go work somewhere else; a person they are waiting
for (who is away) would come back, then, together, they would move somewhere else;
they would get enough money to repair or replace the car that broke down; their credit
might improve; their position on a waiting list for housing would eventually get to the
top; the divorce property settlement would kick in.

“REGULARS”

Cycling through stays in hotels and like accommodations is more variable in duration
than the continuous residence of settlers and sojourners. Regulars have a greater
variety of schedules and reasons for their repeated stays in the same hotels. Some
“regulars” spend part of the year in a hotel, motel, boarding house, or other commercial
or nonprofit lodgings while they work seasonally or study during the academic year.
Some contractors stay at hotels near their work sites four or five nights during the “work
week” and go away or “home” on weekends. Hotels prize those “business” or
“professional” “regulars” who stay part of every month and book far in advance.
Another pattern involves workers who repair to a particular hotel as their “home base”
in between jobs and gigs that involve travel or who patronize the same hotels during
their periodic labor migrations.

The year-round motels clustered near a seasonal attraction begin filling

 11

with part-year residents who operate the attraction months before the
season began. Midpoint between the closing and reopening of the
attraction, occupancy falls to the few who live in these motels year-round.
Transient visitors arrive during the “season” when these properties are
least likely to have vacancies. Larger, newer motels nearby, which have
fewer permanent residents, sojourners, and seasonal part-timers, take up
the slack and accommodate the attraction’s fans.
e

People cycle into seasonal hotel/motel living for many reasons.

The night clerk called residents of the highway exit motel where he works
“geographically disabled." He explained this is a code term that
employees of his large national motel chain call people who stay in a
motel for months or years at a stretch on the weekly rate.

One set are the “locals” who move in for the winter because it costs less
to stay in a motel room than to heat their rustic wood houses. A few RV
campers stay over the winter, too. Those whom the night clerk recalled as
staying the longest --three to five years --first showed up for a job or
contract they didn’t think would last, but it did.

At any given time, long term sojourners live at this motel along with
transients. This chain brand with hundreds of roadside motels nationally
offers weekly rates (7th day free) and deeply discounted monthly rates.
e

ACCOMMODATIONS

GOVERNMENT REGULATION

The buildings and businesses generically called “hotels” in this report include
accommodations of varied architectural styles licensed to operate as some class of
indoor lodgings and locally known as hotels, motels, motor courts, inns, lodgings, tourist
or guest houses, rooming houses, room and board houses, and bed and breakfasts
(B&Bs), among other terms. The 2005 federal Commerce Clause (United States Code,
Title 42, Chapter, 21, Subchapter II § 2000a) applies to “public accommodations”
offering five or more “rooms” to “transients” and not to lodgings with fewer units or in
private clubs or private homes. However, many government jurisdictions in the United
States do not distinguish between the “residential” or “transient” character of occupants
or between “public” and “private” status in defining categories of accommodations.
Appendix A quotes a selection of contrastive federal, state, and local definitions and
regulations. Some of the legal definitions that do distinguish between residential and
transient quarters hinge on threshold limits: for example, on the number of days each
 12

class of locally recognized lodgings may host a “transient” or on the per cent of units
occupied by permanent residents. Some jurisdictions that do distinguish between
accommodations “open to the public” and private clubs or membership hotels make the
distinction on varied criteria, such as the degree to which rent paid by member
occupants sustain the living quarters.

State and local definitions

What buildings and businesses are licensed and regulated as which class of
accommodations is determined by definitions and regulations in state and local laws.
Arkansas state law defines “hotels” (and motels, motor hotels, and motor lodges) as
establishments offering 50 or more “rooms for sleeping accommodations” with public
dining rooms capable of seating and serving 50 people, whether guests are “transient,
permanent, or residential”. (Arkansas accommodations with fewer than 50 guest units
are variously licensed as “inns”, “lodgings”, or “boarding houses.”) Illinois and California
label as “hotels” as lodgings with as few as six rooms for rent. In Missouri, “lodgings” is
the generic term for “any building, group of buildings, structure, facility, place or places
of business where five or more guest rooms are provided.” In Iowa, a “hotel” with fewer
than 10 rooms is classified as a “bed and breakfast” guest house. In Maryland, several
counties require that hotel /motels of any size which include a meal in the price of
sleeping accommodations must obtain a B&B license. In Ohio, a “bed and breakfast”
which can accommodate 10 or more transients must be licensed and inspected as a
“motel” and must collect both “hotel” tax surcharges and a per bed tax from transients.

"Tourist court" congers up a vintage building style of roadside accommodations,

however in Georgia regulations, the term is a legal generic which refers to all public
accommodations, including hotels, motels, inns, B&Bs, and the like. (Georgia
historically began regulating the public accommodations when tourist courts proliferated
in the 1940s.)

Some states and local governments reserve terms for accommodations that serve at
least some transients. In Ohio, "facilities which have (any) transient guests staying for a
period of 30 days or less" are hotels and motels. Tennessee defines a hotel as any
building in which any number of sleeping accommodations are furnished for pay to
transients or travelers, whether or not food is served. In Virginia, “hotels” are “any place
offering to the public for compensation transitory lodging or sleeping accommodations,
overnight or otherwise” ... “including but not limited to facilities known by varying
nomenclatures or designations as hotels, motels, travel lodges, tourist homes....”
(Virginia Code, § 35.1-1. Definitions. 7)

Some jurisdictions specify the maximum and/and minimum number of days a guest is
permitted to stay in each class of accommodations recognized in legal definitions,
zoning, licensing standards, and/or tax regulations. In jurisdictions which make no legal
distinction between “transient” and “residential” accommodations, establishments are
licensed as “hotels” or other classes by criteria having nothing to do with guests length
of stay. In jurisdictions which make fine distinctions among categories, some hotels
 13

cope to uphold or evade disadvantageous classifications. Certain hotels in New York

and Chicago, for example, brimming with permanent residents paying week-to-week,
month-to-month, or on annual leases cling to a classification as “nonresidential" hotels
by holding units vacant for transient guests.

The Appendix A glossary quotes contrastive state and local definitions standards, and
applicable laws for or applied to classes of lodging. See Appendix A for varied legal
definitions for “hotel”, “motel”, “SRO hotel”, and boarding house, among other terms.

“Resident” tax abatement and rights

Many of the states and localities distinguish the classes of accommodations hosting
“transients” in order to require establishments in these classes to collect taxes from
such guests. State laws fix when “residency” is conveyed – after 30 days, 70 days, 90
days, for example. New state residents are typically expected to begin paying state and
local income taxes on earnings and change their drivers’ and vehicle licenses to an
address in the state. Further criteria for “residency status” and latitude for registering as
an “out-of-state” visitor vary by state. State and/or local laws may also bestow
“tenant’s rights” on occupants of hotel units after they stay for a legally prescribed
minimum period or meet other requirements.

In jurisdictions where a “transient” or “tourist” or “luxury” tax is tacked on top as a per

cent of accommodation charges, the cost of renting a unit drops as soon as an
occupant stays long enough to be considered a state and local resident.

In one state with a 30-day residency requirement, for example, hotels and motels drop
the “luxury” tax on unit rentals on the 31st day. Also, on the 31st day, the new state
resident is legally endowed with full tenants' rights to unit occupied, even in hotels
which “lease” week to week or month-to-month. Another state which conveys residency
after 70 days not only requires hotels to stop charging occupants the state and local
“hotel taxes” once hotel occupants become “legally resident” but also to rebate the
hotel/motel tax occupants paid before they became “residents.”

An occupant who is considered a jural “tenant” or “legal resident" of a hotel unit gains
certain rights and, in several jurisdictions, caps the rent on their unit.

Zoning and local ordinances

Where accommodations may locate is largely dictated by local zoning and detailed
ordinances that specify where (and how) each class of legally recognized lodgings is
permitted to operate.

Since the advent of Euclidean Zoning in the 1920s, local government zoning codes
have specified land use and what kinds of buildings and business are allowed to
operate in each zone. Local ordinances echo more general state-level definitions of
types and classes of accommodations, and prescribe detailed standards. Local codes
may set the frequency and types of services guests receive, maximum building height,
 14

set back from thoroughfares, footprint on acreage and required fire safety equipment,
the size and furnishings of units, layout and other matters.

Local zoning commonly restrict hotels and motels to commercial, industrial, or “mixed
use” (residential-industrial-commercial) land use zones. Commercial accommodations
are typically banned from areas zoned residential, except for establishments protected
by “grandfather” clauses operating continuously since before zoning or, where
permitted, converted from houses. The historic concentrations of urban hotels in
downtown “central business districts” and the modern concentrations of hotels in
suburban “office parks” reflect the predominant historic and most recent zones
approved for hotels and motels. Sites zoned “commercial” or for a specific class of
accommodations can make its real estate more valuable than the building property and
business.

Zoning and other local laws in multiple jurisdictions have driven rooming and boarding
houses into the ubiquitous underground of private residential houses and apartments.
Several California counties define as “hotels” accommodations with a low cutoff number
of guests (five or six) and accommodations serving fewer as “boarding houses” or
“rooming houses”. In New York City, where a ‘rooming house’ or a ‘furnished room
house’ has been defined as a multiple dwelling other than a “hotel” with less than thirty
sleeping rooms since 1929, has recently redefined thousands of former rooming
houses (and former single family private houses subdivided into rental rooms) as
“commercial SRO hotels” to enjoin their demolition. Codes, ordinances, and regulations
in various local jurisdictions prohibit rooming and boarding houses from operating in
certain residential zones, from housing “transients” (staying less than 30 or other
lengthier periods), from advertising their services, and from posting signs; restrict the
number of occupants, and require proprietors to take out business licenses and submit
the property to building and fire inspections. These laws are either unknown or ignored
by many recent immigrants and landlords who “illegally” subdivide houses and
apartments to create and rent rooms and other sleeping spaces (Federation of Citizens
Associations of the District of Columbia 2002; Mahler 2005, 1995, 1993; McKay 1992).
This report excludes room and board rooms and sleeping spaces in private homes from
the “hotel” subject category.

BUSINESS STRATEGIES

The image of hotels and motels as “traveler’s accommodations” is deliberately

cultivated by that sector of the “hospitality” industry which relies on a steady stream of
customers. Transients staying a few days are typically charged higher and more
profitable rates. Establishments catering to travelers put a great deal of effort into ads
and booking to keep vacancy rates low.

Many establishments that polish their image to attract transients nevertheless tolerate
or even rely on people settling in or staying a long time to provide a dependable floor of
revenue. This report discusses various strategies hoteliers deploy to attract a core of
 15

residents, from discount deals to unit ownership.

The proportion of units occupied by people who are residing, sojourning, or regularly
cycling through varies in any given hotel. Some mainly “residential hotels” rent units to
tourists; some predominantly travelers’ lodgings host long term residents.

The situation is perhaps best conceived as a distribution curve. Various situations and
strategies fix any particular property at a point somewhere between the pole of
accommodating only transients to the pole of completely residential. Some business
strategies encourage residents, while others are incompatible.

Changes in the late 20th and early 21st centuries

Historically, residential hotels and large boarding houses in urban areas dominated the
U.S. stock of accommodations and a minority of special built or ad hoc lodgings offered
overnight accommodations at key urban and tourist destinations and along travel
routes. In the period between roughly the early 1950s and early 1980s, the number
and capacity of “motels”, motor or tourist courts, cabins and chain establishments
plying to travelers increased. Chains of brand hotels built hundreds of properties,
along vehicular travel routes and at urban and resort destinations. (Jakle, Sculle and
Rodgers 1996; Witzel 2002; AH&LA 2000). In the same period, many older urban
hotels were demolished. New hybrid styles began emerging in the mid-1980s. Though
primarily oriented to travelers and located to capture travel flows, high rise “motels”
offered “suites” of rooms and welcomed sojourners on open-ended stays and “regulars”
with special discounts. Despite the loss of low-cost urban residential hotels, in 1990, as
many people were living in hotels as in public housing [Groth 1994 (1999)]. In the
decade between 1995 and 2005, established “all suites” brands and new brands that
featured studio and bedroom apartment units began characterizing their
accommodations as “extended stay” hotels. In one decade, the “all suites” and the “all
apartment” styles each added over half a million units nationwide.

Services and price

Hotels and motels are categorized in terms of their services (from “limited” to “full”; with
or without food and beverage), facilities, amenities, “quality” (often rated with one to five
“stars”) and price range: “budget” or “economy” through “upscale” or “luxury." Here
three tiers are distinguished: “the low end," “midrange," and “the high end."

Accommodations in the “low end” charge rates lower than area and national averages
and generally offer “limited” services. Many are older properties operating as
independents or “economy” brands. “Midrange” hotels and motels have more facilities
on site, greater amenities, and are of a better “quality." Midrange properties are more
often recently built or recently remodeled and commonly trade as franchised brands.
There is a gap between the highest rates of “midrange hotels” and the lowest rates of
the several times more expensive “high end” hotels.

Unit rates vary by market within types, chains, and franchised or association brands. In
 16

metropolitan areas, day rates at “low end” hotels come in under $50; in rural areas, at
less than $30. Regular day rates in the “midrange” cap around $200. Discounts for
stays of a month or more can drop “midrange” rates to within ten or twenty dollars of the
top horizon rate charged at local “low end" – a financial lure attractive for settlers,
sojourners, and regulars. “High end” hotels routinely charge more than $200 and on up
to thousands of dollars per unit per night. People who reside in high end hotels, as
discussed below, are more attracted by convenience than bargains.

FEATURES

Various hotel/motel features intersect to attract or repel residents and regulars. Among
these are unit style, deals, brand and company policies, social attractions, and at the
high end, prestige. Local ordinances may constrain what accommodations are
permitted to offer.

Units
Zoning codes, state, local and federal laws, and industry publicity use different terms to
describe and define the rental units in hotels, motels, rooming and boarding houses,
and like indoor lodgings. Modern units are minimally a room furnished with a bed for
sleeping and access to sanitary facilities. Units may have common or private baths,
group multiple rooms, or be complete apartments with private bathrooms and kitchens.

Certain hotel brands advertise their more spacious rooms with private baths as “suites”
while the suites of other brands have a bedroom, sitting room and bath or complete
studio or bedroom apartments. What bed and breakfast inns (“B&Bs”) advertise as
“suites” usually consist of a sleeping room with either a private bathroom or attached
sitting room. A “suite” in legacy luxury hotels may have multiple bedrooms and baths, a
living room, dining room, and butler’s pantry, but lack a kitchen. In different contexts, a
“Single Room Occupancy” (“SRO”) unit may be a studio apartment or a room with or
without a private bath, with or without a kitchen, with or without food preparation
permitted in the unit or in a common kitchen on the premises. The Department of
Housing and Urban Development (HUD) defines SRO units as either apartments with
both private bathrooms and kitchens or rooms lacking private bathrooms and/or
kitchens. States and local jurisdictions which recognize the SRO or “compact living
quarters” units have disparate definitions. Legal definitions for units quoted in Appendix
A give a flavor of the variation and degree to which local regulations dictate unit style,
size, and furnishings for different classes of accommodations.

Rooms
Here the following units are called “rooms”:
Room with a shared bath: one sleeping room whose occupant(s) shares
toilets and bathing facilities on the same hallway or floor with
occupants of other rooms;
Room with a private bath: one sleeping room with a private bath
 17

for the exclusive use of the occupant(s);

Suite: at least two rooms (a bedroom and sitting room,
adjoining bedrooms, or other configuration) with at least one
private bathroom.

“Rooms” and “suites” lack kitchens. Local ordinances may prohibit cooking in
commercial accommodations. Laws or management may limit the portable equipment,
such as electric coffee makers, “mini-fridges," microwaves and the popular combination
mini-fridge/microwave appliance furnished, available for rent, or permitted to be brought
in to units. Even minimal equipment for storing and warming food are conveniences for
people living permanently, staying long term, and cycling. Residents of units in which
cooking was prohibited vary in their compliance with this rule. Roomers and guests
units of rooming houses, boarding houses, guest houses, and B&Bs often share baths,
and, in these classes of lodgings, cooking is commonly prohibited.

Apartments
A complete apartment is a unit with at least a sleeping area or separate bedroom, a
private bathroom, and a kitchen. The kitchen may be in a separate room or arranged as
a “kitchenette” located in a room designed for activities other than preparing and storing
food. Cooking is permitted and apartment kitchens are equipped with appliances for
preparing, storing, and washing food: a full stove or stove-top cooking burners and oven
or a microwave, a full or "mini" refrigerator, a separate sink with running water, and,
occasionally counter tops, cabinets, table, a dishwasher, pots, pans, plates, and
utensils.
A “studio” (or “efficiency") apartment is a compact unit with a sleeping
area and fully equipped kitchenette in the same room and a separate
private bathroom.

A bedroom apartment is a unit with one or more separate sleeping

rooms, at least one private bathroom, a completely equipped kitchen
area, and, possibly, other rooms.

Rates for units do not necessarily correspond with layout and equipment. Several
limited service “economy” brands offer complete studio apartments with private baths
and kitchenettes for considerably lower rates than midrange and high end hotels with
full services and ample facilities charge for one “guest room” with a private bath.

Length of stay
Limits on the period of time a guest may stay can be imposed by the local ordinance
governing the class of accommodations, by brand or company management policy, or
as a hospitality management strategy responding to local opportunities or constraints.
Unless local laws require that their licensed class of lodgings exclusively serve
transients, businesses can opt to fill units opportunistically with varying percentages of
long term residents.
 18

Hotel management may limit the duration of a guest’s stay in advance (upon reserving
or upon check-in) either to honor pending reservations or as a policy. Some
establishments adopt a blanket policy of limiting the time anyone may stay to avoid
guests from acquiring rights under local laws as “tenants” or as “permanent residents."
Hotels which derive major revenues from contracting blocks of rooms for conferences,
conventions, trade shows, or tours are less likely to encourage residence because
these hotels need to maximize the number of guest rooms they can offer and commit to
large groups. Residents, sojourners and regulars erode the capacity of the property to
accommodate large groups. To fill gaps between the departure and arrival of groups,
several large “conference hotels” market weekend romantic “get away” packages to
locals whom they expect will go home Sunday afternoon.

Some larger boarding houses and nonprofit hotels only accept residents in an eligible
age bracket, of one gender, one status (for example, employed women age 18-30,
registered students) or other specified characteristics. Bracketing eligibility by age
functions to limit the duration of stays as boarders and occupants age. Some
establishments lease for periods of less than one year (for example, by the academic
semester) and/or set the maximum length of stay, for example, at two years.
During seasons when tourists are plentiful, youth hostels are most likely to limit guests’
stays to periods reckoned in days or weeks; at other times, over the winter, several
urban U.S. youth hostels rent rooms and beds in dormitories to college students by the
semester.

Minimum stays may be required by law or business policy. Several jurisdictions prohibit
boarding or rooming houses from hosting transients and peg the minimum
boarding/rooming house stay to that period of time (30 days, 90 days) it takes for a
person to qualify as a legal resident of the state. Some legacy independent hotels and
other high rent properties in urban and resort locations require minimum stays (of three,
four, or five days) during periods of peak demand or all year round. Several brands of
“extended stay” hotels charge for a minimum 30 day stay; extended stay properties that
even offer overnight or weekly rates are exceptions.

Certain local legal environments make it necessary, practical or advantageous for

management to limit length of stays. Although a chain or franchise brand may lack an
explicit national policy placing time limits on stays, its hotels and motels must comply
with local rules and adapt to local business opportunities. Several national budget
brands and “extended stay” hotels affirmatively encourage and depend upon long term
residents for dependable revenues. Franchisees, chains and brands favorable to
hosting long term avoid jurisdictions where their emphasis on encouraging long term
stays is literally illegal or else modify their properties and policies in those areas.

Hotels are known to impose stay limits to prevent occupants from obtaining resident or
tenant status (Cell 1998) – a practice called “churning" in California.

In New York City, hotels accepting the clients of City agencies recently
 19

insisted on limiting the stays of city guests to 21 days. In New York,

nonprofit and historically “residential” YMCAs now limit guest stays to 28
days.

In San Francisco, the City Attorney sued several hotels in the Tenderloin
and Mission districts for their practice of “musical beds”: evicting guests
every few weeks, so none could qualify for residents’ rights (Cell 1998).

Location
Local zoning and business orientation to transportation routes explain why hotels and
motels occur in clusters. In 2000, American Hotel and Lodging Association found that
42.2 per cent of the 53,500 hotel properties surveyed were located on highways, 33.6
per cent were in suburbs, 10.2 per cent were urban, 7.7 per cent were at airports, and
6.3 per cent were at resorts (AH&LA 2001). The properties surveyed in 2000 were all
operated by members of the association and were of various sizes. A commissioned
survey in 2003 of 47,584 properties with at least 15 units found slightly more were in
suburban locations than on highways and that in each of these two generic locations,
there were over 18,000 hotel properties with over a million units (AH&LA 2004).
Legacy, casino, and resort hotels located in or near seasonal or specialized attractions
like hot springs, beaches, ski areas and hunting preserves spots sometimes themselves
become attractions as resorts or gambling centers. Conference hotels cluster in and
near major metropolitan and regional urban centers with airports. As accommodations
often converted from houses rather than specially built and as among the few types
permitted in some residential zones, bed and breakfast inns are scattered in
unexpected places.

“Highway” locations can usefully be distinguished among

1) exits off Interstates,
2) stretches where hotels are allowed on Interstates,
3) sections of older thoroughfares that have become commercial “strips” in cities,
suburbs, and towns, and
4) along older main vehicular routes.

Prime locations
Locations on well-frequented transportation routes, at transit hubs, and in key travel
destinations are strategic for businesses aiming to attract a stream of transient guests.
Historically, hotels located at such transit points as stage coach stops and ports, and
later around railroad stations, bus stations, and airports. Points on currently well
traveled air, rail and vehicular transportation routes are prime and prevalent locations
for business primarily or exclusively interested in hosting transients. Lots on highway
exits off Interstates and near airports are prized spots for constructing new properties
positioned to capture transients in current travel flows. Developers scout routes
connected to Interstates for land in unincorporated rural areas with lenient or no zoning
and along commercial strips. Hotels and motels lining the rare stretches where
Interstate highways run through destination cities enjoy prime locations for the transient
 20

trade. "Mixed use" zones for commercial, light industrial, warehouse, and office
activities where accommodations are permitted near airports are prized because similar
zones tend to be located some distance away from well transited routes.

Four properties lining a stretch of Interstate that runs through a

warehouse and light industrial district at the fringe of a major urban
destination have a total of 325 rooms among them. Only one unit was
occupied by a permanent resident when the four were canvassed in the
winter of 2005. Managers at the other three businesses stated they never
had guests stay as long as a month. The manager of one franchised
national brand limited guest stays to three weeks; nationally, the brand
catered to family travel and his was one of the few in the area. The
manager of a chain motel across the street offers the national brand’s
discount of 10 per cent off for a seven-day stay, but said it’s hardly used:
the motel easily fills with transients who stay day-by-day. The manager of
the third high rise older property periodically fills his property with tour
groups coming from abroad, who book a year in advance. In between
tours, the hotel stood empty. He stated he would not let anyone live at his
hotel, and only let staff stay when the hotel was full.

The sole resident of this cluster lived in an older, independently operated,

court-style motel unaffiliated with any brand or franchise. Its location on
the Interstate and low price attracted overnight stays though tourists rarely
stayed as long as a week in the rundown property. To keep the rooms
filled, managers were open to placements and to people staying
indefinitely.
e

Low end and midrange hotels and motels in prime locations for transient customers
may have less business interest and need for permanent residents or sojourners on
open-ended stays than do accommodations in more marginal locations. Hotels
squarely located in central business down towns are prime and actual locations for
midrange, high end, and partially residential hotels, whereas urban low end hotels
pepper fringe semi-industrial and warehouse areas.

Displaced locations
Changes in the road system and travel flows leave some accommodations stranded.
After the Interstate highway system was constructed, travelers’ accommodations built
along what used to be the main U.S. highways found themselves located on side
tracks: their properties were no longer oriented to travel flows. Urban renewals of
American cities physically changed roadways and zoning, setting in motion repetitive
sagas of once grand hotels decaying in place, stranded in marginal locations, no longer
on main thoroughfares, fallen out of fashion.

Locations on older main highways bypassed by vehicle traffic traveling the Interstate
 21

system put “tourist” accommodations at a disadvantage. Locations near attractions that

passed out of fashion or went out of business no longer had tourists to serve. Many
structures originally built as tourist cabins, motor courts or motels along what were main
vehicular routes between 1916 and the early 1970s either shifted to partially or
completely to residential accommodations, opened only seasonally, were converted into
stores or workshops, sit abandoned, or have literally fallen down.

Stylistic displacement
Without constant remodeling and updating, a property can become stylistically
outmoded and unable to meet the expectation of modern transient guests. Property
deterioration leads to another sort of displacement, regardless of location. Dozens of
formerly “grand” hotels at the fringe of the central “downtown” of the Midwest city offer
week-to-week or month-to-month discounted room rents at prices that workers earning
minimum and low wages can afford. Originally built in the late 19th and early 20th
century to host business and elegant society guests, these hotels survive by functioning
as commercial Single Room Occupancy hotels.

In the areas researched, certain rural motels and urban hotels that lost their original
customer base due to physical or stylistic displacements drifted into hosting permanent
residents as a survival strategy.

A night manager commented there were “always” people living in the

motel where she worked and once lived for a year herself. The motel sits
beside a secondary highway that connects two old main routes that once
carried traffic volumes today traveling on the Interstate. With 103 rooms
plus efficiency apartment units, the motel is one of
the largest properties of its national brand.

In January 2005, six units were occupied by people who had been living in
the motel for six months or more; one had been living there three years.
Staff recalled nine years as the longest anyone had continuously lived in
the motel. The manager characterized people living in the motel as
experiencing “hard times” or on “work assignments” or “just in transit
with their lives”. She noted, “It just happens here. It’s no corporate policy.”
e

Twenty years ago, “Dot” moved into a room in the “Star” Motel. She didn’t
mind it was just a bedroom and bathroom; she ate at the restaurant where
she worked. She could easily afford to rent the room on her tips.

The two storey motel was built in the shape of an “L” in the 1950s, along
what was then a main truck and tourist route between two east coast
states. During its heyday in the 1960s, top rock and roll stars played at
the Star’s casino. People came from states away to catch the acts, play
slots and stay at the motel.
 22

Then, the state outlawed slot gambling machines and the casino was torn
down. Next, an Interstate was built parallel a few miles west. Fewer and
fewer truckers and interstate travelers drove by; fewer still stopped and
spent the night.

Local people followed Dot’s lead and moved into rooms at the Star Motel:
carpenters, dry wall specialists, mechanics, stock clerks, waitresses. A
few miles north, a commercial strip began forming on either side of the
highway: first automobile dealerships and restaurants, then “big box” retail
stores, then a few modern brand hotels. More low wage jobs became
available locally. Land along the strip sold for record prices. In 1998, the
Star’s owner put up a big “for sale” sign in front of the motel, hoping to
cash in.

But development was slow to reach as far south as the Star Motel.
No retail chain was interested in the location. More local people came by,
though, interested in moving in.

Five years ago, the owner put kitchenettes in every unit and did not fix the
Star’s neon sign when it broke. News about any vacancies spread by
word of mouth to people who needed a place to settle in.

In the winter of 2004-2005, Dot was still living in the same unit at the Star,
on the second floor at the corner on the “L” furthest away from the
highway and hotel office. Luckily for her, by the time she hung up her
work apron and retired, so could no longer eat free at her employer’s
restaurant, her room and bath had been transformed into an “efficiency”
studio apartment with a stove, fridge, cabinets, and sink. The couple who
managed the Star, opening the office at 9:00 a.m. to collect rents in cash,
call plumbers to fix sinks and toilets, and handle residents’ complaints
until 5:00 p.m., were planning to retire soon. The owner hoped to
finalize a deal with a buyer.

As far as the county where it is located is concerned, the Star was a motel;
it did not fit the definition of or meet the code for an apartment building.
The county has no such thing on the books as a “single room occupancy”
or residential motel or hotel, but they do have zoning and business
licenses: the land the Star sat on is zoned commercial and the Star was
licenced as a motel.

The Star was sold in the spring of 2005 and every one was evicted. The
Star’s residents had always been living there week-to-week; no one had a
lease. The local county’s law had no provision on its books for tenants’
rights in motels, not even for Dot, after 20 years. The property was fenced
off and scheduled for demolition. A mini-mall will be built on the site.
 23

The Star’s residents moved to other motels. The exodus of residents evicted from the
Star completed the transition of one smaller hotel further north on the same highway
from semi- to completely residential. It, too, had once been a casino hotel and was
already flanked on all sides by new commercial developments. Former residents of the
Star also moved south into side-of-the-road motels which offered “apartments” and plain
rooms along more rural stretches of the highway, away from the built-up commercial
strip. Two old-fashioned court-style motels sit side-by-side. One still curries for
transients and keeps its “vacancy” sign shining. Before the evicted exodus from the Star
arrived, local people had been living in four of its guest units for years. The court motel
next door had painted over the word “motel” on its sign and lettered in “apartments”.
Though still licensed and listed in the phone directory as a motel, it is almost fully rented
out to residents.

Dot, other older retirees, and sober currently employed Star refugees skipped over one
motel further south where “the bad element” reputedly live -- drug dealers, strippers,
winos, though some younger, single men evicted at the same time had to consider it.
The motels closest to the state border have small colonies of settlers living in the units in
the back, away from the highway, and still get a few transients traveling by car. One was
already full of residents: mainly young families with children crowded into single guest
bedrooms rooms with private baths. Couples with working cars considered moving into
these more distant motels, though far from their jobs. Options that former residents of
the Star did not good prospects included deserted court motels “open for business” but
totally empty on northern rural stretches of the same highway– nobody knew their new
foreign owners; an independent hotel in the next town south where construction workers
and tradesmen stayed while they working temporarily in the area– too much of a bar
scene at night; and the various newer “fancy” mid-rise hotels built at the edge of the
commercial strip–too expensive.

In a rural 60-mile stretch along another old main highway, the various fates of roadside
motels displaced by changes in traffic patterns were on display. Two former motels,
one court style and the other, a tourist court with cabins, lease all their units as
“apartments." Two former motels had been converted into residential care institutions for
people with mental disabilities. One well-kept independent hotel thrives on business
lunches at its restaurant and its reputation for “no tell” discretion about short middle-of-
the-day stays. Two new, branded, mid rise motels were built where the old highway
intersects with routes leading to the Interstate within a mile: this is a typical location for
“exit” motels. Two former hotels were abandoned. One was recently boarded up; the
other had collapsed beyond repair.

In another rural stretch, a set of no-tell “love motels” is located close to the city limits and
“gentlemen’s clubs” (strip joints). A motel wedged between the “no-tells” and a shopping
mall posts its welcome to families, Biblical passages, and AAA/AARP insignia. Two
former motels have been converted into retail stores. The rest of the motels combat
 24

high vacancy with varying percentages of permanent and transients. One of the
scruffiest also had the most residents and recently added on a new cement block double
storey wing.

DEALS

The deals that attract or channel people to the particular hotels where they reside,
sojourn on open-ended stays, or regularly cycle through are as economically stratified as
the clientele. Individuals paying their own way in hotels across the spectrum of price,
quality and services may negotiate customized deals with managers. People paying
their own way are in a fundamentally different situation than people who land in a hotel
through intermediaries’ arrangements. The next sections discuss management policies
that attract people paying low rents; various deals that government, corporate, religious,
and other types of organizations negotiate with hotels that result in the placement, third-
party payments or benefits, or discounts for the organizations’ affiliates; and the
convenience and prestige of hotel living among some of the nation’s wealthiest citizens.

SELF PAY AT THE LOW END

People who had been living in economy hotels and motels for months or years explained
they originally found the place by inquiring “around” for weekly or monthly rates.

Residents personally paying out-of-pocket to live for a long time in low-end hotels and
motels were attracted by certain financial arrangements:
Cash 1) accepting cash payment and not requiring a
credit card to secure charges
Credit 2) no credit check
Rate 3a) discounted weekly or monthly rate,
3b) discounted day rate for “long term stays”
3c) a “flat” day rate
lower than the same establishment’s daily rate and/or
lower than rent for comparable accommodations
in the local market.
Cash
Hotels and motels that accept cash attract people in certain circumstances.

“Miss Penny” owns and operates an 11-room hotel next to her thriving
neighborhood restaurant, bar, and ribs barbeque. Miss Penny explained
she stopped “fooling with weekly rates, monthly rates” years ago. She has
one “flat rate” ($43/day, payable in advance and in cash). As for credit
cards, she does not “like them and won’t take them any where in my
business." If her customers want lunch, beer, ribs, or a room for the night,
they must lay down cash up front. If a guest has the “where with all” and
wants to pay room rent for a whole week or a month “ahead," that was fine.
 25

That did not happen as often as people staying in one of her rooms “got
behind” and “had to be catching up” paying rent back due. Staying in
business depended on Miss Penny making sure “it all evens out."

Miss Penny sometimes sits people down who’ve been staying in her hotel
a long time to try to “talk some sense into them." She’ll write down on a
tablet the dollars and cents figures to show them that “for what you’re
paying me every day, you could rent an apartment, rent a town house. But
they say they don’t want to be bothered with utilities. They don’t want to
buy furniture. Things like that make it less trouble to stay here.”
e

Credit
“Samantha," a woman in her thirties residing in a 29-room motel explained
why paying cash attracted her. Back when she worked for a mortgage
company, she checked her own credit reports and discovered she had a
problem. The nature of her problem was “not having enough credit." She
owed no debts; she had paid off and cut up all her credit cards back when
she was making good money managing a retail store. She hadn’t used
credit for more than ten years. The negative void rated her a low credit
score. She believed that if she ever were to want to rent an apartment or
townhouse, she would be expected to put up a larger than usual deposit.

Samantha said paying for her room in cash, and each week was good
practice and good discipline. She felt independent. She liked having her
own place without feeling “tied down” by a lease.
e

Friends explained how bad credit drove “Minnie," a woman in her mid-20s,
to live in a downtown hotel for four years. Minnie had fallen deeply in debt
– she was supposed to start paying back her college education loans and
somehow couldn’t. She spent a lot of money on clothes, then, the next
thing she knew, her credit cards were cancelled. Pretty soon after that, the
phone and electric company cut off service and put Minnie on “some kind
of ‘black list’” (the utilities have), refusing her new service. The hotel where
she took up lodgings was less than ideal. It was hard to see if the lobby
carpet had a design through the dirt. Hallways were dark. She moved in
because the hotel took cash and did not require a credit card guarantee. It
was supposed to be temporary until she could get ahead, get out of debt,
could qualify to rent an apartment, get the phone company “off her back":
none of which happened.
e
 26

Reduced weekly or monthly rates with reduced services

Weekly or monthly rates are intended to encourage longer self-paid stays and sweeten
contracts with third party payees. Some hotels and motels interested in this business
prominently post their weekly discounts on signs, banners, and the Internet. In both the
Midwest city and East Coast corridor canvassed for this research, posting a simple sign
reading “rooms for rent” indicated a hotel or motel and even one mobile home park
welcomed residents and offered discounts for long term stays. Many “extended stay”
brands and properties quote only monthly rates and some collect payment for a 30-day
minimum from guests who stay for shorter periods.

Both managers and residents explained that discount rates were tied to reduced
services.

Local ordinances define the standard services that each class of lodging business must
provide. Many jurisdictions require businesses licensed as a hotel, motel, inn, or tourist
home to provide housekeeping services and regular changes of linens. From the
perspective of managers, reducing the frequency a unit is cleaned and sheets and
towels are changed make discounts for residents and people staying long terms
financially feasible. One eight-room, side-of-the-road, cement-block motel built in the
1940s distributes thin hand towels once a week. A more minimal compliance with the
requirement that hotels change linens was the one hour window of opportunity one
urban hotel gave guests once-a-month to turn in bed sheets and towels for laundering.

From the perspective of residents, reduced housekeeping and fewer linen deliveries
enhanced their sense of privacy and home.

One hotel resident explained he did not like people coming into his room
when he was not there. He asked the manager to have the housekeeper
skip his room if he was out. He used the towels the hotel provided but
arranged to have the hotel wash the bed sheets he purchased: he did not
like the idea of sleeping on sheets others had used.
e

The thin towels the motel gave out hardly served to dry hands. Sojourners
at a six-unit cement block motel built on a wide median strip between the
lanes of a highway in the 1940s learned from their neighbors where to buy
bath towels and where to wash them along with their clothes at a coin
laundry in the nearest town.
e

In urban as in rural areas, older hotels displaced by urban renewal that offer low rates
are a magnet for the residents and regulars who need inexpensive lodgings.

One of the few surviving “workers’ hotels” in the Midwest city canvassed
stands alone on a triangle lot bordered by the entrance to an overpass, a
 27

park, and the rubble of demolished buildings. The warehouse district, row
house residences, and high rise apartment project that once surrounded
this hotel and optimized its location as a place to stay have been torn
down. On the its front wall, the hotel touts free parking; on its back wall, a
realtor’s sign offers the property for sale.

“Permanent and Transient”

Signs prominently posted on several hotels in the Midwest city where people live quote
the license and tax code terms --“permanent” and “transient”-- or abbreviate: “Perm &
Transit." A sign outside the workers’ hotel stranded in an urban wasteland states
“Transient and Permanent Welcome”. Further west, a high rise hotel that has always
been primarily residential welcomes “permanents” and “transients”. In the 1930s, it was
a “cubicle hotel” with 212 small sleeping rooms and shared bathrooms. In the late
1950s, it was remodeled into 120 rooms, some with private baths, in the style typical of
workers' hotels.

A five-storey hotel at the outer edge of downtown manages to preserve its

classification as a “regular” hotel by accepting overflow from more centrally
located hotels that really do specialize in accommodating visitors to the
metropolis. The hotel charges overflow transients day rates between $101-
$150 /night. The hotel’s colony of residents each pay about the same
amount per week to rent the room where they permanently live as the
overflow transients pay per night. Despite its legal struggles to avoid being
formally designated as a “residential hotel” or “SRO hotel", the hotel posts
a small sign out front advertising “Rooms for Rent”. This subtle simple ad
is understood in the East and Midwest as notice that the accommodations
offers long term “rooming house” service.
e
Hotels are generally permitted in urban commercial zones. Hotels located on busy city
commercial strips can survive by renting space at street level to retail shops. Rental real
estate adds an income stream to help keep older hotels afloat and some new urban
hotels are designed to capture such income with storefronts and interior concessions.
Inhabited hotels on deserted streets, displaced from the opportunity to rent to retailers,
board up the floor where lobbies, restaurants, bootblack stands, and shops used to be,
dropping any pretense they offer services or facilities commonly found in midrange and
high end hotels.

Long term residents of one hotel on a busy commercial street walk upstairs
and unlock the second storey entry door themselves, unattended. No “tourists”
find accommodations here, though the hotel advertises a daily rate.
e

Four older low end hotels clustered on a hip commercial strip have narrow
entry ways to maximize ground floor space for commercial retail rentals.
The owner-operator of a three-storey independent hotel bans women.
 28

Residents and transients who bring women to their rooms are immediately
evicted. Though listed in at least one travel directory, the second
independent hotel is almost entirely occupied by permanent residents who
live in private sleeping rooms and share bathrooms off hallways. A nearby
privately operated “men’s residence," also three floors, rents by the week
or the month, mainly to seniors. Shops almost completely occupy the
ground floor of a low rise hotel that spans an entire city block. Full with
permanent residents, this hotel does not advertise. A visually stunning
aspect of this hotel is every upstairs window is individually decorated.
Some windows have curtains; some have plants on window sills; some are
plastered with posters and political bumper stickers.
e

While “permanents” renting their own hotel rooms (for months or years) are not absent in
low end hotels and motels that also accommodate travelers and visitors for short stays,
permanent residents are more characteristic of statutory “SRO hotels."

Single room occupancy hotels

Illinois, New York and California, among other states and local jurisdictions, legally
define “Single Room Occupancy (SRO) as a distinct class of hotels. (See Appendix A.)
The City of Chicago, for example, classifies the “Single Room Occupancy hotel” as a
type of sleeping accommodation, like other hotels and motels, and distinguishes
subclasses by the proportion of units occupied as “permanent” housing. “Permanent
residents” of Chicago’s formally designated SRO hotels lease rooms, typically for a year,
while “transient residents” pay weekly or, rarely, monthly. (They are not “transients” in
the sense of travelers, tourists, or visitors on business, rather sojourners and regulars.)

In the Midwest City researched, SRO hotel units are usually rooms without kitchens,
some with private bathrooms, others with shared sanitary facilities and showers.
Properties legally classified as “SRO hotels” name and call themselves “hotels." Many
are known by a unique name --“The Palace” or “The Roxy”, for example. Inhabitants of
SRO-hotels are largely single locals of the city and its surrounding suburbs who meet
their need for housing by taking advantage of low rates. Several “SRO hotels” mix
income derived from the lower discount rates that residents and sojourners pay with
occasional revenues from guests who pay higher prices for shorter stays. This business
model of older properties formally classified as “SRO hotels” resembles that of several
brands of “extended stay” hotels, described below, which operate in jurisdictions which
do not distinguish “SRO hotels” as a legal class and were recently constructed to
optimize their attraction for long-term stays.

SRO hotels are commonly regarded as “more” residential than “transient” though few
studies have ever examined the precise mix. A 1992 study based on financial filings
compared residential hotels, SRO hotels, and rooming houses in New York City. Hotels
that the city classified and taxed as “residential” derived 40 per cent or more of their
income from accommodating transients; hotels the city classified as SRO hotels
 29

collected less than 22 per cent of their incomes from transients, while boarding houses
had practically no income from transients (New York DHCR 1992).

California jurisdictions generally recognize SRO (or “compact living”) hotels although
these are classified differently in various counties and cities, as transient, as residential,
or in a special category. (In Appendix A, compare how the City of Fullerton 2004, City of
Oakland 2004, and City of San Diego nd, define SROs.) A recent study of 22
“residential SRO hotels” in central Oakland concluded 75 per cent of the occupants'
households had been living in their respective units for longer than one year and a third
had been residing in the same hotel for longer than five years. In a prior 1985 survey of
Oakland SRO hotels, 37 per cent of the residents reported they had been staying longer
than one year (City of Oakland HCD/CEDA 2004).

San Francisco history and architecture reveal a wide variety of styles and situations in
the well-established category of residential hotels. Residential hotels range from low
end SROs to legacy elite hotel residences [Groth (1994) 1999; San Francisco Board of
Supervisors 2001]. Both Chicago and New York recognize SRO hotels as a distinct
legal class of hotels (Cook County Assessor’s Office nd, 2002; see Appendix A for New
York legal definitions). Chicago offers hotels which accept housing assistance vouchers
a real estate tax break which requires their reclassification as an SRO hotel. New York
restricts occupancy of SRO units to a maximum of one or two adults and although New
York classifies SRO hotels as “commercial” hotels rather than “residential” hotels, New
York stabilizes the rental rate for hotel units of any style which are occupied by legal
permanent hotel residents and tenants (on leases). New York and Chicago also both
have separate categories for “residential” hotels (including so-called “retirement” or
“senior” hotels. The properties classified as residential or retirement in these cities
mainly contain apartment units, and by law, must function as hotels by providing
housekeeping, linen service, and 24-hour reception. Both cities distinguish between
SRO housing units from units in SRO hotels. In New York, rental units in subdivided
privately owned homes in New York City risk reclassification as “SRO” units (WNYC
2003) and into a legally protected class of “SRO” housing, whereas jurisdictions
elsewhere identify rental units carved out of single family homes (and apartments) as
creating licensed or unlicensed “rooming” houses.

Loss of the stock of SRO units in U.S. cities from the late 1960s through the present – in
hotels, rooming houses, tenements subdivided during the 1930s, and apartment
buildings cut up into small single room rentals after World War 2 – has been identified
as a major factor in precipitating urban housing crises and upsurges in urban
homelessness. See Hoch 1989 on Philadelphia; Lakefront SRO Corporation 1990 and
Rossi 1989 on Chicago; Brodhead 1999a, Manning 2001, and Coalition for the
Homeless 2003 on New York City; Koegel, et al, 1996 on New York, Chicago, and San
Francisco in the period 1970-1985; Dolbeare 1996 for the estimate a million SRO units
between 1970 and 1985; Wright and Rubin 1997 on SRO loss and increase of
homeless in the streets of San Francisco, Portland, and Denver in the period 1975-1988;
Fannie Mae Foundation 1997 on the period from the 1970s through the early 1990s;
 30

Lipscomb 2001 on St. Louis; Bloom 1998 and McKnight (2002) on Seattle; Rymer 2001
on Los Angeles’ “skid row” SRO hotels and SRO housing from the early 20th century
through the present; Fletcher 2005 on the current downtown SRO hotel situation in
Sacramento, among others.

Many jurisdictions passed laws to protect or remodel their remaining stock of SRO units.
(See, among others, Levine and Snider 1985 for New York; Cell 1998 for California;
Davis nd and City of San Diego nd on San Diego; and McKnight 2002 on a well
intentioned fire safety law that had the unintended consequence of mass closure of SRO
hotels and boarding houses.)

The remodeling of former commercial hotels into SRO room units leased as permanent
housing is discussed in the section on conversions. “SRO” units may be rooms (with
private or shared bathrooms) or complete studio apartments. SRO units are currently
featured in buildings operating as hotels, as residential rental real estate, as supportive
facilities, and as owner-occupied condos. Units in new construction SRO housing and
SRO hotels are almost universally complete studio (or larger) apartments.

Units rented by partial days

Certain hotels with a core of residents offer rooms for rent by the hour or by the shift.

By the hour
Although no more universal than other aspects of governmental regulation of public
accommodations, many jurisdictions require that rates be posted. Posted signs stating
room rates by the hour and by the week or month are clues to the business mix of hiring
rooms for trysts or for the sex trade and also housing residents. “No tell” motels and sex
trade hotels, rural and urban, will rent rooms by the hour as well as overnight and on
monthly rates. The “love motels” that cater to adults checking in for an hour or two
during the work day often have attached restaurants or night clubs on the premises and
promote weekend specials for getaway “dates." Fancier “no tells” in recycled older
airport motels and downtown “theme” hotels discourage prying eyes with high fences
around parking lots or valet parking. Some run down motels in rural areas on displaced
highways, desperate for business, or more optimally located near military bases, mix
very short term with residential occupants. Some hotels that rent rooms by the hour are
the place of business for resident and sojourning sex workers the properties host at
discount rates.

A five-storey older urban hotel also advertises itself as transient

accommodations and quotes its “average” rate to the tourist trade at
between $50 and $75/day. This hotel’s hourly rate (available to the sex
trade and to private parties of consenting adults) works out to considerably
more than $75 for 24 hours, but its discount rate for residents brings their
cost per night well below $50. This hotel’s permanent residents are adult
men; its sojourners are sex workers.
e
 31

Opposite a rundown hotel involved in the sex trade, a theater is being

converted into “luxury lofts” available at preconstruction prices of $300,000
and up, and on the street beside the hotel, duplex houses are being
remodeled for sale as even higher priced condo apartments. The resident
manager wonders how long the hotel will be able to flash its beckoning red
neon sign perched up top after new neighbors move in.
e

New owners bought two properties better known for prostitution than as
tourist accommodations and refashioned the properties as national
franchise brands. The now nationally branded two floor court motel prices
itself for tourists at a moderate $89/night, offers its franchise’s standard
national discount for longer stays, has managed to keep “clean”
(by demanding to see guests’ drivers’ licenses and other identification
at check in) and has even attracted a few student sojourners from a
university up the street.

With the larger high rise hotel on a busy commercial street, a core of
resident sex workers conveyed with the property. As “permanent hotel
residents” they were protected from eviction and they continued to ply
their trade. The residents are mainly professional transvestites (males
impersonating females) who loiter out front and take clients up to their
rooms. According to one streetwise commentator, this hotel has “always”
had “permanent residents." According to one gay activist, the hotel is the
only place in the city where transvestite sex workers feel safe.
The owner-manager just hopes the association won’t “pull”
his right to use the national brand he adopted when he revamped
the hotel. So far, association inspections have been scheduled
in advance, and the residents have cooperated by taking a few
hours off until the inspections are over.
e

By the “sleeping shift”

Three hotels in New York City with narrow sleeping rooms off warrens of narrow
corridors and shared showers and toilets on each hall were recently consolidated. The
new private owner rents rooms by the sleeping shift to Chinese immigrant workers.
Classified since the 1980s as “SRO hotels," the three are among the few surviving
examples of an early 20th century style known as “cage” hotels or Bowery “rooming
houses”. Other examples of the same style rent by the full day in cash.

Organizational connections

Contracts and informal handshake deals between hotels and private corporations,
branches of government, universities, membership associations, social services, and
other organizations steer tens of thousands of individuals and families into commercial
 32

accommodations for a variety of reasons and periods of time. Organizations negotiate

discount rates for affiliates (employees, contractors, officers, clients, members, or other
associates) and establish credentials to identify individuals and families eligible for the
corporate discount and preferential booking.

Some organizations directly pay hotels, granting to the people they place a unit where
they stay for free. Other organizations act as middleman, collecting rent from occupants
and paying hotels. Other organizations reimburse affiliates lodging expenses up to an
established limit. Agreements for “corporate rates” or “membership discounts” may be
struck between an organization and a nationally franchised brand, a chain, a hospitality
management firm, or hotel property owners – good at all their facilities. Managers of
particular hotels combine discounts negotiated nationally on their behalf with “back yard”
(or “back door’) local deals they negotiate on their own.

People placed by an organization that directly pays or reimburses for their hotel stay,
and, to a lesser extent, people benefitting from a discount or subsidized rate due to their
affiliation with an organization have less leverage or authority to deal directly with hotel
management than individuals paying for themselves. As clients of “bulk” deals between
their hotel and an intermediary organization, their primary influence on their living
conditions is transmitted via that third party which made the placement, pays the bills, or
negotiated the discount deal. People dependent on the government agency that placed
them and pays their rent may have little influence, while sojourning corporate executives,
on the other hand, may be in a position to cancel or not renew contracts important for
the economic bottom line of a property or whole chain or brand.

Although organizations that contract fixed rates for their employees, members, or
assignees focus on and prefer mid-priced hotels, chains, franchised brands,
management companies and individual proprietors at the low and high end poles are
amenable to “corporate” deals.

THIRD PARTY PAY AND GRANT/DISCOUNT STAYS

Social service and emergency governmental placements

The displaced
Nationally, the most common reason why people are displaced is by a fire in their
homes. Most jurisdictions offer the displaced limited term stays in hotel or motels and
several insurance companies cover stays at hotels within parameters of rates and stay
durations specified in policy contracts.

Hotels and motels left standing in the wake of hurricanes, tornados, earthquakes, floods,
mud slides, wild fires, and volcanic eruptions or nearby may volunteer or be
commandeered to lodge people displaced by natural disasters. After twin hurricanes hit
Florida in the late summer of 2004, among the 30,000 Floridians placed in hotels were
farm workers based in Homestead. Farm workers and their families were still living in
the motel rooms where emergency services had placed them months after their trailer
 33

homes were leveled. A state agency funneled federal emergency relief funds to pay
directly for the farm workers' families’ stays in “side of the road” motels that usually cater
to tourists and seasonal vacationers during the winter. Some farm workers had been
previously displaced for three years after Hurricane Andrew. Reconstruction on the heels
of disasters can take years, whether from a fire affecting a single house and one
household or a regional event affecting thousands.

The week after Hurricane Katrina in the 2005 hurricane season, 653,000 people
displaced by the destruction and flooding of their homes on the Gulf Coast were staying
in commercial accommodations: in hotels, motels, and resort rental condos.
One budget hotel chain hosted 15,000 evacuees the first week of September, and more
later.

News and television sampled stories of people in the emergency, dormitory-style

shelters set up in church dining halls, sports arenas, armories, and other buildings. The
number of displaced people temporarily staying in make-shift shelters peaked at 60,000
after Hurricane Rita in mid-September; at this point, the Red Cross was reportedly billing
the federal government nine million dollars a day for the commercial accommodations
housing 650,000 people. Thousands more evacuees checked into hotels on their own.

Whole national and regional chains and brands of hotels and individual proprietors
operating in the Gulf states and as far away as Tennessee, Kentucky, Ohio, California,
and Washington, D.C., offered evacuees deeply discounted “hurricane” rates, though
with limited lengths of guaranteed stays (Gary 2005, Gordon 2005, Rodriguez 2005,).
One regional chain slashed rates at all its full service resorts for anyone with a valid
Louisiana, Mississippi, Alabama, Georgia, or Florida driver’s license through September
8th. At least five brands of luxury hotels reduced rates for evacuees to “low end” level
rates (AH&LA 2005). One regional brand globally cancelled advance reservations to
take in people evacuated from New Orleans and the Mississippi coast.

By the last week of September 2005, 400,000 people displaced by Hurricanes Katrina
and Rita were living in 140,000 units in hotels, motels, extended stays, and resort rental
condotels at an average cost of $56/unit/night and up to $100/night (Hsu and Williamson
2005, among other sources). About half had been placed by the Red Cross. The
federal program to reimburse agencies for providing evacuees with temporary housing
was originally scheduled to end on October 15th, 2005. Tens of thousands were
expected to remain in hotels, paying for themselves or with emergency vouchers for
housing once that program began (Opdyke and Schatz 2005). Under the 2005 housing
assistance plan, eligible families can receive cash assistance for as long as 18 months
up to a maximum of $14,148; housing assistance is included in the cap of $26,200 per
family Congress established for any combination of cash, rental assistance and home
repairs that Federal Emergency Management Agency (FEMA) could pay. The deadline
for cutting off hotel payments was successively extended to December 2005, then well
into 2006.
 34

The accommodations industry itself was impacted by the natural disasters. Property
damage by Katrina alone closed at least 290 hotels with an estimated total of 42,000
guest units. Some hotels reopened, however about 14,000 guest units were not
expected to return to use within the calendar year (Schneider 2005; Smith Travel 2005).
The hospitality industry responded with corporate donations, fund-raising programs
(donating “rewards” program points), and offers for evacuees’ relief. With much of New
Orleans uninhabitable and flooded, FEMA negotiated a six-month, $192 million contract
with an American flag cruise line to house temporarily up to 10,000 people for six
months. Displaced New Orleans first responders (police, firemen, health workers) and
their families and federal workers detailed to work in the disaster were housed in the
cruise line’s floating luxury hotel (Weisman 2005; U.S. Congress, 2005). A hotel
association announced FEMA had entered negotiations for 650,000 hotel/motel rooms
in various locations in the United States prone to natural disasters (AH&LA 2005a).

The homeless
In the late 1980s and 1990s, metropolitan agencies in Washington, D.C., New York,
Boston, San Francisco among other cities, paid commercial hotels market rates to
house homeless families. Laws in New York and other jurisdictions restricting Single
Room Occupancy units to one or two adults forced local governments to place families
with children in other types of hotels (Bach and Steinhagen 1987; Coalition for the
Homeless 2000; Bernstein 2002; Rivera 2004; Barnes 2004; Sorrentino 2005). Until
court injunctions banned the practice, city homeless services in New York separated
mothers and children from their respective husbands and fathers (Dehavenon 1996),
placing mothers and children to rooms in contract hotels and men to male group
shelters. Rural and suburban jurisdictions and some cities clung to the older system of
issuing “tickets” (also known as vouchers or coupons) good for stays or opted to stagger
cash advances and reimbursements for hotel or motel receipts (Coalition for the
Homeless 2000; Nassau County 2005). Complaints about what came to be known as
“welfare hotels” focused on cost, code violations, and deplorable conditions (Siegal
1974; Simpson 1984; Kozol 1988; United States General Accounting Office 1989;
United States Congress, House of Representatives 1994a and b; Bernstein and Eddings
1996; Gorta 2002; Bernstein 2002).

The “shelter system” operated by New York’s Department of Homeless Services (“DHS”)
includes leased whole hotel and motel properties (Gorta 2002): a dozen whole
hotel/motel properties were leased during the winter of 2004-2005. 1 In addition, DHS

1
“In January 2005, som e 36,600 hom eless m en, wom en, and children were sleeping each night
in the New York City shelter system , including 15,100 children, 12,700 adult fam ily m em bers, and 8,800
single adults. Thousands m ore sleep on city streets, park benches, and subway trains. Since 1998 the
New York City hom eless shelter population has increased by 73 percent, from 21,100 people in shelters
each night to 36,600 people per night currently. Over the past seven years, the num ber of hom eless
fam ilies sleeping in New York City shelters and welfare hotels has increased by 95 percent, from 4,429
fam ilies at the end of January 1998 to 8,722 fam ilies at the end of January 2005. The average stay for
hom eless fam ilies in the m unicipal shelter system has nearly doubled over the past decade, from six
 35

contracts blocks of rooms at flat rates ($60-$70/night/unit) in commercial hotels to

supplement its shelter system. New York City’s AIDS agency pays market rates (up to
$1200/month) to house adult AIDS patients in commercial SRO and other hotels (HASA
2005; Foley 1988a). Boston and San Francisco were phasing out the practice of
providing emergency shelter in hotels by accelerating a program to grant transitional
supportive and permanent housing. Massachusetts, which spent $20 million placing
homeless families in hotels and motel in 2003, ended that practice in 2004 (United
States Interagency Council on Homelessness August 2004). The city government in the
Midwest city researched was co-administering hotels with the private operators of
commercial hotels. For the hotels where the City placed the homeless, city agencies
took over certain functions, like trash removal and generously extended the hotels’ us
grace periods and provided assistance to correct code violations.

One hotel that leases rooms for the city to place the homeless during the
cold winter months is among the only four located in an urban, ten square
mile majority minority neighborhood. The hotel’s owner would like to host
tourists and lists itself on travel directories, but makes do with the business
mix it’s got. During the summer months, the hotel attracts paying guests
with “free adult movies and air conditioning”; individual air conditioners jut
out of the hotel’s second, third, and fourth storey windows which are not
boarded up. During the winter, it leases itself out to the City.
e
A city government in the East Coast corridor researched which formerly housed
homeless families in notoriously substandard hotels contracted at outrageous costs (up
to thousands per unit per month) adopted a “continuum of care” program of shelters
and transitional supportive housing in the mid 1990s. As part of this program, the city
began signing annual contracts with multiple commercial hotels and motels establishing
fixed rates for guests of the city. One standard agreement sets the day rate for people
displaced by emergencies, like fires or the interruption of water or electricity services in
their housing; another standard agreement covers the homeless. Both types of guests
arrive with purchase orders issued by the city. Hotels may contract to host one or both
categories of guests. Since the primary business strategy of hotels in this destination
city is hosting tourists, and since city referrals increase in the winter when tourism is slow
and especially on “below freezing” nights when shelter is mandated, hotels expected that
taking city contract might cushion high vacancy during the tourist “off” season.

Hotel managers in this city explained various reasons why they opted to sign
agreements to accept one or both classes of city referrals, and why they decided not to
seek or renew their contracts. Hotel managers said they prefer the “emergency” cases.
A declining number of establishment sign annual contracts to accept the homeless the
city sends. Managers worried the “disruption” of homeless people might damage their
hotels’ reputation with tourists and tour operators. Managers who had current contracts

m onths in 1992 to nearly twelve m onths today.” (Coalition for the Hom eless 2005)
 36

in 2005 complained that because the city had similar agreements with so many hotels,
the resulting trickle of business was hardly worth the extra inspections the city required
and long waits for the city to pay the purchase orders they submitted.

Some suburban and rural counties in the east coast research area set up similar annual
contracts with commercial hotels and motels. The beginning and end date and renewal
schedules differ by jurisdiction. On the contract anniversary date, a hotel can opt out
and not renew. Both contracts leasing whole properties and agreeing to accept
displaced and homeless guests paying on vouchers typically specify a term. The
functions of providing lodging for emergencies have expiration dates. In the system
sketched, the term is only annual.

In other east coast counties, social services keep lists of local hotels and motels which
are, in principle, willing to accept the temporarily displaced or homeless, if they have
vacancies. County staff “call around” to find available rooms and directly pay hotels.
The American Red Cross maintains a comprehensive list of hotels that will accept
displaced homeowners and that are approved by the Federal Emergency Management
Agency or are also on FEMA’s master list (Department of Homeland Security nd1).
Many civil divisions either contact or contract a Red Cross chapter to refer them hotels
or to handle placing the displaced. One hotel manager stated their brand works with the
Red Cross and the stays of the majority of their sprinkling of sojourners for weeks and
months at a time are paid by the Red Cross. The manager and the brand will not work
with the county; she prefers to have the non-profit volunteer organization collect
reimbursements rather than deal directly with the county.

Church charity
Managers of several suburban and rural motels discussed their experiences receiving
placements and payment from churches.

Whenever the owner/operator of one independent hotel is approached by

her priest about lodging people, if she has a vacancy, she will take them in.
People the church sends usually stay a while. The owner trusts that the
church or the tenants, one or the other, will eventually pay the bills. The
people she has taken in mainly came from out-of-state, young couples or
young men who heard there was work, ran out of money, and went to the
church for help. Some of them “found something” after a spell of church
charity support but kept on living on in her hotel paying on their own after
they did. She stopped taking in homeless families the county sent so long
ago she doesn’t remember how the county paid her. She didn’t like the
county sending families with children; in her opinion, a hotel room is no
place for children. There is nowhere they can play.
e

One motel waived the national brand’s requirement that guests

secure rooms with credit cards for church charity cases. Local ministers
 37

walked guests in and paid in advance in cash or on their own plastic.

In this motel, however, church charity cases did not turn into sojourners;
they were midweek emergency guests, checked out by the next Sunday
at the latest, placed in rooms rented in the homes of members of the
sponsoring congregation.
e

Subsidized dispersed Section 8 hotels

The Midwest City researched is among the urban centers which are demolishing
concentrated public housing and dispersing renters with portable housing assistance
vouchers from the federal Section 8, program, the city, or state to “scattered sites”
throughout the metropolis. The city offers various incentives to landlords and hotels
which accept Section 8 vouchers.

People paying with housing vouchers are giving new leases on life to some older,
unique, independent hotels engulfed by gentrification and escalating real estate values.
A hotel in the city that rents at least 30 per cent of its units on Section 8 vouchers can
apply to be classified as an SRO hotel and receive real estate tax breaks. The city
forced seven hotels formerly associated with the sex trade to “clean up” and accept
families with housing vouchers.

The name the six-storey building used when it was a sex trade hotel is
etched in stone above the entry. The hotel registered a change of name
after certifying as a SRO hotel. It is now almost completely occupied by
Section 8 permanent residents including families with children. It sits on a
side street with low rise residences and light industry in an improving
neighborhood. A resident child said her mother had chosen to spend her
housing voucher for a room in the hotel so she could go to a good school
in the neighborhood. Two other hotels on the same side street, still half
involved in the trade, always semi-residential, have also decided “to go
dispersed Section 8.”
e

Real estate investments and remodeling improvements surrounding several surviving

clusters of low rent urban hotels in the Midwest city simultaneously threaten to force
them out of business and, ironically, lure new residents. When the owner/operator of a
low rent workmen’s hotel or single room occupancy hotel sells out to developers, long
term residents look for other hotels to settle. In choosing between “spending” their
Section 8 housing vouchers for a hotel unit in an improving neighborhood or for an
apartment with more floor space in a rundown building, renters determined what was
better for their household. For new residents of hotels paying with Section 8 vouchers,
“better” meant living in smaller interior spaces located in safer, less crime-ridden
neighborhoods, closer to public transportation stops, jobs, shops, good schools and
hospitals, rather than ”dumps” in “dangerous” places.
 38

It is not clear whether there are similar situations in other cities. Reports on Los Angeles
suggest real estate developers are once again reducing the stock of low rent,
commercial workmen’s and SRO hotels by demolishing or converting them into other
forms of real estate, forcing displaced hotel settlers into the suburbs. As in the Midwest
city, the first wave of “urban renewal” in the 1970s and early 1980s reduced the stock of
low rent hotels. In LA’s Skid Row, non-profit organizations remodeled over half the 63
SRO hotels left standing into supported permanent or transitional housing (“SHOs”) in
the 1980s and 1990s; the non-profits juggle funding from various government and
charitable sources to subsidize this housing. In the Midwest city, workmen’s hotels all
but disappeared from industrial areas in the 1970s but survived in light industrial zones
of Los Angeles, including the wholesale market area of Skid Row and Little Tokyo
garment manufacturing districts, only to face conversion, in the 21st century, into
condominium lofts and other forms of real estate. (Liberty Hill Foundation 2005; New
Media 2005; Rymer 2001; Rivera 2004; Romero 2004; Dyrness, Thompson and Spoto
2004; Schultz 2003; University of Southern California 2001).

PLACEMENT, REIMBURSED STAYS AND SELF-PAYS IN THE MIDRANGE

Corporate connections
Guests directly placed by their employer or some other benefactor corporation are
important target markets for hotels and motels. Hotels and motels attract this clientele
by contracting with corporations to offer discount rates close to or exactly the amount the
corporation will reimburse. According to industry reports, about a quarter of all incidents
of hotel stays are “business travel” and business guests are predominantly male
(American Hotel and Lodging Association 2004, 2003, 2002, 2001, 2000; Smith Travel,
various dates). Notable beneficiaries of corporate lodging arrangements are midrange
properties located in central downtown business districts or near workplaces with large
numbers of contract, assigned, or detailed staff.

Corporately connections largely produce sojourners and regulars. Long-term sojourns of

relocating or temporarily assigned employees accumulate the majority of the
person/nights that “corporations” contract in hotels. Certain "all suite” brands, all
“extended stay” hotels and even some independent bed and breakfast inns specialize or
heavily rely on accommodating sojourners on contract rates arranged with specific
corporations. Competition for this market comes from a separate industry that
customizes the term and convenience of leasing “temporary” housing. Airlines are
examples of businesses that arrange for employees who travel on the job, like
commercial pilots and flight attendants, to cycle regularly into stays at particular hotels,
brands, or chains.

“Corporate suites”
In high end hotels, corporations may lease or buy units in primarily transient hotels in
key business destination to secure places for officers and staff to stay and to host
clients. Marketing hotel units to corporations figures in one model of “condos in hotels,"
 39

discussed below. Managers of extended stay hotels independently volunteered their

assessment that extended stays are thriving because corporations prefer flexible terms
of stay to tying up capital in owning or leasing long term dedicated hotel units (“corporate
housing”). Extended stay hotels explicitly cater to this market with spacious units well
equipped and convenient for transacting “business”.

Deals that hotels and chains strike with various corporations include “discount” rates--
per night, week, and/or month, reservation guarantees up to daily ceiling limits, and
contracts for mass relocations. Hotel properties may negotiate and sign annual
agreements or arbitrarily set a blanket rate for all the “corporate” entities with which their
franchise brand, hospitality management company or chain have agreements.

Home insurance companies

Hotels’ arrangements with home insurance companies illustrate both direct contracts
and less formal agreements to lodge affiliates of organizations. Private home insurance
typically covers the cost of displaced homeowners’ stays until their private homes are
rebuilt and habitable. Some insurers directly pay and place clients with lodging
providers the company has contracted or place clients in units the company owns or
leases. Other insurance policies set limits on reimbursements and let clients make their
own arrangements. Some steer clients to hotels where the company has negotiated a
reduced rate for their clients.

One manager explained the national brand of his hotel has a contract with a particular
insurance company for lodging homeowners covered by that insurance. The manager
of an all-apartment brand extended stay hotel told me the bi-coastal partnership chain
which operated under that brand and a brand unique to the chain had informal
arrangements to accept clients referred or paid by several home owner insurance
companies. Each manager in the chain and the chain as a whole were responsible for
expanding this source of customers. One extended stay hotel prized its “back door”
corporate contracts with home insurance agencies to lodge their clients at discount rates
slightly lower than these insurances’ maximum reimbursement.

Individual managers may consider reimbursement limits and “customize” rates for
individual home insurance clients. Managers of several hotels, motels, and extended
stay hotels identified individuals and families rebuilding houses as the guests whom they
remembered as having stayed the longest.

“What can I say about this one family?” a motel manager asked.
“They’ve lived in this motel for a year and a half because their house
is being rebuilt, but if you ask the man, he will always say he lives
where his house burned down, even though there is no house there.”
e

Open-ended sojourns by beneficiaries of home insurance are remarkable for their

longevity, and as examples of negotiated rates moving the cost of long stays in
 40

midrange hotels onto a price par with the low end.

Government and military rates

The “government” or “military” rate -- the ceiling reimbursement for the lodging
component of the per diem allowed in an area – is empirically the lowest rate offered by
high end hotels that ordinarily charge much higher rates. The “government rate” is
abundantly available in midrange and extended stays hotels which compete by offering
various unit styles in a price band centered near the maximum lodging per diem
reimbursement. High end and other midrange hotels limit the number of units in which
government rates apply; limits are rare in extended stays.

When the United States began the Base Closure and Realignment (“BRAC”) process of
decommissioning military bases in 1988, it also began to phase out having the Armed
Services directly operate quarters and housing on existing bases. The services planned
to pare to operate only barracks and tents for trainees. Active duty military personnel
were offered the incentive of housing allowances to live in private quarters off-base after
completing basic training.

The accommodations industry responded to this change in base housing policy. Active
duty military in need of private lodgings stimulated chains and brands to construct new
hotels in the radius of bases that offer furnished “all suite” and “extended stay”
apartments on a month-to-month basis. Older hotels near bases fashioned discounts
for long stays to attract unaccompanied military. Base housing offices also leased
blocks of rooms in commercial hotels and motels and whole properties to serve as off-
base military quarters. Near the Midwest City, one motel was entirely leased to serve
as bachelors’ quarters for a military base as recently as 2004.

The business of accommodating the military in the nation’s hotels and motels slowed
after the “9/11" event. Certain bases were “sealed” for security reasons. Managers of
hotels and motels near three bases in the study areas described their loss of active duty
military clientele, who filled their rooms and stayed for months and years, and their
issues with the new types of the contracts from these bases.

Managers of hotels and motels contacted in a five-mile radius of one base all stated
that-- “prior to 9/11"-- they hosted military service personnel who privately paid and
stayed as long as they were stationed at the base, some as long as two or three years.
The manager of one “all suites” brand, in particular, lamented the economic impact of
losing the business of military sojourning on long-term, open-ended stays.

Certain motels near this base now have standing contracts to provide multiple rooms on
short notice for groups of trainees or transferees and for military in transit. The contracts
permit bases to access quarters as needed. From the perspective of the participating
hotels and motels, the time between notification and the arrival of occupants is so short
that they experience difficulties in supplying rooms. Rather than fulfill their contracts by
subcontracting rooms in other hotels and motels at a loss, neighboring motels formed an
 41

informal consortium to supply each other with rooms to lodge intermittent bursts of
populous short stays without disturbing their long term residents and sojourners.

One motel used to fill all the rooms it previously blocked to supplement bachelor
quarters on the base across the road. This installation had contracted out the
renovation and management of on-base housing and on-base quarters on a multi-
decade lease, when, for security reasons, it “closed” and prohibited active duty military
from living off base. By the winter of 2004-2005, the motel that formerly served as
supplemental barracks was sparsely occupied by families and “significant others” waiting
for a person to return from duties overseas or required to stay on base except when “on”
a weekend pass. This motel adapted by putting in a night club to attract a party crowd to
enjoy those weekend passes.

Discount rates which associations of automobile clubs or retirees negotiate with brands,
chains or individual properties on behalf of their members do not appear to result in long
term stays. Several chains and brand families have created their own membership
associations, enrolling hotel guests in “loyalty” or “rewards” programs. Program
incentives for long stays and repeat business include discounts and “free” days at any
hotel in the group. Hotel managers speculated that the “rewards” program of their brand
family influenced sojourners’ and regulars’ choices; long stays “on business” earned
credits toward free stays in vacation resorts.

Policies and strategies of brands, owners and managers

Whether or not a hotel or motel invites and offers discounts for long stays depends on
brand and managers’ policies and business strategies. The discounts that various
associations negotiate for their members with franchised brands, chains, and individual
properties may steer travelers and conference attendees into those properties, however
association discounts do not produce long term stays. Managers of hotels in chains and
hospitality groups with “loyalty” or “rewards” programs believe these influence the choice
of hotels for long sojourns and regular visits. Program incentives include free days at
participating hotels and discounts at participating businesses. Managers speculated that
long term and regular guests selected their hotels to earn credits while “on business”
towards free stays in vacation resorts.

“Long Term Stay” (LTS) and “Extended Stay” rates

Calculated down to cost per night, discounted rates for “long term stays” and “extended
stays” charged in units of 30 continuous days were generally lower than discounts the
same or comparable hotels made available to members of associations and were about
the same or lower than spot opportunities like “seasonal," “Internet," or Sunday-night-
only rates. The discount rate available for “long term” or for “extended” stays in select
“midrange” national brand hotels with copious facilities, services, and quality “stars” at
each property approached regular day rates at “budget” or “economy” hotels and motels
in the same areas with more limited facilities, services, and stars – and were routinely
lower than the government/military per diem lodging reimbursement.
 42

“Long Term Stay”

The sales manager of a midrange hotel explained how her brand’s “Long
Term Stay” discount day rate worked. “Long Term Stay” (LTS) is a trade
term for a deeply discounted rate per day. To qualify, however, a guest
had to apply and charge 30 continuous non-refundable days on a credit
card in advance and the franchise headquarters had to approve the
guest’s application. A guest could apply for the LTS rate at check in or
whenever they decided to stay at least a month more.

This well known national brand’s “LTS” discount reduces the daily rate to
less than half that usually charged. The hotel, like most in its brand, is
medium sized (120+ rooms), moderately priced ($100-120/ night), and
has a restaurant, bar, ballroom, meeting rooms, ample free parking on
site, and other facilities. The LTS deal brings the price of living in this
“nice” hotel to about the same price per night residents were paying
on the weekly rate at nearby less well maintained motels.

The sales manager stressed that the Long Term Stay rate had to be in
continuous blocks of 30 days; checking in for the work week and out on the
weekends was not allowed in the LTS arrangement. This hotel had “regulars”
who did that. If they were to apply, they would actually pay less on the LTS
than checking out on weekends. A few people living on open-ended stays
and throughout the academic year had been a dependable supplementary source
of income for 30 years in this hotel which primarily hosts guests
from out of town who arrive with reservations. Despite its location off an Interstate
exit, travelers spontaneously pulling up without reservations contributed less to
the hotel’s all over “sales” revenues than the core of guests on the LTS rate and
the “regulars” checking in and out every week.
e

At a hotel operating under a different mid-range brand in the same

franchise family, the managing partner of a newly built hotel reflected that
his franchise agreement prevented him from offering discount weekly
rates, which he knew from long experience attracted sojourners and
regulars. The franchise’s automated billing system posted charges daily
and the brand quality standards require rooms be cleaned and sheets and
towels changed daily. He knew he was losing business. People did come
by asking about weekly rates. He did have guests who regularly checked
in during the work week and out again on weekends during their “project”.
At the hotel he managed before his venturing into an owner-operated
franchise, he did have a core of guests who stayed for months or years on
end. He was worried his new business might not succeed without a core
of people staying a long time. He thought out loud about his alternatives:
he might change franchise brand to gain the flexibility to accommodate
such clients; if he stuck with the brand, about the only way he could
 43

succeed would be to entice tour operators he knew from his former job to
select his hotel as their local stop.
e

The managing partner of a hotel franchised as a third national brand near-

by offered no breaks on its day rate. He acknowledged that “workmen”
had been staying for a few weeks, but denied anyone had ever lived in the
hotel or stayed as long as six months, not even in the manager’s
apartment. His main business came from what he called “regulars”: guests
who checked in on Mondays and out on Fridays over periods of weeks or
months or who reserved stays of a week or so every month far in advance
who come “on business." To plug higher vacancy on weekends at his
hotel, he contracts to host busloads of visiting college athletic teams and
stages parties and contests to attract locals to drink in and stay over on
Friday and Saturday nights.
e

The sales manager of a 200+room brand hotel with restaurants, meeting

rooms and a convention/exhibit hall located just off and visible from an
Interstate exit, characterized the one or two units occupied by people
staying between six months and two years as a “tiny” part of the hotel’s
diverse business. Neither the hotel nor its franchise brand offered discount
rates for staying a week or any other length of time. The hotel
management was amenable to “customize” rates for people interested in
staying for a long time.

Hosting government employees and military was an important part of this

exit hotel’s sales year round. For an amount precisely the same as the
total government or military per diem lodging and food component
allowance for their locations, the hotel offers a special “package": a hotel
room, breakfast, a $10 voucher good for dinner at nearly restaurants and
shuttle service to public transportation. The government per diem package
brings the hotel repeat customers but since a government facility nearby
closed, rarely long-term open-ended stays. The hotel respects discounts
its franchiser negotiated with corporations, non-profits, and other
organizations for the business travel of their staff, tours, and for client
placement. They were busiest in spring and summer hosting tours which
the hotel sales staff itself negotiated discount agreements with companies.

The sales staff “customized” rates for the displaced who paid the hotel
directly to mesh with reimbursements their home insurers would pay, using
the national franchise’s negotiated rates with insurance companies served
as guidelines. The hotel sales staff had fixed a low rate for families
referred by the local chapter of a national charity. People who had and
were at the time staying the longest at this hotel (for over two years) were
 44

families displaced by emergencies.

e

In the midrange brand and chain hotels investigated, managers estimated long term
residents and sojourners constituted approximately two per cent of their unit rental
business. By contrast, managers of extended stay hotels estimated individuals and
families staying for six months or more constituted roughly half their business.

Extended Stay Hotels

Extended stays hotels are a fast-growing segment of the accommodations industry.
Brands and properties have multiplied in the last decade. Appendix B, Part 2, details the
major brands. Extended stay hotels offer furnished, well-equipped units, common
facilities, and hotel services in dedicated buildings and complexes. As hotels, at a
minimum, extended stays provide housekeeping services, change the linens (sheets and
towels), collect trash, handle mail and messages, and provide at least some limited
hours of reception services. Brands vie with each other by including “extras” in the price
of the unit rental: free parking, free use of hotel facilities (pool, exercise room), shuttle
buses, free prepared food (breakfast, dinner), concierge services, evening receptions.
Unit style varies by brand, and within brand, by adaptations to local market and hotel
legal standards because few jurisdictions recognize extended stays as the hybrids they
are (cf. Ohio nd; United States Department of Labor, nd).

“All suites” brands

The “extended stay” concept was originally attached to “all suites” brands beginning in
the mid 1970s. “All suites” brands advertise as comfortable “homes away from home” or
“temporary accommodations." All suites brands are differentiated by price (“upscale”
versus “moderate”), level of service (“limited” or “full”), suggested lengths of stays (“five
days or more”...”for a month or longer”) and target clienteles (“the business traveler” ...
“serving the military, government, insurance, and relocation markets”). Many national
hotel/motel brands have created one or more sub-brands with the key term “suites” in
their names. “Suites” are sets of rooms: typically, a bedroom and bathroom, plus a
sitting room/office, often equipped for business with high speed Internet connections, for
relaxing with cable TV, and for convenience, with a microwave, mini-fridge, coffee
maker, and other appliances. Some “all suites” hotels have some units with kitchenettes,
more accurately described as studio apartments.

Apartment extended stay units

Apartments are the normative unit in extended stay hotels. Special built new
constructions offer a range of layouts, varying by brand. Among the styles are:
one room “studio” apartment with a separate private bath and kitchenette;
one bedroom apartment with a separate private bath and a complete kitchen
(stove top or range, oven and/or microwave, a full refrigerator, a sink,
cabinets, often a dishwasher);
“roommate” apartments with two bedrooms with a private bathroom off each, a
complete kitchen-dining area and a living room; and
 45

larger multi-room apartments with two or more bedrooms,

a living room, a full kitchen, and often as many or more
bathrooms as bedrooms.

Most extended stay brands with apartment units are “limited services” hotels which have
fewer common facilities than other midrange hotels, which they compensate with
services appropriate to those settled in and sojourning long term. Extended stays
commonly serve free hot breakfasts, arrange evening social hours (“manager’s
receptions”), offer free parking and shuttle buses to public transportation, and may offer
various concierge/valet services.

From the 1990s through the present, major national hotel franchise families and national
and regional chains proliferated brands of extended stay hotels; there are now more
than 2,600 dedicated extended stay hotel properties with more than a quarter million
studio or bedroom apartment units. During the first quarter of 2005, at the monthly rate,
the per night charge at an extended stay ranged from a low of about $24/night (for one
economy brand in a rural area) to $127/night in one midrange brand in metropolitan
areas. Prices per night were higher across the boards for stays of less than one month
(30 days) in those brands which permit shorter stays. Appendix B, Part 2, Extended
Stays lists extended stay brands and sub-brands of major franchise families and
independent chains. Appendix C, Hotel Companies, illustrates how major franchise and
hotel property companies have diversified into extended stay brands.

Extended stays do not offer “leases” for multiple months or for a year. Policies toward
lodging guests for periods shorter than 30 days and for renewing month-to-month vary
within and among brands. Some brands require a “security deposit” and/or non-
refundable month’s payment in advance. Policies are largely set by managers adapting
the extended stay concept to the local market.

Where local ordinances prohibit cooking in hotel units, extended stay hotel brands that
offer studios or bedroom apartments with kitchens may only offer suites. Newer entrants
are building all apartment hotels and locate in jurisdictions where that is possible. More
detail on the extended stay brands appears in Appendix B and in a comparison of
several brands (Biz-Stay.com, 2005).

I visited the extended stay hotel of one well-established national brand six
weeks after it opened. About half its studio apartment units were already
occupied. Several guests told me they moved in precisely because they
planned to stay for six months or more while they were working in the area.
The hotel staff greeted and talked with men and women returning from
work, wearing business suits and construction protective clothing. Common
areas on site were limited to the lobby, a laundry room, and large free
parking lot, although guests were entitled to use the facilities at another
hotel in the chain about 30 miles away. Nationally, the brand normally
requires a one month minimum. At the new hotel, until the units fill with
 46

guests who “meet the profile” of their target sojourner clients, staff had
decided to waive the one-month minimum and take in transients who saw
their vacancy sign by the highway.
e

At an “all suites” hotel of one of the more expensive extended stay brands,
the manager explained payment and length of stay policies were set by the
company that owned and managed the particular hotel, not by the
franchise. This hotel did not rent units for less than a month, guaranteed
its current guests could renew for the next month, and only accepted
reservations after current occupants gave formal notice of the date when
they would vacate. Occupants rented continuously within the month-to-
month framework; those who left temporarily departed from and returned
to the same unit. The hotel lays out breakfast in the lobby and organizes
evening social activities: extras common in many brands of extended stay
hotels.
e

A third extended stay hotel of another franchise brand offers complete

studios, 1-bedroom, and 2-bedroom “roommate style” apartments. The
hotel resembles an apartment complex. Its multiple separate two storey
buildings are surrounded by parking lots and centered around an outdoor
pool and common garden. The hotel complex is nestled in a quiet
residential neighborhood of single family homes two side streets away from
any main road. Beyond the reception area and hotel offices, a large dining
room, sitting rooms, and small meeting rooms stretch out. Although all
units had complete kitchens, the hotel sets out a breakfast buffet free to
occupants in the morning and serves fresh coffee and tea all day.

The managing partner is willing to rent units for a few days and sets three
tiers of day rates and corresponding services. Stays of seven or fewer
days cost more than stays of 8-21 when housekeeping services and linen
changes are reduced to twice a week. The standard month-to-month
arrangement was charged the lowest rent per day and had the least
frequent housekeeping services. The hotel did not offer leases. Almost
half of the residents had been living there six months or more, the longest
three years.

The manager discussed frankly some legal advantages and potential

pitfalls for extended stay hotels in the particular jurisdiction. The state
considers a person living in the state for 30 days a legal resident. After 30
days, the county drops and rebates the “luxury” lodging tax “tourists” are
charged and considers a person who continuously rent a hotel or motel
unit legally a “tenant” with full “tenants’ rights” on the 31st day of their
tenure. Before the 31st day, hotel management has the right to evict
 47

guests for any perceived fault or misbehavior. Although the particular

extended stay hotel does not guarantee automatic renewal month-to-
month, the manager knew that if he wanted to evict someone who had
stayed 31 days or more, even for refusing to pay the next month in
advance as this hotel requires, his only recourse would be landlord/tenants
court and under local law, a tenant can stay without paying rent up to three
months. But, he said, no such problem has ever come up: the staff is
“careful” about whom they let stay in the hotel, and evict (rebating advance
payments) at the first sign of “trouble.”
e

All 150 units in the extended stay of a fourth franchise brand are
apartments with kitchens and bathrooms. Most have one or two
bedrooms; some of the studios have a shower and no bathtub and
two burners instead of full ranges.

The hotel charges daily. Regular rates are broken down by the number of
days and unit size. A studio or one bedroom unit rented for one to four
nights cost $149/day; if rented for five to twelve nights, the rate dropped
twenty dollars; for 12 to 30+ nights, the daily price drops to $109/day. The
manager’s standard discount took the daily rate down about ten dollars at
each tier. Lower rates could be negotiated by individuals and families
staying for months (or years) and by companies. The franchise does not
provide any national accounts, however the management firm has
"backyard accounts" with local companies, giving lower rates to companies
which commit to rent hundreds of unit/days per year for corporate affiliates.
The hotel will give the "government rate" but caps the number of rooms
reserved at that rate; once the cap is met, the hotel will offer a discount,
but will not meet the government rate.

The property is independently owned by a real estate investment trust

(REIT) which contracts a hospitality management firm to operate it under a
franchise agreement between the contracted company and the brand
franchiser. The brand franchiser provided the architectural plans.

The two storey building encloses a central court with a landscaped

outdoor pool and central hallways lead to the reception area and indoor
common rooms. Downstairs, beyond reception, are a central lounge with a
giant screen TV, fireplaces, couches and chairs, and a large dining room.
This extended stay serves a free hot breakfast buffet daily and free dinner
Monday through Thursdays nights at no extra charge. (The hotel
maintains an industrial kitchen but has no restaurant on site although it is
close to a shopping mall with restaurants.) The management tried having
"theme nights" to encourage guests to socialize, discuss topics, watch
movies on the big screen, but nothing “worked.”
 48

Opened in 2003, the hotel’s first resident has been continuously living
there for over two years. The manager estimated 15 per cent of the
present occupants have been living in the hotel for at least six months, and
about 70 per cent stay for one month or more. The multi bedroom
apartments are usually occupied by families in the process of relocating.
The hotel also has "regulars" who sleep there Monday through Thursday
nights during the work week and pay at the highest one-to-four night rate.
The hotel will, but prefers not to take in transients. They don’t want “to turn
into the ‘scene’” at a nearby Interstate exit where several “all suites” brands
they consider competition are clustered.
e

Rival approaches to lodging salaried professional sojourners are unique independent

bed and breakfast inns (possibly licensed as boarding houses) and specialized
brokerages that arrange short term leases of apartments and houses. “Serviced”
housing has a different price structure than housing where occupants are left to fend on
their own. The services available in this form of rental housing are similar to basic
services routinely provided in hotels: housekeeping, linen changes, reception, parking.
What the occupant can expect in serviced rental apartments and apartment units in
even limited service hotels are similar. They differ primarily in how their buildings and
businesses are licensed. Some brands of extended stay hotels are part of a family of
companies which include subsidiaries that own or broker apartments, townhouses, and
single family houses which they sublet to corporations (for placement of relocated staff)
or directly to individuals and families. One business that leases furnished temporary
houses entitled house renters to use facilities like pools and health clubs at the extended
stay hotels associated with its brand. Some extended stay hotels and housing brokers
cooperate to market units in hotels and in leased apartments or houses as alternative
forms of “corporate” or “executive” or “temporary” housing.

“Dr. Vaughn,” a Ph.D. scientist, was delighted with his extended stay hotel.
He came from out of town to begin work at a government agency months
before, staying in a new national brand hotel located off an Interstate exit.
He had no free time to hunt for or set up a house or apartment; he wanted
to be close to his workplace –ten minutes or so; his work was urgent and
intense, performance based; he was proud his country called for his
services; he wanted to do a good job. He had no idea how long he would
stay in the furnished efficiency. He simply did not know. He had no plans
to move. As long as his job lasts, he figured. He moved in before the
holidays and spent Christmas and New Years in residence. He had no
particular plans to go anywhere else, although he hoped he could take a
few days off around Valentine’s Day. He wanted to drive across a few
states to present a rose to a lady he knew. Just that.
e

COLLEGE STUDENTS
 49

University use of hotels and motels

Academic institutions short on dorm rooms may place students in hotel rooms for the
academic year, or until dorm space opens up. University offices typically charge and
collect “dorm” rent from students, place students, and pay contracted hotels.

One university in an east coast Metropolitan area owns an on-campus

hotel operated as a major brand on contract with that brand’s hospitality
management subsidiary. Its main revenues derive from accommodating
visitors and conference attendees. Reservations are conditional; as the
hotel’s owner, the university requires its hired management firm to give
priority to lodging students, should university housing come up short.
Another university encumbered its lease of a property built on campus to
an independent hotel management company with similar provisions.
e

A downtown university took over off-campus hotels and renamed them

“residence halls” after minimal remodeling. Bathrooms in one “boutique”
hotel the university leased for 16 years have marble counter tops and
floors. The university painted the exterior of the former chain brand tourist
hotel it purchased outright. The university’s housing office rents guest
rooms and suites as double, super double, and triple “dorm rooms.” Under
local law, zoning, and class for real estate tax assessment purposes, both
the purchased and the leased properties remain “hotels,” even though the
university exclusively houses its students. Neighbors fought the
university’s request for a zoning exception to convert into an off-campus
dormitory a third hotel it attempted to purchase and pressured the local
government put a sunset clause in the zoning exceptions the university
had already received to use various hotels as dorms. This university’s
housing office lodges student overflows in still another hotel it owns and
contracts to have professionally managed and contracts “stand-by” blocks
of rooms in still another commercial hotel – both some distance from
campus. (See Fike 1999; Peters 2002)
e

Privately operated student quarters

On their own, individual students opt to live privately in hotels and motels during the
academic year because rates are less expensive than dorms, because their “commuter”
college lacks student housing, or because they feel they can live more privately and
quietly in hotels and motels than in dorms or other all-student quarters.

Private nonprofit, commercial, and membership lodgings legally registered as “room and
boarding houses” flourish around campuses.

New and widespread alternatives are privately owned and corporately managed
apartment buildings and extended stay hotels located, oriented, and advertising to
 50

attract college students but technically open to the “public.” Some real estate
management companies that own and/or manage off-campus student housing near
multiple academic institutions rent (bed) “space” in furnished apartments by a fixed time
“block.” Time blocks are more often a full calendar year, an academic semester or
quarter than by the month. Although units in student housing are complete bedroom
apartments, the only way a person or group can rent a whole apartment is to lease
simultaneously the two, four, six, or eight “spaces” in the unit.

Areas researched contain complexes owned and/or managed by two private national
“college housing” corporations which rent spaces in hundreds of off-campus apartments
located in more than a dozen college towns. The first two skyscrapers built by one of
these “student housing” companies in another region have dining rooms and food
courts, include the cost of meals in “space” rentals, and are legally registered and
operate as large boarding houses. Complexes this company has opened within the past
five years are low rises (2-4 floors), featuring minimally furnished apartments. These
units have two, three, or four “double bedrooms” (respectively with four, six, or eight bed
“spaces”), one or two “semi-private” (shared) bathrooms, and one full kitchen. The
newer complexes lack common dining rooms and food service, although some have
common facilities like “club” houses. One student housing brand puts a coin laundry in
each building; the other brand equips each unit with a clothes’ washer and dryer.

Some recently built privately owned off-campus “student housing” buildings resemble the
latest styles of rental apartment complexes and extended stay hotels: low rises,
surrounded by parking lots and grounds, clustered around central common facilities and
containing furnished apartments. Others are stark high rises. Differences are the legal
and financial arrangements.

In the southwest, “student housing” brands of the extended stay models compete in the
off-campus housing market by locating complexes within a few miles of several colleges.
These brands rent whole studio or bedroom apartments, rather than just bed space, and
often offer attractions like outdoor swimming pools, dance floors, and other hotel
facilities and, of course, hotel services and lease-free obligations.

By law, these apartments and hotels are open to the general public. Absent contracts
with universities, private businesses have no right to restrict or prefer student renters. In
fact, different brands are occupied by differing proportions of students and non-students.

THE HIGH END: PRESTIGE, SERVICE AND CONVENIENCE AT A PRICE

Wealthy residents have lived and leased in luxury hotels in the United States for well
over a hundred years (Groth 1999), and the practice is currently experiencing a revival
(Otley 2005). At the high end of hotel living, prestige, service, and convenience overrule
price considerations (Coolidge 1998).
 51

The economics of living in high end hotels have alternative logics. Policies like discounts
or paying in cash that attract residents to low end and midrange hotels do not figure in
the calculations at the high end. In this strata of hotel units priced at hundreds or
thousands of dollars per day, corporate connections and third party payment enter the
equation of residents, sojourners, and regulars staying in units owned or leased by
corporations for their benefit.

Self pay in high end hotels

Residents paying out-of-pocket to live in high end hotels are interested in the
convenience and prestige of living in a luxury hotel with ample services and facilities on
site. Whether the unit is styled as a “guest room” (bedroom and private bath), a suite,
or an apartment matters less than the banquet of services included or charged
separately. It would cost a private household hundreds of thousands a year in staff
salaries to replicate the diverse personal services that residents of full service luxury
hotels can tap. By investing millions to buy and maintain a unit, or leasing one for
thousands of dollars per day, occupants of high end hotels save money because they do
not have to hire their own doormen, receptionists, butlers, housekeepers, gourmet chefs,
kitchen staff, valets, personal trainers, or concierge. Hotel staff groom personal quarters
and take care of pesky errands like picking up dry cleaning. Of further interest are
amenities and facilities on site which occupants are entitled to use: exclusive well-
equipped health clubs, indoor pools, garage parking (especially in central cities),
secretarial/business services, gourmet restaurants, conference rooms, etc. (Coolidge
1998).

Residence, sojourns, and regular stays in high end hotels buy entry to a social set which
excludes the majority who cannot afford the high prices.

Self-pay at high end hotels is generally charged day by day and item by item, with
various timetables for settling bills. For more than 150 years, certain luxury metropolitan
nonresidential hotels have selectively offered annual or longer term leases to people
who effectively reside in the hotels. Lease opportunities in hotels are becoming
increasingly rare. Both the legacy hotels which traditionally hosted a core of residents
and new luxury urban hotels are moving to change the terms for exclusive use of a unit
from leasing to ownership.

Owner/occupants of high end hotels

For the already wealthy, the hotel unit ownership increases their financial stake and
increases the cost of hotel living for the duration of their residency or stays. The
economic calculation involves investment in a speculative form of real estate that is at
once more costly than equivalent space residential apartment buildings and has a
greater potential for rapid appreciation. Owning the high end hotel units they occupy
affords residents the potential to maximize the real estate asset of their personal
residence. Selling high end units (especially “preconstruction”) helps developers of
luxury hotels “out source” debt.
 52

As discussed above, the ownership, management, and operation of hotels and motels
can be divided many ways. The “property” may be owned by a corporate chain, limited
liability company, partnership, or a real estate investment trust (REIT). The owner may
directly operate the hotel business and hire employees, and/or contract a hospitality
management firm, and/or contract divisible hotel services including advertising,
telephone and Internet reservation, group purchases of supplies and other services. A
number of services are bundled in franchise or association agreements. A hotel
corporation without employees may be a small owner-operated family business or may
own multiple properties managed and operated by contracted or subsidiary companies
with employees.

“Ownership” of specific units (rooms, suites, or apartments) is fragmented from and

unrelated to the ownership and operation of the hotel property and business as a whole.
Privately owned units in hotels are generally called “condos” or “co-ops” – due to certain
resemblances with arrangements in condominium and cooperative apartment buildings.
Hotel unit owners’ property rights are contractually subordinated to rights and authority
of the owners and/or managers of the hotel in which the unit is located or to which it is
attached, and associations of owner/residents of several hotels have had to sue their
hotel management to assert or clarify their rights.

“Condos” in hotels
The hotel units sold may be any style: guest rooms, studios, or bedroom apartments.
“Condo units” may exist in otherwise transient hotels. Selling condo units is an
increasingly popular model for financing remodeling and new construction of hotels.

Arrangements for private “condo” units in hotels include:

1) the hotel provides limited or full services to owner-occupants
in condo units located
on a separate floor or section, or
in a separate building, or
interspersed with units rented to nonowners,
entitles owner-occupants to use the hotel’s private facilities
(pool, weight room, a library, etc.),
while directly renting short term and/or leasing other guest units;

2) the hotel consists entirely or partially of privately owned units

whose owners pay additional fees for hotel services during
periods when the unit they own is occupied, whether
a) by the owners as their primary or secondary residence, or
b) by their designees
while at other times
i) units are held vacant and owners are
relieved of hotel service fees, or
ii) units are rented by the hotel management
with the unit owners sharing in any profits
 53

or receiving the fee fixed in a lease-back

agreement.

Individual owners may occupy the hotel units they own personally as their primary
residence, use them as vacation “second” homes, as a business or leisure travel pied-a-
tierre, or treat their hotel units as a passive equity investment in real estate with income
potential. Corporate owners typically use their hotel units to lodge their staff or clients.

How owner occupants are charged for hotel services differs among these arrangements.
The hotel charges each unit owner a basic monthly fee on a permanent basis to cover
taxes and common maintenance of the building and grounds as condominium apartment
buildings do. Condo hotels include blanket fees for a suite of hotel services and access
to facilities like health clubs in the basic “condo” fee more often than do hotels with
privately owned units interspersed with guest units. Hotels with interspersed units more
commonly bill residents for hotel services and facility use item for item. This system
allows owners more flexibility and reduces costs when they are not occupying the unit.
Hotels that rent privately owned units during their owners’ absence bill hotel services to
whomever occupies the unit. Thus, owners pay an additional hotel service fee and
itemized bills while they are in residence, but not if the unit is vacant or rented to hotel
guests.

The rights of owners to occupy their hotel units differ significantly from property to
property. The owner’s right to occupy the unit may be unfettered and essentially full
time or limited to a fixed schedule and number of days, weeks, or months each year.
Some deeds mandate the owner must lease the unit back to the hotel when the owner
or a person designates is absent. Mandatory leaseback clauses typically prohibit the
owner from subletting independently and establish the formula for sharing profits from
the hotel’s rental of the privately owned unit. Mandatory leasebacks and profit sharing
arrangements characterize deeds which also limit the owner’s occupancy rights and may
occur in deeds of fundamentally residential units as well.

Luxury condo hotels are concentrated in resorts and in central business districts of the
largest metropolitan cities, both new starts and conversions of older hotel properties and
apartment, office, and warehouse buildings. Remodeling and new construction of
interspersed and adjunct condo units are notably transforming luxury resort hotels in
Florida and Nevada. Make overs and new starts have created four or five star full
service hotels serving condo unit residents alongside well heeled transients in such
metropolitan hubs as Boston, New York City, Chicago, San Francisco, Los Angeles,
Washington, D.C. and Minneapolis. Within the next few years, high end urban hotels
with condo units are scheduled to open in Baltimore, Houston, Dallas, and other cities
(Coolidge 1998; Berkey-Gerard 2005; Gregor 2005; Ernst and Young 2005).

Condo hotel units are developed and sold by the entity that owns the hotel as a whole.
Like other hotels, condo hotels may be owned by real estate investment trusts, limited
liability partnerships, or hotel or real estate corporations which can be separate from
 54

firms the property owner hires to manage and run the hotel and/or “brand” the hotel.
Although ownership of condo hotels or a physically separate building with units entitled
to hotel services and facilities by a “condo association” is theoretically possible, no
examples were found in the areas researched or in the literature.

In one model, a “hotel” real estate investment trust (REIT) or the developer’s holding
company retains the majority ownership of the physical facility as a whole, establishes
the level and cost of hotel services, and manages the hotel directly through a subsidiary
and franchise or otherwise indirectly through contracted companies. Several national
franchised brands and small chains specialize in full service and luxury five star hotels
interspersed with “condo” units. Appendix B indicates brands with condos in hotels and
Appendix C indicates several companies involved.

In this model, the owners of individual hotel units are “minority” partners, who agree in
their title deeds to the terms, costs, services, and management arrangements set by the
corporation that owns the hotel as a whole. Owners of units in “condo” hotels have
fewer rights than usual in condominiums (or cooperative) buildings.

“Judy” and “Dave” spent a lot of nights sleeping in downtown hotels before
they bought their condo in a new five star luxury hotel. When they lived in
a house in the highest bracket suburb, commuting home to the “palace”
never took less than an hour and they both often had to work over time
and make early morning appointments -- Judy, to represent corporations’
interests in political matters, Dave as a partner in a high pressure law firm.
They had a full time housekeeper to manage the landscapers, tradesmen,
and cleaning services that came in and to oversee the regular maid
and cook. Their clients were busy people, too, and often begged off Judy or
Dave’s invitations to come to dinner or parties at their suburban home.
The trip out of time was simply took too much time. They bought one of
the larger condo apartments in the new hotel for $1.5 million in the
mid 1990s.

Their hotel levies a “condo fee” which covers real estate taxes, insurance,
general building upkeep) and a “basic hotel service fee” which gives Judy,
Dave, and their guests open access to the hotel’s health club, parking
garage, reception and concierge services. When they first moved in,
the condo fee was about $8000/month for their two bedroom
and the basic hotel service fee was originally $7000/month per condo unit.
Both fees have gone up. Their hotel bills optional services extra, like
preparing and serving dinners in their unit, Judy’s spa treatments,
dry cleaning, and so on.

They’ve lived in the downtown hotel nearly ten years. Their costs
for living at the hotel have hardly dented the small fortune they pocketed
after selling their “suburban palace.” They estimate the resale
 55

value of their hotel apartment unit at four to five million dollars.

Their main worry is the capital gains they would have to pay if
they were to sell their home in the hotel.
e

This hotel sold less than half its bedroom apartments units as condos at $500 - $800 per
square foot to “famous people” --star athletes, current and former government officials
and politicians-- and other “working stiffs” like Judy and Dave. The hotel rents its non-
condo apartment and guest room units to transients and others who stay long term.
(Also see Gregor 2005.)

Condos offered for sale at 2005 “preconstruction” prices in future urban

hotels being converted from other structures or are under construction
included 526 - 14,000 square foot suites (some with multiple bedrooms but
no kitchens) priced from $527,000 to $28 million and apartment condos
priced between $1.9 and $3.1 million with a minimum of three bedrooms,
three ½ baths, kitchen, living room, dining room, library, terraces, and a
butler's pantry. These condo units are in new luxury downtown full service
hotels which will feature private health clubs, spas, indoor pools, and
restaurants and provide (at extra cost) concierge, business, personal
laundry, hairdressing, massage, and in-residence dining services.
e

A 38th floor condo listed at nine million appeared in the New York City
real estate market in an established luxury hotel with more than 200 units.
This hotel charges a monthly “maintenance fee” of $12,000.
The penthouse condo in the same hotel, last purchased in 1992 for
$21 million, was listed at $70 million at the close of 2004. Retail room
rentals in this hotel start at $395/night and top $3,800/night for
the 12 larger suites. A bathrobe is included in the price, but a high speed
internet connection costs an extra $10/day (Coolidge 1998; Otley 2005).
e

“Condotels”
Hotels in which all units are available for private purchase are known as “condotels” and
are sometimes called "apartotels” if the units all have kitchens and baths or if the hotel is
emerging from a former condominium apartment building. In “condotels” all (or almost
all) units are privately owned. Units in condotels are frequently originally sold at
“preconstruction prices” to finance property construction, conversion, or renovation by
distributing costs and debt burden among multiple mortgages. This model originated,
and remains concentrated in resorts. It has been applied in major metropolitan areas
where the condotel units are likely to be their owners’ primary or work week residences.
At owners’ request, during their temporary absences, the management can arrange to
rent units retail for short stays to vacationers, or to lease units to “temporary housing”
brokers.
 56

Voluntary one-time agreements to have the hotel rent out a private unit to transient
guests during the owner’s absence (or sub-let a leased hotel unit) are gaining such
popularity that in summer, occupancy of several older urban hotels changes from
dominantly residential to dominantly transient. In New York City, there are examples of
condo associations of residential apartment buildings (some originally built as
apartments; some historically converted from former hotels) obtaining hotel licenses and
contracting hospitality management firms so residents can more easily rent out their
primary homes when they vacation or spend time at their second homes.

Hotel services are seamlessly provided to whomever occupies a condotel unit. The
management of other condotels write standing agreements with unit owners and/or put
legal provisions in unit deeds ceding to the hotel the right to lease units when not
occupied by owners or their designees. Some portion of rental receipts are credited to
condo owners. (See Ernst & Young 2005.)

Fractional unit ownership

Fractional unit ownership attracts and attaches “regulars” to hotels. Ownership of some
hotel condo units is divided among multiple parties each of whom owns some “fraction”
of one unit and the period of time that a fractional owner has the right to occupy the unit
is the corresponding fraction of one year. (For example, the owner of a 1/10th fraction
has the right to occupy the unit 36 days a year.) Title deeds to fractions like the time
share model also commonly specify the bridge dates of the fraction time period when the
owner may occupy the unit. Owners are required to lease their units back to
management if they do not occupy them during their fractions of the year, in return for a
share in the hotel’s profits, if any, or for a fixed fee. Brands in major hotel groups, small
chains, independent hotels, and sections in urban hotels are operating properties under
this model. Some fractional units are owned by “vacation clubs” whose members travel
the circuit of hotels so organized.

Residence clubs
Resort hotels and sections of metropolitan hotels have been refashioned into “private
residence clubs.” Club members buy the right to occupy a unit of a certain caliber for a
specific number of days per year and must schedule their stays by advance reservation.
Although the arrangement is somewhat similar to “time shares” and to fractional
ownership of hotel units, membership in a modern American residence club conveys the
right to occupy the same class of units in the multiple hotels participating in the club but
conveys no property rights on a particular unit. However, unlike most time share and
mandatory lease back deeds, when club members may occupy a unit is not limited to
prescheduled days in each calendar year. Residence club membership fundamentally
boils down to buying a preferred reservation status and partially prepaying for hotel
rooms on a use it or lose it basis. A sprinkling of individuals buy annual rights and reside
full time in club hotels; “regulars” are more common.

Investment hotel condos

Ownership of hotel “condo” units can be a form of passive investment in rental real
 57

estate. Ownership of a condo unit in a hotel may be conveyed without the right to
occupy the unit. Complicated provisions stipulate how costs of hotel management,
operations, taxes, condo upkeep fees, and other items will be charged before any profit
from renting the unit will be shared.

This model of “creative” financing diffused to the hotel sector from specialized real
estate and domiciliary care industries. Models for investing in units of other categories
of rental residences have influenced arrangements for buying units in hotels and vice-
versa. Offers of hotel units purely as investments resemble similar sales in other
classes of real estate. For example, at least one national company builds and manages
“student housing” and “senior housing” assisted living buildings in which the company
rents by the bed space rather than by the apartment. The company finances its chain of
new buildings by selling investors “condo” apartments before construction. Investors are
obliged to lease the apartments to the company to rent to the target customers for a
share of any profits.

Trickle down
The practice of interspersing condo units in primarily urban and resort hotels is racing
through luxury (five stars) independent and brand hotels, fast filtering to the mid-range
brands, and trickling downscale. In Florida in 2005, a motel operating as franchise of a
familiar national economy brand was selling furnished 300 square foot guest rooms for
$69,000 and a former residential condominium apartment building being renovated into
a condotel offered units for a pre-construction price of $169,000.

SOCIAL ATTRACTIONS

Across the economic spectrum, social features attracting residents to hotels, motels,
rooming houses, and like accommodations include a good relationship or friendship,
even honorary kinship with the management, a sense of community with others living in
the same accommodations, privacy, quiet, and convenience.

SOCIAL RELATIONSHIPS IN ACCOMMODATIONS

Relationships with staff

Good relationships with accommodations staff are an intangible that retains hotel
residents who like where they live. People who pay out-of-pocket, or are reimbursed, or
carry portable housing subsidies have choices.

“Lionel”, a retired elderly widower in his 70s, has resided in the same hotel
for more than seven years. After his wife died, he gave away his furniture,
sold his house, and moved in with a niece and her children “to help her
out”. But his niece moved away from a place where Lionel likes to spend
his time, where he pursues a life long avocation in retired leisure. So
Lionel moved into a motel a short walk away from that attraction.
 58

Lionel locks his room when he takes a Christmas trip if the weather is not
too bad. He likes to spend that holiday with his surviving brother and
sisters.

For seven years, Lionel stayed at only one place other than the hotel
for as long as one week.

A “dispute” arose between the brothers who co-owned and operated

the franchise brand older hotel where Lionel lived. The brother who won
the power struggle brought in new staff and rules the gentleman
did not like. With a lady who had lived at the hotel even longer than
he had – 11 years –, Lionel “up and moved” to a motel directly across the
street. When the two exiles heard the management upheaval had been
reversed and the brother they liked was back in control, both moved back.
Lionel confided the current (and former) owner operator is
“a very good friend of mine.”
e

The proprietress of the hotel-restaurant/bar-and ribs emporium, Miss

Penny, let slip her affection and warm regard for people who stayed and
stayed in her rooms, “They are like my children....”
e

Samantha, who has been living by herself in a motel room for

three years, regularly sees and talks on the phone to her mother,
father, and sister. Her parents divorced before she finished
high school, remarried, and bought separate houses located
within a few miles of the motel where she lives. In her 20s,
Samantha alternately stayed at one or the other parent’s house.
She chafed at rules, did not like keeping up the “politics” of relating
to step-parents, and sometimes moved in with a “Significant Other.”
She first discovered the motel where she lives when a boyfriend living
there invited her to move in with him there. That romance did not last,
but she kept the motel in mind.

Samantha says the room with a private bath where she settled down
is her “first own real home”. She bought and brought in her own sofa
and book cases, which she has filled with the books she spends most her
time at home reading.

About half the rooms with private baths in the motel where Samantha
lives are occupied by people who have lived there continuously between
two and 19 years. Three guest rooms are used for storage, filled with
furniture the motel furnished taken out of units so residents could fit in
 59

beds, couches, chairs, tables, and other things they bought for themselves.
The rest of the rooms are rented out to seasonal sojourners and regulars.
Regulars at this motel are locals who get too drunk to drive home on
Saturday nights, or often “on the outs” with people where they usually
stay. Transient travelers rarely check in. Traffic on the old highway the motel
faces are mainly commuters; few trucks even go by. The new
chain highrise motel a few blocks down can’t even seem to
attract transients.

Samantha and the other residents respect the absolute ban on cooking
in their units. They understand violation of that rule could cause a
fire, hazardous for them all. It’s not a problem. The motel has a
24 hour diner on the premises where most of the motel’s permanent
residents eat and several also work there full or part time.

Samantha spoke of the owner-operator of the motel and diner as “almost a

mother to us” and declared at one point, “She is our mother”. Samantha
described the motel residents as “ a community... like a family.” She
capsulized the personal and residential history of half a dozen of her motel
neighbors, stories that illustrated how their collective mother had helped
each of them solve the problems and personal issues that cropped up in
their lives.
e

Across the spectrum of contemporary hotel prices and conditions, from third party
placements in commercial hotels to multi-million dollar owner-occupied condos in legacy
luxury hotels, where fundamental understandings between the management and
residents break down, disputes commonly erupt into lawsuits and evictions that
dismantle the attraction for new residents.

In the hotels, extended stays, and motels inhabited by settled residents, sojourners on
open-ended stays, and regulars observed in this research, how hotel staff and residents
interacted was striking. Desk clerks, receptionists, doormen personally greeted and
engaged residents and regulars in conversation when they came back home, after work,
after errands. In these encounters, hotel staff spoke to residents about their individual
concerns and conditions. Staff and long term occupants get to know each other
personally, and neither develop familiar relationships with transient guests. Even in
economy motels with diminutive and bare bones office/lobbies, the desk clerk on duty
and residents “hang out” socializing with each other, falling silent, watching and wary,
when “transients” check in or come by the desk to discuss their bill, room temperature,
what stations the cable TV gets, or other matters residents took for granted.

Communities of residents
Communities of hotel or motel residents have different demographic compositions,
different socioeconomic traits (City of Oakland 2004; Cell 1998), and distinct social traits,
 60

making generalization difficult. In some hotels, individuals and households defend their
“privacy” with anonymity in close quarters and avoid contact with hotel neighbors (“Turtle
62 in da Loin” 2005); in others, hotel neighbors form collaborating cliques (Eckert 1979a;
Simpson 1984), or actively socialize just outside the hotel (Fletcher 2005).

People placed in hotels and motels by third parties or constrained by personal finances
and situations to sojourn in hotels and motels may develop altogether different attitudes
about their situation (Foley 1998a) than settlers, who consciously chose and continually
reaffirm their choice of living quarters. Ironically, sojourners may reside in the same
hotel for longer periods of time than their settled neighbors, all the time bitter and aloof
from their surroundings.

On porches of court style motels and on the balconies of mid-rise hotels, residents set
out chairs, barbeques, bicycles. In the late afternoons, early evenings, and weekends,
residents were observed emerging from their units to click into community, waiting until
some others also stepped outside as a signal that they were interested in socializing to
start a chat or shout conversation. In several of the low end residential motels observed,
parking lots served as lively social arenas, day and night. In midrange hotels which have
common areas like a lobby, breakfast room, or pool, residents met spontaneously and
once acquainted, chatted pleasantly when they share the space. Different brands of
extended stay hotels encourage long term sojourners to socialize at evening “events”
staged by the management. In the high end hotels, residents mingle and gradually
select resident friends as they repeatedly rub elbows in these hotels’ exclusive spas,
weight rooms, bars, restaurants, and other facilities.

Hotels and motels with residents, sojourners, and “regulars” often have people at home
and coming in and out during the day, walking out with laundry or in with purchases.
Where families live, school children with back packs trudge to their hotel or motel home,
then come back outside to stand around waiting for a playmate to emerge.

In the 1970s, when the population of residential hotels was declining and predominantly
elderly (Burke 1982), the gerontological literature debated whether elderly hotel
residents were socially alienated or connected. The few ethnographic participant
observer studies (Erickson and Eckert 1977; Eckert 1979a, 1979b, and 1980; Eckert and
Haug 1984) and personal social network surveys (Sokolovsky and Cohen 1981) of
elderly residents and other sub-populations living in hotels (Sokolovsky, Cohen, Berger
and Geiger 1978) observed that managers were central figures in residents’ circle of
personal relationships and that the personal social networks of many residents were
largely bounded within the residential community of their respective hotels.

Different personalities may be attracted to inhabit hotel or motels that suit their wish for
either a sort of pseudo-familiar communal intimacy or leave-me-alone! self isolation.

In open ended ethnographic interviews with settled hotel and motel residents in the
present research, the same residents who expressed they felt “safe” where they lived
 61

and discussed their friendly or quasi-familial relationships with staff and other residents
also routinely interacted with large personal social networks outside their motel or hotel
homes. They interacted with kin, outside acquaintances, co-workers, and clients. By
contrast, the lone resident of a primarily transient hotel wanted to be a recluse and the
transitory environment gave her cover.

“Miss Elliot,” a retired woman on a fixed income, has been living for two
years in a motel at the edge of the city paying week-to-week. She and the
resident manager are the only people living in the motel; tourists and city
placements come and go. Many out-of-town guests stay on the weekly
rate: one of the cheapest in the city.

Miss Elliot lives in a room in the center of the court. From her window, she
has a wide angle view of the parking lot and the entrances to most
the units. She keeps an eye on who comes and goes. She yells
at transient guests who get out of line, blare music, or talk too loud.

The pleasant, diminutive resident manager is an elderly East Indian.

He said he would not personally ever ”reprimand a guest” (as the motel’s
only paying permanent resident is prone to do.) He thinks she is
“a bit off, you know, touched in the head” because she “speaks up.”
He limits his contacts with guests to transactions conducted from behind an
insulated plastic window which he says is bulletproof.

Miss Elliot walks out to buy prepared food at fast food restaurants
and brings it back to eat in her room. Living in the transient motel gives
her more “privacy” than other situations where she has lived before
because people leave each other alone. No one expects motel
transients to act friendly, the way some apartment buildings expect.
And the transient guests are not there long enough to target her as
an older woman living alone for robbery or worse. She believes
the counter help at the fast food restaurants where she buys meals
think she is a tourist. Besides, living in a motel room is cheaper than
renting a “whole apartment” and a lot cheaper than an “old age home”.
e

Privacy and convenience

The units that individuals or co-residential groups (couples, families, companions) rent in
hotels or motels are ideally places where they can retreat and have “privacy” within the
walls around them. Residents mentioned “quiet” as a plus where they were living long
term. By contrast, “noise” and intrusions figured as negatives in selecting hotels or
motels as a residence or place to stay for long.

“He said you can’t get no sleep there – people come banging on your
door all hours of the night, for money for liquor. If you aren’t a drunk
 62

before, you become one if you stay there, just to pass out and
get some sleep.”
e

The “convenience” of elected hotel/motel living is relative to tenants’ personal

circumstances and expectations. Residents have practical universal needs -- they have
to eat; they have to get their clothes clean. More than unit style, service facilities on site
are related to unit price. One motel or motel resident accepts the low rental rate means
walking or riding to an outside coin laundry and for meals. Another opts for a hotel with a
laundry on site or in the unit. Still another requires services of picking up, washing,
ironing, or dry cleaning and delivering clothes at long term lodgings.

AT HOME IN HOTELS

“Attachments”
A research survey of a thousand households (in housing units) conducted in the
early 1990s was analyzed by applying twelve “objective” (or “empirical”) “measures
of attachments to households” (Schwede 1993; Schwede and Ellis 1994, among
others). Eight of the twelve measures involve an individual person’s control and
behavioral use of the unit occupied; four measure interactions with co-residents.

Most of these “measures of attachment” apply equally well to living units in hotels,
motels, rooming houses, boarding houses, and the like, as to “housing.” The
remaining measures are qualified by the characteristics of commercial
accommodations.

Resident settlers and sojourners sleep in their hotel or motel unit “most of the time.”
Depending on the reference time frame for “most of the time” (last six months? last
year?), many “regulars” who stay in hotels or motels during their work week or for a
work season sleep in their hotel or motel units more often than they sleep anywhere
else. Either the unit resident or a third party on the resident’s behalf must regularly
pay the rent and bills for extra charges or else face eviction; in jurisdictions where
hotel and motel occupants have no tenant rights, eviction for nonpayment is
instantaneous. Whether an individual resident in a hotel or motel has his or her “own
room or space” depends on how many people live together in a unit and the unit’s
configuration–a single room or suite of rooms. People living or just staying short
term at commercial accommodations typically enjoy the right to “receive mail, phone
calls, and messages.” In practice, hotel staffs are generally dependable about
recording or relaying messages from the “outside.” Hotel, motel, and rooming or
boarding house residents routinely “have a key” to their unit and possibly, to the
building entrance. Hotel residents may “keep personal belongings such as clothing
or jewelry” in their units: mid- to upscale hotels frequently offer safes in units or on
the premises. How “free” residents are “to come and go anytime” depends on the
physical and staffing security arrangements around the properties’ entrance doors
and barriers. Accommodations may limit entry or reception hours. Electronic key
 63

cards are programmed to restrict access to occupants who have paid their bills. One
urban walk-up hotel canvassed had dispensed with staffing reception and given
each resident a key to the main door of the hotel. At one suburban motel
canvassed, desk clerks warned people registering they had to “be in” between
midnight and 6:00 in the morning. The management’s solution to a once chronic
problem with theft was to lock gates on the property’s high exterior perimeter fence
and post guards who let no one enter.

Hotels, motels, and boarding house rooms are usually rented furnished. It is less
necessary so less common for hotel residents to keep their own “furniture, T.V., and
other large belongings” in their units, although this does occur. The motel where
Samantha lives filled three rental rooms to store motel furniture that residents cast
off as they substituted their own. In owned hotel condo units and rooms in private
residences, however, residents may be required to supply furnishings.

Residents of most hotels, motels, and rooming houses do not have leases nor
mortgages; absence of contractual obligation like a lease is part of the “freedom” and
“flexibility” some hotel/motel residents stated they prefer. There are, however, hotel
residents who have annual or longer term leases on their respective units and the
owner-occupants of condos in hotels may mortgage their units.

Even without their name on a lease or mortgage, in many jurisdictions, occupants of

hotels, motels, and rooming houses gain formal tenancy rights after a period of time
specified in the local code. In several metropolitan jurisdictions, units occupied by
people legally defined as “hotel residents” or as “permanent residents” are subject to
rent control. (See Appendix A.) Certain brands of all-suites and extended stays
automatically renew residents’ and sojourners’ occupancy and payment
arrangements until and unless management receives a formal notice of an
occupant’s departure date.

Whether residents are allowed to “invite visitors anytime” into their units is a matter
of at the discretion of management policies. Many hotels and motels don’t care and
discretion on this point enhances the revenues of some establishments. Hotels and
motels that charge more for two people to occupy a room than one or that post rental
rates on a per person basis may closely watch “visitor” patterns. The managers of
some low rent urban single room occupancy hotels, rooming houses, and nonprofit
single sex boarding houses prohibit visits to rooms, or visits by adults of the opposite
sex.

Residents of commercial and nonprofit lodgings may not have as direct a “say in
making house rules” as residents of housing units potentially do, however, their
status as “customers” can influence “rules,” policies, and practices through
communications with the immediate managers, property owners, upper hierarchies
of chains, administrators of franchise brands, hospitality firms, and, in the case of
nonprofit hotels, boards, supporting foundations, and in the case of placements, the
 64

contracting local agency and its officials. Associations of hotel residents and their
community allies have historically influenced the laws, ordinances, and government
regulatory practices governing whole classes of accommodations through political
pressure and lawsuits. And, typically with greater freedom than residents of
households in housing units, residents of hotels and motels can express discontent
with “house rules” by simply checking out.

The degree to which a resident of a hotel or motel might “help with chores, such as
cleaning house or watching children” depends on the composition of co-residents in
a unit, the demographics and nature of the community at the accommodations, and
the pace of hotel services. In hotels where children have been present, residents
have been observed to “watch children” – their own or neighbors (Sorrentino 2005,
Rivera 2004; Kosol 1988). It is up to hotel and motel residents on discount deals
with less frequent housekeeping services to keep their own units clean and tidy and
put out the trash. In the full service hotels, residents pay a great deal extra to have
staff do “chores.”

Eating
Whether people eat in their hotel units “most the time” depends, in part, on physical
facilities in the property – whether cooking is permitted in units, whether units are
equipped with microwaves and fridges or full kitchens, whether “food and beverage
service” is available on the premises – room service, a restaurant, a meal plan in a
dining room on the premises. Eating in also depends, in part, on residents’ personal
preferences for ordering or carrying food “in” or “eating out.” At all price ranges and
across styles of units and sleeping arrangements, those hotels, motels, rooming
houses, and other lodgings without cooking facilities (in units or in common kitchens)
and without food and beverage services, are the antitheses of "complete" housing
units (which do have cooking equipment, internal kitchens, and bathrooms for the
occupant(s)’ exclusive use) and also the anthesis of “full service” hotels.

Facilities containing living quarters can arrange for residents (and casual occupants)
to procure meals on the premises with various solutions: either
equip the units where people sleep for them to prepare, eat and store food;
or provide common areas and equipment outside sleeping rooms where
occupants may cook, eat, and store their own food,
or serve prepared meals in common dining rooms,
or sell food prepared in restaurants or in the facility’s kitchen on demand,
or combine two or more of these solutions within the building, campus,
complex, or other space(s) controlled by an organization that constitutes the facility.
In addition to hotels and motels with food and beverage service, examples include
the varied layouts collectively known as "assisted living" facilities. Like some other
facilities for multiple families and individuals, some hotels and motels also place
wash basins, showers and tubs for bathing, sanitation, recreation, laundries for
washing clothes and other self-serve equipment in dedicated rooms, structures, or
areas outside sleeping rooms. Many of the larger migrant and seasonal labor camps
 65

(on and off farm) illustrate this configuration.

Residents of rooms without access to food and other essential services in the
building or on the campus of their accommodation facilities must meet their basic
human, social, and cultural needs by extending the functional space of their personal
survival support "homes" into community and commercial arenas outside the unit,
building, and facility within which they sleep. They may purchase prepared food at
restaurants and food shops, arrange to "take meals" from (or "board with”) outside
entrepreneurial cooks, or eat free food at social receptions, "soup kitchens,” or out of
dumpsters.

As Groth (1999) observed, people in “sleeping space” or “room only” quarters are
better off in those "urban ecology" settings where businesses or nonprofit
organizations serve food and provide indoor contexts for socializing nearby. Groth
suggests "room only" accommodations survive in urban commercial areas with
restaurants, lunch counters, food shops, and bars. The same principal can be
extended to explain the common co-location of single room occupancy hotels with
external charitable and community social services like "soup kitchens" and adult day
centers.

In meeting the biological essential need to eat, "rooming" houses diverge from
"boarding" houses, despite the grouping of these two accommodations in
classification systems and their merging in many legal definitions of lodgings.2
"Rooming" houses function more as do hotels and motels in which guests are not
allowed to prepare food in their units and in which there are no “food and beverage
services” -- abbreviated "w/o F&B" in trade publications – on the premises. Without
cooking equipment in the unit, without a common kitchen, and without food and
beverages available on the premises, residents are forced out to eat or find food.
Some licensed or unlicensed rooming houses allow roomers "kitchen privileges": that
is, the right to store food stuffs in what may be the only refrigerator, kitchen, and
pantry in the house and to prepare and cook food, perhaps at set times of the day.

Boarding houses, on the other hand, serve residents (and temporary occupants)
prepared meals at scheduled times, usually in a common dining area. Localities that
recognize the "boarding house" as a distinct legal category require accommodations

2
Local ordinances m erging "room ing" and "boarding" houses often also 1) lim it the num ber of
guests to a single digit, and/or 2) set m inim um guests stays and prohibit transient guests from staying day
to day or week to week, and/or 3) allow this lodgings in m ulti-fam ily residential zones and/or 4) require a
resident owner/operator or an agent. The popular connotation that room ing houses and boarding houses
are physically sm aller and less populous than hotels and m otels is m ore consistent with those converted
from or functioning in houses designed for private households than those originally built as lodgings.
There are exam ples of m ultistorey buildings where hundreds of people sleep long term in m etropolitan
areas and college towns licensed as "boarding" houses (or the lodging class that includes them ).
 66

that include meals in the room rent or that offer residents and guests an optional
"meal plan" to obtain licenses as boarding houses, no matter what their sleeping
room or building styles or what logo they display. Such ordinances may sweep into
the boarding house legal category commercial hotels, nonprofit single room
occupancy supportive housing, and organization/membership hotels with dining halls
or common kitchens, including YMCAs and fraternity/sorority houses, and highly
transient bed and breakfast inns. Some hotels that serve meals evade classification
as boarding houses with various arrangements that distance food from their
business. They may contract outside companies to offer food services, establish
restaurant concessions on the premises, or separately incorporate their food and
beverage services. Another dodge is to characterize the meals served as "free" and
strictly optional perks that come with the room.

Hotels with food and beverage services provide guests with access to purchase
snacks, meals, and drinks through various mechanisms: by establishing restaurants,
pubs, and banquet halls in common areas of the hotel; by offering "room service"
delivery of prepared food and drinks to guest units; by serving meals prepared in the
kitchen of the hotel or its on site restaurant(s) from butlers’ pantries in the dining
areas of units; and/or by furnishing units with kitchens or food related equipment like
mini fridges and microwaves, and either stocking units with food and beverages or
selling items like frozen dinners and canned drinks at reception or in hotel
concession stores.

“Full service” hotels proliferate food and beverage options among a multitude of
other services. Full service hotels dress up how they meet residents' and guests'
basic biological needs inside units with high thread count bed sheets, dining tables,
marble wash basins, and similar touches. And they rachet up the facilities’ internal
capacity to meet all manner of cultural, social, and idiosyncratic personal needs.
"Conveniences" routinely available include housekeeping, linen, and installed and
staffed communications. Various brands and properties heap on combinations of
services and dedicated facilities for occupants’ needs for recreation, business,
entertainment, procurement, shopping, personal grooming, maintenance and
cleaning of clothing, car, pet, and possessions, and myriad others. About the only
other types of domiciliary facilities within which some Americans sleep and eat as
potentially insular and self-contained as full service hotels are institutions. Residents
of institutions, however, are confined, committed, compelled, or placed by other
actors such as courts, parents or legal guardians. People chose to reside in grand
hotels of their own free will. Domiciliary institutions like residential nursing homes,
psychiatric hospitals, prisons, juvenile justice centers, job training centers, private
boarding schools for minors provide full but decidedly more bare bones furnishings
for sleeping, eating, and sanitation, bare minimum personal "convenience" services,
and coercive "supervision". Such skimping and supervision is unknown in upscale
hotels. (Private hotels prefer to "inform" and "remind" "guests" of the norms observed
at the establishment, although, as discussed, hotels can generally rapidly evict and
ban violators.)
 67

CONVERSIONS

TEMPORARY USE

Leased hotels
A property legally licensed as a hotel (or some other class of accommodation) that
and continues to change bed sheets and towels (or continues whatever services
local law requires that accommodation establishments provide) remains a “hotel”
even if units are rented for longer terms or atypical use. Hoteliers more focused on
business strategies oriented to hosting transient tourists occasionally express
discontent that properties functioning as “rooming houses” continue to be licensed
and zoned as hotels (Washington Hotel Association 2003).

If an organization leases a block of rooms or an entire hotel property, the

organization (rather than the hotel management) usually designates who may
occupy the leased units and dictates the terms and conditions of occupants’ stays
in those units. If an organization (a city agency, university, or military base housing
office, for example) leases an entire property, places all occupants, and takes over
management and staffing directly or through contractors, the leased property can
reasonably be considered to have withdrawn as a public accommodation and to
have been converted into something other than a hotel or motel.

PHYSICAL AND LEGAL CONVERSIONS

Over the last twenty years, many former hotels were converted into permanent
residential buildings or either permanent or transitional supportive housing options
(“SHO”) (Bholai-Pareti and Stern 2002; United States Department of Housing and
Urban Development 2001a-c, nd, Brodhead 1999a; Lewis 2003; Lake front 2003 a-d;
see Appendix E, Conversions.) The layout of rooms in hotels made possible their
conversion into single room occupancy or apartment units with the “moderate”
investment subsidies available (United States Code 1988). HUD’s definition of
“Single Room Occupancy units” -- sleeping rooms (with or without private baths,
with or without kitchens) and “studio” apartments (with private baths and
kitchenettes) – is broad enough to characterize the majority of the nation’s stock of
more than five million rental units in commercial establishments trading and licensed
as “hotels” and “motels.”

Histories of hotels converted into subsidized single room occupancy, studio

apartment permanent residential housing, or supportive housing (transitional or
permanent) repeat key themes. Before it was remodeled, an architecturally sound
perhaps even once splendid hotel, “elegant” during a heyday 50 to 100 years before,
deteriorated into a “seedy flea bag” or a “welfare hotel” or was abandoned. (Haaga
1997; Lakefront nd; Halasz nd; Koebal 1995; Kershaw 2000; Project Renewal nd).
Examples of former hotels and SRO hotels converted into Section 8 SRO residential
buildings or into Section 811 Supported Housing for seniors, the disabled, or
 68

chronically ill (Section 22 et al) are listed in Appendix E. The process of hotel
conversions is continuing, though more often today with state, city, and private
funding than with HUD subsidies. San Francisco’s “Care not Cash” program reduced
monthly stipends paid to the registered homeless granted permanent housing in
former commercial SRO hotels the City took over, refurbished, and contracted
nonprofit organizations to operate (Lelchuk 2002; City of San Francisco 2005; News
Hour 2005).

New construction single room occupancy hotels and housing

After 72 per cent of San Diego’s single room occupancy units were demolished by
development (Davis 2001), in 1985 the City required developers to replace each
SRO unit they convert or demolish with a new construction SRO unit. San Diego
also facilitated the rehabilitation of the SRO hotel properties to meet stringent fire
safety and building code standards, licensed the conversions of SRO residential
rental real estate into SRO hotels, and encouraged the construction of new SRO
hotels.

Although nonprofit developers of urban low cost, permanent housing “have their eye
on” hotel properties they hope to buy and convert, fewer hotel properties are
available for conversion in the major metropolitan centers today. Developers of
affordable permanent housing subsidized by Section 8, Section 811, state,
municipal, or private programs are constructing new buildings, featuring studio
apartments and larger bedroom apartments for families and on site service facilities
for residents including job training, day care centers, and senior dining halls (Dineen
& Fletcher 2003; Levavi 1996, Lakefront 2003e, among others). Several California
jurisdictions have defined styles for “compact living quarters units” (mainly studio
apartments with specified floor space) and other building code requirements that
increase the cost of constructing new SRO residential hotels (Dineen and Fletcher
2003). Innovative designs of for-profit residential buildings with studio apartments
units rented at market rates identified as “single room occupancy” units have been
and are being constructed in western states. Examples are given in Appendix E.

Remodeling
Other projects compete to remodel (or demolish) inexpensive urban residential
hotels, SRO hotels, former “welfare,” and abandoned hotels to create upscale hotels
or residential condo apartment buildings. New urban hotels are being constructed
from scratch on the site of former hotels and by remodeling former apartment, office,
and warehouse buildings, and in suburban and rural areas, wherever zoning
permits. (See above, “Condos in hotels.”) Attempts to revitalize and upgrade older
hotels with legally protected tenants in rent stabilized or subsidized units have led to
unusual combinations of permanent residents and transient guests.

In New York City, a number of formerly fully residential hotels,

and primarily residential SRO hotels renovated in recent years
to attract tourists. One hotel physically partitioned the renovated
 69

residential section off from the remodeled and new construction

transient section.

Transient guests come in the main entrance, are issued plastic key
cards, and are entitled to use and charge at the hotel’s bar, restaurant,
spa, Zen meditation room, and other facilities.

This hotel’s legacy residents – carpenters, plumbers, and other

tradesmen -- have metal keys to open a back entrance and to their rooms.
Here, upscale transients pay about as much per night as the hotel residents
pay per month.
e

Another renovated New York hotel stopped attracting European

tourists when tour guides and reviews began warning travelers
about the hotel’s regular residents: refugees from Africa and others
whose rooms were paid by social and sponsoring agencies.
The owner gave up trying to go upscale and leased the 60
renovated units to the City to supplement its shelter system.
e
Matloff 2002, Powell 2000, Brodhead 1998a and 1999b, and Nash 1996 contain
accounts of other mixes of residents and transients in hotels attempting to go
upscale.

“Retirement hotels” and assisted living facilities for seniors

“Retirement hotels” are a class of age-restricted residential hotels for seniors that are
recognized by some local jurisdictions. In the jurisdictions which recognize this
type of hotel, units are typically leased to occupants for a year or more and unit rate
increases are covered by rent control or stabilization; occupants are considered legal
residents with tenants’ rights. In New York, many are older hotels which historically
began or drifted into a predominantly residential character where tenants aged in
place. others are private residential clubs. In jurisdictions which do not have this
class of hotels on the books, other entities may mimic their arrangements, including
“regular” hotels, private condominium communities, subsidized “senior” housing
operated by non-profits, and homes privately operated by religious denominations.

One hotel family built hundreds of “retirement hotels” nationwide in the 1990s
only to confront the problem that their concept simply could not be licensed in many
localities. In adapting their national line of “retirement hotels” to local legal
environments, the developers determined that in many jurisdictions, assisted living
domiciliary health care facilities were about the closest any operating license
category came to the chain’s template. The company spun most the properties it
built intended to be retirement hotels into a separate division, creating a chain of
assisted living facilities managed by a health care company well distanced from any
brand in the hotel family.
 70

In the East Coast area canvassed, two properties legally registered as hotels built
during the 1990s in suburban office parks turned out to be functioning as assisted
living facilities. The properties were in counties that lack any legal class of real
estate resembling a “residential” or a “retirement” hotel. No class of public
accommodation may “discriminate” on the basis of age. Owners of these buildings
classified and taxed as hotels leased to companies who hold licenses from state and
county health departments to operate “assisted living” facilities. It would require
further research to determine whether this phenomenon is widespread or how
frequently properties originally developed, permitted, zoned, legally classified, and
taxed “hotel” real estate function as assisted living (rental) facilities or other “senior
(rental) apartments”.

Hotel to housing
Older hotels and motels are commonly transformed into rental (or condo) residential
apartments with minimal remodeling. (See Berkey-Gerard 2005 for New York City;
California HCD 2004 for San Francisco; Lakefront for Chicago). Conversion of hotels
into housing can be seamless.

Thirty years ago in the West and Southwest, a motel chain pioneered
an innovative style designed and marketed to attract young, single
adults with site facilities such as pools, weight rooms, dance halls,
bars, and laundries. The concept was popular: many singles moved
into these motels. Before the chain of properties were sold and formally
converted into residential rental estate by adding kitchenettes, the motel
chain influenced the design of suburban rental apartment complexes
nationwide.
e

Two years ago on the East Coast, a corporation built one of its
extended-stay apartment brand hotels, using a standard architectural
plan. The structure built was just like brand hotels already operating in
several states and two others less than 20 miles away in an adjacent
state.

The county where the hotel was built, however, refused to issue the
corporation a license to operate the building as a hotel. The minimal
services this brand provides to its month-to-month occupants did not
meet the county’s standards for the level and frequency of services that
hotels are required to provide.

Rather than modify the business model of its national extended

stay brand to meet hotel standards in one county, the company
opted to place the building in the county’s “moderately priced housing
program.” This allowed the company to recoup construction costs,
gain real estate tax advantages, and counted toward the quota of
 71

low income housing that developers of high priced real estate

are required to build. Because the corporation serves a mid- to upscale
clientele in its extended stay hotels and “corporate” rental housing
complexes, it dissociated its name and distanced itself from the
use of its property for low income tenants. Managed by a subcontractor,
the company opened the brand new building as subsidized rental apartments
for low income tenants. The corporation passively holds the
tax favored property but eventually expects to divest it as well
outside of their core business.

PREDISPOSITIONS FOR HOSTING PEOPLE WHO LIVE IN HOTELS

Certain traits seem to predispose hotels and motels as more likely than others to
host residents and sojourners on long, open-ended stays.

Locality specific
Local zoning and licensing categories and requirements for accommodations,
location, competition, and owner-operators’ strategies in the local business climate
appear to indicate which hotels and motels welcome or tolerate residents and long
term stays. Commercial accommodations with residents may, for example, cluster in
jurisdictions with legal codes favorable to settlers and long term stays just over the
“line” of jurisdictions with hostile regulations. Legal environments more hostile than
favorable to residence and long stays include those prohibiting cooking in hotel/motel
rooms, restricting the length of time guests are allowed to stay or requiring high
frequency of services (housekeeping, linen change) in defined types of lodgings.

Hotel policies
Policies favorable or unfavorable to residents, long term sojourners, and “regulars”
may be set by the franchised or associated brand, by the property or chain
owner/operator, or by third-party management companies. Although, perhaps,
modified to fit local ordinances, sites, or local business climates, policies favorable to
settlers and sojourners are intended for application at all the multiple establishments
of a given “hotel group” or chain or brand.

Brand
Brand broadly indicates hotels and motels that encourage or discourage long term
stays. Branding seeks to differentiate and conform a clear and uniform “product” to
communicate for mass consumption and broad advertisement. Policies and
practices that promote or deter long-term and residential stays stamp certain brands.
A brand either waves its welcome mat for settlers, sojourners, or settlers or discretely
excludes them from the profile of its target customers.

At the low end, certain brands accept cash, waive requirements for credit card, and
 72

nationally offer discounted weekly and/or monthly rates: policies that invite long term
stays. Among the midrange hotels, some hotel brands labeling themselves as
“extended stays” (or “corporate housing”) offer customized, flexible rates and deals,
and extra “reward” credits, and/or contract with organizations that need to house
their employees, contractors, and clients for long stays or during relocations. At the
high end, luxury hotels are doubling over to offer unit buy-in opportunities.

Hotels and motels are “branded” by chains, commercial franchisers, or associations

and consortia. “Chains” are enterprises which own and operate multiple properties
under their own exclusive and/or under franchised or association brands.3 (See
Ingram 1996.) Several hotel chains developed exclusive brands, then spun the
brands off as franchises. Some such chains divested all or most their properties,
selling either to real estate trusts or to independent owners franchising their brand,
and either created subsidiaries or transformed their company business to franchise
their brands. Franchising companies support logistically and often train or operate
hospitality management companies to operate properties under their distinctive
brands. The properties of one well known pioneer “brand” were historically a chain
and have been “independently owned and operated” franchises for several decades.
The real estate holding company of one major family of franchise brands currently
owns only about one per cent of the hotel properties operating under its various
brands. This hotel “family” includes subsidiaries which owners can hire to develop or
to manage properties fully conforming to whichever family brand the owners decide
to franchise.

Hotel franchises offer “turnkey” business packages and administrative support

services to fulfill the brand’s image. Chains are in a better position to enforce policies
and practices of hotels operating under their exclusive brands. An “independently
owned and operated” hotel operating under a brand name must formally agree to
franchiser or association brand stylistics, rules, and inspections. Independents
operating under the more populous association brands cooperate as closely and
strictly on name, logo, look and feel, marketing, bookings, and purchasing as
commercial franchisees. “Brands” - whether the exclusive signature of a chain,
franchiser, or association - may cover minute business details. Features bundled in
a “brand” may include standard plan architecture and facilities, lookalike furnishings
and decor, joint purchasing of supplies, a shared system for marketing, booking,
billing, fixed bracket rates, and so on.

Various policies that encourage long stays may be set by the brand, chain, or
individual property managers. As discussed above, these include discounts
available for members or affiliates of organizations, rates and ceilings on the “block”

3
Com panies that own properties operated under the franchise brands of different “hotel groups”
m ay hire staff experienced in each brand or contract hospitality m anagem ent com panies specialized in
particular brands.
 73

of rooms available for the personnel of corporations, government, or the military and
“rewards” for repeat or long term stays.

In the brands that clone the architectural and facility details of properties, the
question is moot as to whether a property bearing that brand name has a “manager’s
apartment” on the premises. All properties operating under the brand either do, or
do not have such features as quarters for resident staff, a coin laundry, an indoor or
outdoor pool, a large lobby, a restaurant on site, an exercise room, meeting rooms,
and many, many more.

“Extras” distinguish one brand from others. Bathrooms in hotels of one brand supply
only a mini-bar of soap wrapped in wax paper with the brand logo; bathrooms in
another brand array plastic bottles, sealed pouches, and other containers of soap,
shampoo, hand creme and conditioner. Depending on brand, units come with or
without high-speed Internet connection, for free or for an extra charge and with or
without a television and cable and a recliner lounge chair in every guest unit. In
order to advertise and meet national expectations, all hotels or motels operating
under a given brand cooperate to equip units with coffee makers, serve morning
coffee and wrapped pastries near the reception desk, lay out a free breakfast buffet
in the lobby, or else don’t. Individual properties do or don’t have an on-site
restaurant; units are or are not priced by day or by the number of occupants;
children under 12 (or 16 or 18) do or else do not “stay free”. Brand practices,
however, may be need to be conditioned by business strategies or adapt to local
rules, conditions, and opportunities.

Over 300 brands mark multiple hotels in the United States. Appendix B lists
numerous brand names in alphabetical order used by two or more hotels or motels in
2005. Three of the brands listed each operates more than a thousand properties.
Appendix B1 highlights brands of extended stay hotels and condotels and brands
offer weekly, “Long Term Stay” or similar discounts. Most brands identified as
extended stays or as encouraging residential stays by offering standard discounts
usually allow franchisees to lease part of their property to organizations and some
brands originate national contracts with FEMA, the Red Cross, or the Armed Forces
on behalf of all their franchisees.

Problems in pegging a particular hotel as welcoming or discouraging residents by its

brand are that franchisers may withdraw brands and property owners or managers
may change brand.

Independents
A true “independent” hotel operates without a “brand” identity, under a unique name,
and adopts idiosyncratic management practices. About half the hotel and motel
properties and majority of single room occupancy hotels, residential hotels, rooming
houses, boarding houses, and bed and breakfast inns in the United States are not
affiliated with a franchise or exclusive brand. Legacy independent hotels and bed
 74

and breakfast inns have formed consortia to share centralized publicity and booking.
The regional consortia that provide hospitality business services to associations of
independent hotels or bed and breakfast inns do not rise to level of complexity and
detail of services available through franchised or association “brand” channels. Each
independent projects an unique – rather than a standardized identity.

Independence by itself does not indicate that a hotel welcomes settlers, sojourners
and regulars. Independent hotels are more diverse than branded hotels and range
from country’s finest and most expensive resort and urban luxury hotels to down and
out motor courts on country roads and urban hovels.

Hotel companies, owners, franchisers, and hospitality managers

Owners ultimately decide policy and any affiliation with a brand. With the exception
of brands exclusive to vertically integrated chains which own and directly operate all
their properties, brand correlates imperfectly with hotel/motel ownership and
management. Companies that own multiple properties may operate them under
several brand franchises in the same or different hotel “families” or “groups.”

The “hotel groups” ranked in some industry literature consist of diverse entities.
Some are chains; some “groups” are sets of property owners and management and
service companies which operate franchises affiliated in a “family” of brands; others
are associations of independent owners operating under brands franchised by the
association, consortia that buy or supply services to multiple hotels, and other
entities. The “hotel group” identified in industry literature as having the largest
number of properties and guest units in the United States is a service company that
provides a consortium of independent, uniquely named, legacy hotels with
centralized representation and services like marketing, booking reservations, and
management consultation.

The functions and tasks of property ownership, management, and operation of

hotels and motels can be divided among multiple entities. The “property” may be
owned by a corporate chain, limited liability or holding company, partnership, or a
real estate investment trust (REIT). The property owner may directly operate the
hotel business and hire employees, contract a hospitality management company
and/or contract a variety of divisible services like advertising, telephone and Internet
reservations, group purchase of supplies, and so on. Such services may be bundled
in a brand or association franchise contract. A hotel establishment without
employees may be a small owner-operated family business but may also be a large
establishment or one in a chain of properties managed and entirely operated by
contractors’ employees.

More than 9,000 companies own and/or manage hotel and motel properties in the
United States including franchises, subsidiaries and parent corporations. Appendix
C illustrates companies that own five or more properties and/or at least a thousand
units and the brands associated with these property owners. This list includes
 75

examples of vertically integrated chains which own, operate, and directly employ
hotel workers and companies that primarily franchise the brands they originated or
purchased; hospitality companies that incidentally own some of the hotels they
manage; hotel real estate investment trusts, developers and holding companies
which hand management off to contractors or related subsidiaries. This list dates to
2005; during its preparation, three major mergers occurred.

Likely hosts
Categories of hotels, motels, and like indoor accommodations most likely to lodge
settlers, sojourners, and regulars include:
older hotels – rural or urban – displaced from the transient trade,
“extended stay” hotels,
“all suites” and other brands and independents which offer discount weekly
and/or monthly rates to individual patrons
and/or
negotiate discount rates with organizations;
predominantly residential or retirement hotels,
and
hotels which sell units, notably select and high end.

Physically displaced hotels tend to cluster in rural areas on highways built before the
Interstate system and in certain urban areas. Stylistically displaced hotels include
any built 30 or more years ago which have not been recently renovated. (As a rule of
thumb, branded hotels remodel and update every five years to remain attractive to
transients.) More of the physically and/or stylistically displaced properties are
independent “Mom and Pop” operations or “starter hotels” of immigrants entering the
business, although several national motel/hotel economy brands also cater to
residential stays.

At extended stay hotels, over half and up to 80 per cent of the month-to-month
guests would qualify as “resident” applying either Census 2000 rules of residence or
those proposed for Census 2010 (Byerly 2006, 2005). Extended stays are
predominately located in suburbs, office parks, near airports, or off Interstate exits.
While hotels expressly built as “extended stays” after the mid-1990s generally offer
complete apartment units, “all suite” properties compete for the same market. The
national and regional brands and independents that offer weekly, monthly, or the
more-than-one-month “Long Term Stay” rates extend a significant discount off their
least expensive regular and corporate rates to attract individual clients.

Those brands and independents that negotiate blanket rates or contract with
organizations to lodge their associates are implementing a business strategy which
results in hosting people for long stays.

Predominantly residential or retirement (“senior”) hotels lodge people for years who
may, or may not, be considered legal “permanent residents” or “tenants” under local
 76

ordinances and who may, or may not, have the option of securing leases on their
units. Predominantly residential hotels may, as noted, reserve units for short term
guests to avoid regulation; in legal environments where settlers and sojourners
cannot achieve legal tenancy hotels may represent residents as transients.

The high end, “full service” or “luxury” hotels most likely to have residents in the units
they offer for sale are in major metropolitan areas and in retirement resorts.

Residents may personally pay on a variety of terms, ranging from day to day to multi-
year leases or may have their stays paid by a third party (e.g., a corporation). The
residents or their benefactor may rent or “own” the unit. These metropolitan hotels
include those which have traditionally served as residences for the wealthy and
certain brands of newer hotels which cater to this trade, including those that sell
guest room and apartment units as “condos” interspersed with units rented for short
term stays.

Among the hotels, motels, B&Bs, and room and board houses contacted in this
study, in all properties where managers told me someone had ever stayed for six
months or more, there was currently at least one person who had been staying at the
hotel for years, well settled or on an open-ended sojourn at the time I canvassed the
property. In conversations about practices in a particular accommodations, the
presence of a resident manager did not have to be probed. In places where people
live long-term, the resident manager figured in narratives about co-residents living
under the same roof.

Business strategies that make unlikely hosts

Categories of hotels less likely to host residents settlers and sojourners include
conference hotels,
hotels at seasonal resort destinations open only part of the year,
and
newly constructed or remodeled hotels at optimal locations
(including some operating under brands which generally have policies
favoring long term stays but excluding those built with
units for sale).

Hotels, motels, and other commercial and nonprofit accommodations are highly
stratified by economic and condition/ stages of cycle characteristics.

Despite these predictors, people find ways to inhabit all types of hotels, motels, and
like accommodations. The point is that people settle or sojourn for long periods in
some proportion of the units priced across the spectrum – living in situations ranging
from the squalid to the splendid -- where most expected and where least expected.
 77

TREATMENT OF ACCOMMODATIONS IN U.S. CENSUSES

1890
Boarding houses (and military forts) were enumerated as “institutions with a head” in
the 1890 Census of Population (Census Bureau 1979). The scope of “institutions”
and “non-institutional group quarters” treated as census units of population
enumeration expanded and has varied in every subsequent Decennial Census of the
Population.

1933
In 1933, the Census of Business began covering service trades.

1950
The 17th Census of Population enumerated as separate “dwellings” those units in
hotels, lodges, motels, motor courts, tourist courts, rooming houses, lodging houses,
tourist homes, and like paid accommodations which had a separate entrance and
either were equipped for separate cooking or were a suite of two or more private
rooms. People living in such dwellings were enumerated as households. Lodgings
without cooking equipment in units or without suites of rooms were considered “other
types of living quarters” containing “non-dwelling units” whether found in hotels, large
rooming houses, residential club hotels, motels, motor courts, YMCAs, YWCAs,
YMHA, YWHAs, or ”flop houses.” People boarding or lodging “at least four nights a
week” in such places ”even if they spend the weekend at home” were considered
permanent “residents” and the lodgings were considered “their usual place of
residence.”

Groups of at least five residents living in quarters not classified as a dwelling unit, for
example, rooms in a house or hotel “with at least five lodgers ...” were enumerated
on a form (“schedule”) like that used in dwelling units and were tabulated as “quasi-
households.” The population tabulated for 1950 in such “quasi-households” was
5,666,473 (nearly four times larger than the institutionalized population). A “quasi-
household” population of 4,050,950 was estimated to have resided in urban areas,
2,045,660 of whom were white males and 1, 378,738, white females, most of whom
were single or widowed, over age 14, and in the labor force.

Transients –defined as people who did not ordinarily live in the Enumeration District
where they were staying in hotels, lodging houses, tourist homes and other places
where guests normally pay for quarters -- were enumerated on Individual Census
Reports. Transient guests who had no “usual place of residence” were attributed to
the Enumeration District where their respective hotels, motels, rooming houses, or
other lodgings were located. By contrast, transient guests with no fixed place of
work (like traveling salesmen and railway workers), who maintained a “family home”
somewhere else were attributed to the Enumeration District where their families lived
“even though they sleep most of the time away from their family residence.”
 78

Roomers, lodgers, and boarders staying in “dwelling units” (like houses, apartments,
tents, etc.) were enumerated on a household “schedule” as “unrelated” to the
resident landlord “head of household,” or a married couple, or resident family, along
with live-in domestic employees. Unrelated individuals were aggregated into the
universe in households, along with married couples and families. Roomers and
boarders in populous commercial and nonprofit lodgings were enumerated and
tabulated as a rooming and boarding house population.

1954
The first integrated Economic Census was conducted in 1954. Additional service
industries were added in 1967, 1977, and 1987. Mid to late twentieth century
economic censuses classified industries, firms/companies, and individual
establishments using definitions of the Standard Industrial Code (SIC) and
expressed hierarchies of main industries and their subcategories with numeric codes
from one (most inclusive) to six digits (most detailed). Hotels, motels, organization
membership hotels and clubs, and rooming and boarding houses were classified in
the “Accommodations” industry. Predominantly residential hotels were classified in
the Real Estate Industry.

1960
People residing in living quarters with a kitchen or cooking equipment were once
again enumerated as households. The 1960 Census of Population tabulated the
population living in "rooming and boarding houses” (without cooking equipment) in
the universe of “institutions and other group quarters.” In 1960, the population
tabulated in rooming and boarding houses constituted 12.8 per cent of males
enumerated in all types of institutional and non-institutional “group quarters” and 13.1
per cent of the 1960 females.

1970
1970 T-Night
In the 1970 Decennial Census, large hotels, motels and other lodgings with 50 or
more rooms were enumerated on T-Night. Employees of the accommodations
distributed one envelope containing two blank Individual Census Reports (ICRs) and
an envelope addressed to the local Census office to the units occupied March 31st,
1970. Respondents either mailed in completed forms themselves or left at the
reception desk. Hotel staff destroyed unused envelopes on April 1st.

1970 M-Night
In the M-Night operation on April 6, 1970, Census takers dropped off ICRs at
missions, “flop houses” and “similar accommodations (priced) at $2.00 or less a
night” -- as well as at jails, detention centers, bus depots, railroad stations, and other
such places where people stay. Managers of these sites distributed forms and left
some out for newcomers registering for the night; enumerators returned to pick up
completed forms the next day.
 79

Accommodations with fewer than 50 rooms renting for more than $2 /night were
included in the case load of the Enumeration District where each was located.
Although some residences that did not meet the 1970 definition of “housing units”
(ibid.:15-3) fell into the residual class of “group quarters,” some were enumerated on
household forms with designated authority entered as the “head of household” (ibid.:
15-5). An example used in census manuals noted that the “landlady” of a rooming or
boarding establishment should be listed as the “head of household” and residents’
relationship to her described by checking the “roomer/ boarder/ lodger” category
printed on the form.

“Special places” designated for “special methods” were separately listed before
enumeration. The list of 1970 Census special places included hotels, motels, and
large rooming or boarding houses, college dormitories, military bases, institutions
such as hospitals, jails, and psychiatric facilities where populations were enumerated
on ICRs, but also Indian reservations and other places singled out for other special
methods (Bureau of Census 1976:5 - 28-29).

Forms for enumerating “households” were designed for “living quarters” that qualified
as “housing” and included questions about physical aspects of the residential units--
whether kitchen facilities were complete (sink with piped water, range or cook stove,
and refrigerator, Q H3) and in the same building, whether entryway access was
direct from the outside or a hall (Q H2), and other items. Questions on these
“housing items” were absent on the Individual Census Forms (ICRs) used to
enumerate residents of living quarters classified as group quarters. The ICR form
had a space where transients staying temporarily could state the address of their
“usual residence”; ICR forms with this blank filled were to be forwarded to the
appropriate Enumeration District.

Beginning in the 1970 Census of Population, the definition of the "college quarters"
(or "college dormitory”) as a “group quarters” unit of population enumeration was
expanded to include residential fraternity and sorority houses.

1972
In 1972, the Census Bureau conducted the first Census of Services and the first
"Survey of Minority-Owned Business Enterprises" was conducted as a supplement of
the 1972 Economic Census. The Census of Services covered Accommodations in
greater detail than had Business Censuses between 1933 and 1967.

Also in 1972, a major revision of the Standard Industrial Classification (SIC) was
published. Classes of industries and occupations in the 1970 Decennial and 1972
Economic Censuses were modeled on the 1967 SIC. The 1972 SIC revision was
fully implemented in the second Census of Services in 1977 and other economic
censuses of that year. More nonprofit entities were classified. Nonprofit lodging
establishments including residential fraternity and sorority houses were classified as
organization or membership hotels in the national Standard Industry Classification
 80

(SIC) and international (I-SIC) systems. Locally, as discussed above, fraternities

and sorority houses are often licensed as “boarding houses” or “room and board
houses” or as private “hotels.”

1980
An instruction at the top of the 1980 Census forms mailed to and administered in
housing units instructed respondents to include "lodgers or boarders" living in their
households. Non-relatives paying to live in housing units would continue as a
household “relationship category” in the next two censuses. This change coincided
with a period when rooming houses were being demolished throughout the country
and “roomers,” “boarders,” and other “tenants or subtenants” dispersed into private
households.

More private accommodations were considered “college dormitories” group quarters

(as in the Census immediately before and two after). Privately-owned off campus
rooming and boarding were considered “college dorms” in the 1980 Census
"if reserved exclusively for occupancy by college-level students" and "if
there are 10 or more unrelated students or nine or more unrelated to
the resident in charge.”
(In the 1990 Census, this proviso changed to “10 or more unrelated persons.”)

Other "rooming houses" and “transient quarters (outdoor accommodations like camp
grounds)” fell into the 1980 universe of “non-institutional” group quarters.

Hotels, motels, and rooming and boarding houses ”with nine or more residents not
related to the householder” were listed as “Special Places” in advance of 1980
census enumerations.

1980 “T-Night”
The 1980 T-Night targeted hotels, motels, YMCAs, YWCAs, and other
accommodations charging more than $4 per night. Individual census reports (“ICRs”)
forms were primarily distributed by cooperating hotel/motel/Y staff, completed by
respondents, and mailed back in envelopes provided. T-Night respondents who
reported no (other) fixed addresses were included in the population of the areas of
their accommodations’ addresses. As in 1970, ICRs returns stating a home address
were supposed to be forwarded to the district Field office covering that address for
checking. People enumerated in rooming and boarding houses, in the T Night
"hotels, motels, and Y's charging more than $4 a night, and (all) residential clubs"
where a "small number of persons were temporarily residing ...at the time of
enumeration who had no permanent residence elsewhere" were tabulated together:
a population of 176,257.

1980 “M-Night”
A tabulated population of 50,794 in “low-cost transient quarters” was largely
collected in the 1980 “M-Night”: a personal visit enumeration sweep conducted April
 81

8-9, 1980. “M-Night” accommodations were identified as ...” flop houses, hotels,
motels, and similar habitations with accommodations renting for $4 per night or less”
and, as in 1970, other places including missions, local jails, all night movie theaters,
bus depots, train stations and similar venues “known to have persons staying
overnight who had no usual residence elsewhere (URE)” (Census 1984: pages A-3
to-A-7, 58a and page 808, Table 43).

The 1980 list of "special places" with "group quarters" grew in April and May 1980
when Field staff personally visited addresses mailed forms from which no returns
had been received. Enumerators who discovered institutions or group quarters at
these addresses (rather than household “living quarters” where people “prepared
and ate food together”), registered identifications and delivered each a form letter
(D-22) explaining how census information would be gathered at the facility.
Ascription of the “type” of institutions and group quarters discovered by thousands of
Field workers may explain the jump up to 23.5 per cent (from 3.3 per cent in 1970) in
the imputation of group quarters type. Many institutional and non-institutional group
quarters were enumerated by “mop up” consolidated crews after the "follow up"
operation in housing units was concluded.

Recommendations for improving “T-Night” and “M-Night” suggested :

Bureau headquarters and/or the (Regional Offices) should
engage in organized operations to contact national and
regional hotel/motel chains, YMCAs, YWCAs, recreational
campgrounds and other sources of listings for T-Night places.

The cooperation of the operators of T-Night places (hotels, motels,

and the like) is a very important dimension in the overall
success. .... Contacts were more operational than outreach
in nature..... More emphasis should be placed upon an outreach ...
(Census Bureau 1984a page 35-36, 4.1.e, 4.1g).

A Census Bureau committee also recommended considering inflation in the cost of

lodgings and local price structures in setting “cut off” dollar amounts to distinguish
between “T-Night” and “M-Night” places (ibid., page 33 3.1u).

1988
In the 1988 Dress Rehearsal Census for the 1990 Decennial Census, differential
application of the criteria “ten or more unrelated persons” cast some
accommodations into the household universe and others into the universe of Group
Quarters. Commercial and nonprofit lodgings including rooming houses and
workers’ dormitories were among places enumerated and tabulated as
"non-institutional group quarters” if the establishment had "ten or more unrelated
persons" but as housing units and households if the address had fewer than ten co-
residents. Among the types of accommodations which were classified as "group
quarters" regardless of the number of residents were "flop houses" and "college
 82

student dormitories." It was either not clear what a “flop house” was or else these
were absent in the 1988 Dress Rehearsal sites, displaced by public and charity
overnight homeless shelters.

The 1988 Dress Rehearsal Post Enumeration Survey (PES), conducted weeks after
and overlapping the last of follow-up enumeration, included "non-institutional group
quarters" like ..."flop houses" and college quarters. Prior to this experiment, the PES
regarded "rooming houses" --and marina and camp outdoor accommodations
establishments --as "no different than the household population”...except "within unit
coverage cannot be assumed to be low" and the proportion of movers might be
"high." After this experiment, the PES excluded the population in units classified as
group quarters from the 1990 PES coverage measurement on the grounds it was too
“mobile” to reconstruct or to verify in a survey conducted well after the “Census Day”
reference date and census enumeration.

1990
For the 1990 Census of Population, rooming and boarding houses were screened for
the presence of “10 or more unrelated persons” necessary to class these places as
“group quarters” rather than as households in housing units. The group quarters
universe was expanded by adding a variety of specified and unspecified (other)
types of places to be treated as group quarters if “10 or more unrelated” co-residents
were found upon enumeration. Application of the rule of 10 added some business
locales to the universe of “housing” units. Census processing collapsed the
population enumerated in those rooming and boarding houses which did meet the
criteria of 10 or more unrelated residents into the more global tabulation category of
“other non-institutional group quarters population.” For the first time in a hundred
years, the population in rooming and boarding accommodations was neither broken
out nor reported in any published tabulations.

The 1990 definition of “emergency shelters for homeless persons (with sleeping
facilities)” included hotels/motels, and ‘flop houses’ charging $12 a night or less
(excluding taxes) per unit per night;...hotels and motels used entirely for homeless
persons regardless of the nightly rate charged; rooms in hotels and motels used
partially for the homeless where people who stayed the night of March 20th.” On that
night, the national sweep enumeration known as “S Night” was conducted. In 1990,
public social services were preferentially placing homeless families with children in
commercial so-called “welfare hotels,” paying “market rates” for hotel rooms with
substandard conditions.

The Census Bureau made a systematic effort to identify and list units in residential
hotels (including SRO hotels) as “housing units” and enumerate these via the mail
out distribution method in the “household” universe. Less attention was paid to the
majority of hotels and motels which were neither used as “shelters” nor primarily
residential.
 83

Ethnographic evaluations of coverage in the 1990 Census provided insights into the
treatment of motels and rooming houses and people living in them. Ethnographers
independently listed living quarters and enumerated households; their alternative
enumerations were compared to Census results. In Oregon, Spanish-speaking
households of recent immigrant farm workers had spontaneously converted a rural
motel into Single Room Occupancy residences, bringing in their own cooking
equipment (Montoya 1992). In California and New York cities and suburbs, low
income residents were discovered crowded in Single Room Occupancy rooming
house units carved out of former single family homes and former apartment buildings
(Mahler 1993; Romero 1992; Velasco 1992).

1992
The 1992 Economic Census classified and tabulated 48,619 “firms” subject to
federal income tax separately from nonprofits operating "hotels, rooming houses,
camps, and other lodging places” in the SIC 70* Accommodations Industry. Hotels
and motels (SIC 7011) were distinguished from "other lodging places" (SIC 702*,
703*) and from (nonprofit) "organization hotels and lodging houses on a membership
basis" (exclusively accommodating members, SIC 704*). Breakouts tabulated
hotels, including casino hotels, separately from motels, and within the hotel category,
hotels with 25 or more guestrooms and hotels with fewer than 25. Motels were
distinguished from “tourist courts and motor hotels.” A total of 1,993 membership
hotels exempt from federal income tax were reported. In the 1992 Economic
Census geographical area tabulations and in comparisons between 1992 and 1987
Economic Census data, tax-exempt membership hotel and lodging establishments
were combined with tax exempt camps (SIC 7032).

Residential hotels remained a category of residential rental real estate, unmarked

and unrecognizable in resulting statistics.

1990s
During the 1990s, the North American Industrial Classification System (NAICS) was
developed and adopted by the United States, Canada and Mexico. The 1997
Economic Census assigned codes to “bridge” between the old SIC and the new
NAICS systematics.

The Census Bureau’s economic directorate undertook more sophisticated ongoing

processing of administrative records which businesses filed with various federal
agencies. Information was processed from records reporting employees’ wages with
deposits of earnings withholdings and reporting income subject to federal taxes.
Automated processing of routine administrative records permitted the collection of
aggregate business statistical data without burdening respondents.

Establishments and companies that pay taxes and forward employees’ withholdings
produce administrative records more frequently than non-profit establishments,
 84

businesses without employees, and other concerns that file taxes once a year.
Because information on employers was more copious and updated more often, hotel
establishments, separate statistics were produced for employers and for non-
employers. In the Accommodations industries, establishments with employees tend
to be the larger hotels and chains and non-employers the just as numerous family
run independents.

In 1995, Population Division classified hotel/motels “charging $12 or less a night

(excluding taxes), and those used entirely for persons without a usual home, and
hotels and motels used partially for persons without a usual home” as “shelters for
the homeless with sleeping facilities” (“group quarters” type 701). This “shelter”
category further included “hotels and motels used entirely for homeless persons,
hotels or motels used partially for the homeless,” “flop houses,” Salvation Army
shelters, and “similar places known to have persons with no usual home elsewhere
who stay.”

“SROs” entered the Decennial Census vocabulary. A series of studies published

between 1984 and 1994 documented loss in the national stock of affordable “SRO”
units in hotels and residential buildings and identified the loss of low rent SRO
housing as one reason for the increased number people without homes in American
cities. The Census Bureau added “SROs” to the “Hotel/motel...” class of “Special
Places” – without distinguishing between SRO hotels and SRO residential buildings.

Prior to Census 2000, around 43,000 hotels, motels, bread and breakfast inns, and
similar lodgings were listed as “Hotel/motel/SRO” type “Special Places.” The
inventory of commercial lodgings was largely copied from the directory of one
national hotel association. “Special Places” identified as “Hotel/Motel/Single Room
Occupancy (SRO)” were screened by telephone and personal visit interviews for the
presence of managers’ apartments and other criteria. The 1996 (pilot) Facility
Questionnaire asked
if their lowest regular night rate, excluding taxes, was $12 or less;
if they were a single room occupancy “SRO” and
if they were associated with a “..shelter, soup kitchen or outreach program for
homeless people.”

In 1996, the national average rate for a hotel or motel guest room was $70.93 and by
2000, it was $85.89 (AH&LA 2000, 2001). The 1990 Census mark of $12 per night
per room was less than half the average unit day rate in the nation’s least expensive
limited service hotels, motels, and motor courts in rural poverty areas. An industry
survey estimated only three per cent of the nation’s entire stock of hotel or motel
guest rooms were available in 2000 for $30 or less per night per room (AH&LA 2001;
see Table 3, below). In 2000, $12 was lower than the average rate of $15/night
charged for a camping or trailer hook/up site in outdoor commercial camp grounds
and equal to about one sixth of the average room day rate charged by bed and
breakfast inns and full service hotels. The cut off figure was calculated “per room
 85

per night” rather than per person/per night. If three people, for example, shared the
cost of renting a $25/night hotel room, the cost per night per person would be lower
than the cutoff.

Slightly reworded questions were applied in the 1998 Dress Rehearsal version and
the national telephone and personal visit “Facility Questionnaire” operations
implemented to screen “Special Places,” list group quarters and housing units in
Special Places, and assign type codes prior to Census 2000. The Special Place
Facility Questionnaire (Form D-351 of the United States Census 2000) asked in
facilities identified as hotels, motels, and “single room occupancy (SRO)”
“Do you have units where staff or guests live permanently?” If the response was
affirmative, then field workers asked the name and address or a description of the
physical location of these units.

Treatment of units in condotels

Census Bureau classifications and instructions about housing ownership have
highlighted condominiums for decades. This may be why units in some resort condo
hotels in one area independently canvassed for this research were found listed as
housing units and enumerated in Census 2000 as vacant “vacation” (or “second”)
homes. In the seasonal resort area examined, 17 of the total of 474 hotel, motel,
B&B, and rooming house business properties were condo hotels (“condotels”). On
the Census Bureau’s Master Address File (MAF), in nine of these 17 condotels,
between eight and 213 housing units were listed. One condo hotel was listed as a
“special place” containing no housing units; in one other, only the manager’s
apartment was listed, and the remaining three were not found listed (1998 SRD
internal INSA MAF extract files).

The units listed as “housing” in these resort condo hotels did not correspond with
their various layouts: some are apartments with full kitchens and private baths;
others are typical hotel guest rooms or suites with private baths with “kitchen”
furnishings limited to portable, plug-in equipment like mini-fridges and microwaves.

Along this stretch of the ocean coast, units, facilities, services, furnishings,
ownership arrangements, sublet management, and style distinguish condo hotels
from vacation condo apartment buildings. The units in condo hotels are rooms or
suites with private baths; even “studio” apartments are rare. Condo hotels have more
and a greater variety of attractions on the premises, including like pools, fitness
centers, parking garages, beach side bars, restaurants, and night clubs than do the
vacation condo apartment buildings. Condo hotels provide uniform housekeeping
and linen services to units regardless of the occupants’ status as owner, sub-letter,
or temporary hotel guest. Condo hotels furnish units with standard furniture, fixings,
and appliances; retain ownership of the majority of units, and directly manage renting
condo units to non-owners. Guests reserving and renting units in one of these
condo hotels, which are among the few hotels open year round at this beach resort,
deal exclusively with the hotel management.
 86

Units in vacation condominium buildings are uniformly complete apartments, mainly

with multiple bedrooms. The condo apartment buildings have limited facilities and
services. Unit owners or their agents furnish sheets and towels; if housekeeping is
available at all, it is through a service which charges the owners or their agents extra.
Owners furnish their own condos and arrange sublets either individually, through
their building’s condominium association, and most commonly, through real estate
brokers.

2000 Decennial Census

The Census 2000 of Population listed and enumerated “manager’s apartments” and
“permanent residences” in some hotels, motels, and SRO “Special Places” as
housing units. Previously listed units found unoccupied were deleted. Other hotels,
motels, SROs, nonprofit hotels, and rooming or boarding houses were selectively
classified as “Group Quarters”. The final (Fall 2000) component of the Decennial
frame included 1,565 listings classified as hotel/motel/SRO “Special Places” (SP
code 11) associated with at least one enumerated group quarters unit. In addition,
listings with the term “hotel” or “motel” in the name field appeared among the 1,525
listings classified as “Other Special Places” (SP code 12), the 11,398 shelter and
service sites, and Special Places coded as college dorms.

In the 2000 Census, units in various functioning and former hotels were alternatively
listed as “housing” and as “group quarters”. All units in some residential hotels and
accommodations with a mix of permanent residents and transient guests were listed
as housing while other, similar establishments were classified as some type of group
quarters. Buildings formerly operated as hotels which non-profit organizations had
remodeled into supportive, permanent, or transitional housing were alternatively
listed as housing, unit by unit, or as group quarters. Equivalent residential
arrangements, hotel units and properties were treated differently.

As a result, residents of functioning hotels and motels which Field Representatives

listed as housing, unit by unit, were tabulated in the population in households, while
residents of SRO housing that Field Representatives listed as “group quarters” were
enumerated and tabulated in the GQ universe, and the living quarters they leased
were never listed. In particular, residents of permanent housing buildings converted
from former commercial or association hotels and operated by non-profit
organizations that happened to offer single room occupancy units or happened to
have the term “SRO” in their names were swept into the GQ category.

How Decennial census workers classified the hotels, motels, boarding houses,
YMCAs, YWCAs, SRO hotels (and SRO housing converted from hotels) listed as
“group quarters” in some cases influenced which occupants were enumerated.
In some commercial hotels and motels classified on 2000 Decennial lists as
emergency shelters, self-paying residents were collectively enumerated together with
homeless guests enjoying third-party stays, while in such establishments, people
paying for themselves (even if from the proceeds of public assistance) were ignored,
 87

stereotyped as “transients” and only people temporarily placed by a government or

service agency or paying with government or charitable vouchers issued to the
homeless were enumerated.

Lobo (2001) independently evaluated census coverage of highly mobile, literally

homeless “street” people whom she enlisted as research participant-subjects. They
chronicled every place they slept between March and June 2000 and which soup
kitchens and other services they used. Some rented rooms in downtown “skid row”
hotels or in motels at the edge of the city for a few days when they had money. At
other times, they slept in automobiles parked on the street, camped in public spaces,
or rode transit cars all night. The subjects traced were not found enumerated in any
of the commercial accommodations they frequented. The motels at the edge of town
were not listed or enumerated at all. The particular “skid row” hotels where the
subjects sometimes stayed were listed as “group quarters” and, despite their
popularity with regulars cycling between cheap rooms and the street, only a handful
of people (2, or 3) were enumerated in each. Lobo recognized the individuals
enumerated in the hotels were “officially homeless” people, temporarily placed by a
city agency that directly paid their bill. Several circumstances may have contributed
to the non-enumeration of skid row hotel regulars.

In 2000 and later, several commercial SRO hotels in the “skid row” district were
evicting occupants every 21 to 28 days to prevent them from achieving rights as
“residents” or “tenants” under local rent ordinances. Counting only the officially
homeless placed by third parties could be attributed to the Decennial’s narrow focus
on homeless placed in hotels or to hotel gatekeepers interested in denying that other
occupants could be considered “residents” even though they lived no where else
indoors.

The units of some “side of the road” court motels like the “Star” canvassed as
predominantly occupied by permanent residents were listed and enumerated as
“apartments” in Census 2000 while other, similar motels on the same highways were
classified as “shelters” thus inflating the count of the “homeless” with motel residents
paying their own way. In debriefings after Census 2000, Field staff formally stated
their opinion that a Western style of motels called “six packs” were full of residents
and should have been listed and enumerated. Six packs were not listed or
enumerated, apparently due to a decision that they neither fit definitions for the
“housing” nor of any “group quarters” units of enumeration (Bureau of Census, Field
2000a&b).

In some census offices, commercial motels specialized in hosting migrant farm

workers were listed and enumerated as group quarters “dormitories on farms”
glossing their function as commercial farm worker seasonal housing into the closest
available classification. In other districts, farm worker motels were not enumerated or
only the resident manager’s apartments were enumerated.
 88

In some districts, permanent residents of single room occupancy housing in which

everyone had a lease and of residential YMCAs dedicated to retired senior citizens
were enumerated in the “group quarters population” along with European tourists
stopping at hostels with a two-week limit on guest stays. Several hotels and motels
serving as student housing were classified as “college dormitory” group quarters. In
one southeast city, some of the private commercial “room and boarding houses”
(legally registered as such) located off the campuses of the multiple colleges and
universities from where they drew boarders were classified as “room and boarding
houses” while others were classified as college dorms. Students enumerated in
private boarding houses classified as “college dorms” were tabulated in the
population in college quarters while students in boarding houses classified as “other
group quarters” were tabulated in the population in that category.

Contemporary editions of the Business Register frame used in the Census Bureau’s
Economic Directorate listed tens of thousands more commercial accommodations
and hotel and motel establishments than were ever inventoried as “special places” or
included on any editions of the 2000 Census Decennial component frame of special
places and group quarters. As of the Fall of 2000, the Business Register listed
107,058 establishments classified by 70* bridge SIC Accommodation Industry
codes. This count included employers and non-employers, single unit
establishments and enterprises with multiple locations, but excluded indoor lodgings
for hire operated by public, local, state, or federal government agencies or by the
military.

A total of 89,288 accommodations establishments listed with full and different

addresses on the Business Register in September 2000 were classified as hotels,
motels, or bed and breakfast inns (7011* 0-9). Of the 2,868 “membership hotels”
(7041*) listed, most were sororities, fraternities or residential YMCAs and YWCAs; a
sprinkling were clubs with guest rooms or nonprofit hotels.

2002 Economic Census

NAICS classification was fully implemented in the 2002 Census. Answers to the
2002 Economic Census, updates routinely processed from administrative records,
and changes in classification (from bridge SIC to NAICS codes) subsequently added,
changed, or removed establishments listed on the Business Register.

After the 2002 Census of Services, 130,719 establishments were classified as

commercial accommodations. This total
excludes “residential” or “retirement” hotels establishments classified in the
real estate industry as lessors of rental residential real estate,
excludes establishments which only own real estate interests in hotel and
motel property, like real estate investment trusts (REITS) and holding
companies, and
excludes, as in earlier economic censuses, accommodations operated by any
 89

level or agency of governments or by the military.

Summary counts from the 2002 Economic Census reported on 60,870

establishments with payrolls classified in the (NAICS 721) Accommodations Industry
in the United States. (See 2002 Accommodation and Food Services-Industry Series,
Accommodations, Summary Statistics for the United States: Table 1, Line 1, page
1.) An establishments with a payroll directly employs staff and may be an owner-
operator’s single unit establishment or one of multiple establishments operated by an
accommodations enterprise like a chain, franchise brand, or hospitality management
firm. Among the 60,870 accommodations establishments with payroll, 57,715
produce income by renting guest rooms or “similar units” including indoor suites,
apartments, bed space and outdoor camp ground or recreational vehicle parking
sites.

The 50,877 establishments with employees offering indoor accommodations

reported include 46,163 hotels, motels
3,537 bed and breakfast inns
and
2,659 rooming and boarding houses.

(Also reported were 4,157 recreational vehicle park and camp grounds other than
recreational camps, cf. 2002 Accommodations, Table 3, Production Lines by Kind of
Business for the United States, line 2 - product code 20010, page 3).

The 2002 Economic Census reported there were more accommodation

establishments without employees: 52,019 hotels, motels, B&Bs and akin indoor
accommodations, and, in addition, 10,994 additional rooming houses and boarding
houses. (Plus, 6,886 more recreational vehicle parks, campgrounds, and other
outdoor establishments operated without employees). Counts from the 1997 and
2002 Economic Censuses and results of the annual estimates of the more elusive
accommodations without employees are noted in the Table 1, below:
 90

Table 1 :
Number of hotel, motel, and like lodging establishments, 1997-2002,
United States
Employers Non-employers

YEAR 1997 1997 2002 1997 2000 2001 2002

Pay federal x
taxes
Total Accom m odation No Data 58,162 60,870 No No No 52,019
Establishm ents in the category data data data
Travelers' Accom m odations 78,235 47,079 50,877 31,156 33,246 33,391 34,189
Hotels & m otels (except ND ND ND ND
casino hotels) 43,188 46,163
Casino hotels 257 283
Bed & breakfast inns 2,898 3,537
Room ing & boarding houses 12,928 3,485 2,659 9,443 11,059 11,716 10,944

(Sources for Table 1 :1997 Econom ic Census Non-em ployer Statistics, United States
http://www.census.gov/epcd/nonemployer/1997/us/US000.HTM; 1997 Non-em ployer Statistics,
Accom m odation and food Services, United States
http://www.census.gov/epcd/nonemployer/1997/us/US000_72.HTM; 2002 Econom ic Census Non-
em ployer Statistics, Accom m odation and food services, United States
http://www.census.gov/epcd/nonem ployer/2002/us/US000_72.HTM; Accom m odations 2002 Industry
Series EC 02-721-01 (Septem ber 2004)
http://www.census.gov/prod/ec02/ec0272i01t.pdf)

Industry sources estimated that in 2005, about 99 thousand properties were

operating as commercial hotels and motels in the United States (Hotel and Motel
Management, Hotelmotel.com 2005; Smith Travel 2005). This figure excludes bed
and breakfasts, room and board houses, and non-profit, private club and association
accommodations. (It also excludes independents which do not affiliate with industry
associations.)

An abiding issue surrounding the “establishment” as a statistical unit is that more

than one enterprise, firm, company, or other business may claim to operate “an
establishment” in the same physical property. Ownership, management, operations,
and support activities are highly divisible in the accommodations industry. If a hotel
is owned by one company, managed as a brand franchise by another, operated day-
to-day by a hospitality firm, and contracts other companies for support activities,
several companies may legitimately claim the same hotel as one place they do
business and as one establishment in their respective multi-unit enterprises. In
publicity and self-representations, partnerships and chains that “independently own
and operate” hotels and motels, brand franchisers, hospitality management and
service companies, and marketing representatives often do overlap in listing the
same “property” as one of their business sites.
 91

Enterprise concentration patterns

The 2002 Census of Services reported a high degree of concentration in the hotel
and motel segment. Among hotels and motels with employees (excluding casino
hotels), the multiple business locations of the four largest enterprises combined
comprised 22 per cent of all establishments so classified in this census and the tier
of the four second-largest enterprises accounted for only 6.3 per cent. The 50 largest
companies operated 49.4 per cent of non-casino hotel and motel establishments
with employees. Among casino hotels with employees, the concentration was
greater: the four largest firms accounted for 43.8 per cent of the casino hotel
established as of 2002 (Bureau of Census 2004b). Enterprise and ownership
concentration of casino hotels subsequently increased. During 2005, two sets of
large casino hotel companies merged their respective multiple establishments and
brands into single enterprises; the four largest became the two largest.

In contrast, rooming and boarding houses and bed and breakfast inn are remarkably
unconcentrated. The four largest rooming and boarding house firms (measured by
employees and receipts) each operated a single establishment. Together, the 50
largest rooming and boarding house firms in the United States accounted for 21.3
per cent of the rooming and boarding establishments with employees reported. The
50 largest companies operating Bed and Breakfast Inns with employees together
operated only 12.6 per cent of the B&B establishments enumerated in the 2002
Economic Census (Bureau of Census 2004b).

2004/2006 Decennial Test Censuses

In test censuses of small areas conducted in 2004 and repeated in 2006, hotels,
motels, inns, resorts, lodges and bed and breakfasts were once again treated as
Special Places potentially containing Group Quarters. In such places, Field
Representatives once again screened for properties used as homeless shelters to
list and treat as a type of “Group Quarters” and for manager’s apartments to list and
treat as housing units.

The 2004 Other Living Quarters Validation Questionnaire [DB-351(GQV)] was

applied to ask:

Q 7.3 “How many rooms do you have?”

(Enter number...)
Q 7.4 “How many rooms are occupied by people who live or stay here most of
the time? This includes people who have no other usual residence.”
(Enter number....)
Q 7.5 “Is there a room or apartment here where the manager/owner
usually stays or lives?
(If yes, ..check list of housing units for each or add each housing unit)
Q 7.6 “Does this place or part of this place provide shelter for people
experiencing homelessness?”
(If yes, mark as a “Shelter” GQ Type 701 and continue...collect
 92

address, telephone, maximum number of people experiencing

homelessness who can live or stay, geocodes, etc.)

These questions build in the assumption that units are “rooms”– an assumption
outdated by the present stock of more than five million complete studio and bedroom
apartment units in hotels and motels. Although asking about people who “live or stay
most of the time” improves upon screening questions used in earlier Decennials that
inquired about “permanent” residents, the term “rooms” could confuse contacts,
especially in businesses intent on attracting long term stays with studio and bedroom
apartment and “all suites” units. The term “apartment” appears in the question
intended to screen for units where managers –rather than clients– live.

TREATMENT OF HOTELS, MOTELS, AND THE LIKE IN FEDERAL

GOVERNMENT SURVEYS

Surveys conducted by the Census Bureau

The Census Bureau conducts an annual survey of services, covering the
accommodations industry. Based on SIC categories, 1994 - 1998, results have been
organized in NAICS categories after 1999 and through the present.

A "Survey of Minority and Women-Owned Business Enterprises,” first conducted in

1969, has been integrated in the Economic Census since 1972. Characteristics of
owners by type of industry and establishments are tabulated. Results from the 1997
iteration reported that East Indians4 owned more hotel and motel establishments in
the United States than other minority groups; see Table 2, below.
 93

Table 2:
Number of hotel, motel, rooming houses and other lodging establishments
operated by business controlled by members of minority groups in 1997 and the per
cent in 2002 of the minority businesses among all accommodations businesses,
United States

1997 2002
Taxed With Employees
Num ber Num ber Per cent
MINORITY OW NED 18,539 11,318
ASIAN 5.9%
by Asian Indians *4 11,390 7,924
by Chinese 1,306 884
by Hispanics 1,795 571 3.9%
by African Am ericans 1,222 236 1.6%
by Am erican Indians or 589 249 0.5%
Native Alaskans
by Native Hawaiians and 589 249 0.1%
Pacific Islanders

(Sources for Table: 1997 Minority Business Owners; 2002 Survey of Business Owners advance report,
Census Bureau)

New York City sponsors a “Housing and Vacancy Survey” conducted by the Census
Bureau which include “SRO” units, defined by the city as lacking bathrooms or
kitchens or both. Data from this survey is widely used by city planners and by
housing analysts. (See Blackburn 1986; Schill and Scafidi 1997, among others.)
The 2002 survey iteration estimated 6,777 housing units in New York City were used
for single room occupancy and 15,924 had been converted into rooming houses.

The Bureau conducts a triennial “Housing and Vacancy Survey”. Prior to 1978, the
Housing and Vacancy Survey excluded “SRO-type” and “Single Room Occupancy”
rooming houses and hotels where at least 25 percent of units were used for transient
occupancy.

Commercial accommodations and living quarters classified as “housing units” in

“special places” including hotels and motels have been included in the sample of a
number of demographic surveys the Census Bureau collects for other agencies.

The principal respondents for the one-time “National Survey of Homeless Assistance
Providers and Clients” conducted by the Census Bureau in 1996 were nonprofit
providers of services in any way linked to funding or programs designed to benefit
the homeless. In the arena of shelter and housing, although a few providers which
operate nonprofit Section 8 hotels were included, operators of shelters and
supportive or “transitional” housing were over represented; operators of commercial
hotels contracting to house the homeless were not considered “providers”.
 94

Other government surveys

For the last 13 years, the annual “National Housing Survey” sponsored by Fannie
Mae Foundation has focused on Americans' attitudes toward home ownership.
Iterations conducted between 1974 and 1981 surveyed residences in "atypical
housing", including hotels, rooming houses, "one room apartments" (possibly
overlapping with “single room occupancy” or "compact" units) and “mobile homes.”
Results between 1974 and 1981 charted a decline in the number of people of
advanced age living in hotels and rooming houses and an increase in the number
and proportion of the total U.S. population living in "one-room apartments" and
mobile homes. In 1981, the national average monthly cost for 1.4 rooms (a bedroom
and bathroom) in rooming houses was $138 and $180 in transient hotels.

Industry surveys
American Hotel and Lodging Association (AH&LA) publishes an annual profile of the
lodging industry (AH&LA 2004, 2003, 2002, 2001, and see 2000). AH&LA is a dual
membership association of partnered state and city lodging associations. The
association claims to represent 10,000 "property members" who control 1.4 million
guest rooms, These profiles characterize the number or per cent of properties
surveyed by location (quoted above in the section on locations), price, and other
features. Figures on the hotel and motel properties and guest units in the United
States surveyed priced under $30/day in the period 2000-2003 are summarized in
Table 3, below:
Table 3:
Per cent of hotel and motel properties and guest units surveyed priced
under $30/night, 2000-2003, United States

Properties surveyed with guest units under $30/night

As of end of year: 2000 Per 2001 Per 2002 Per 2003 Per
Hotel and m otel Num ber Cent Num ber Cent Num ber Cent Num ber Cent
Properties 53,500 nd *41,393 4.1% *47,040 2.0% *47,584 1.7%
Guest units 4.1 m illion 13.8% 4.2 m illion 2.3% 4,397,534 1.4% 4,415,696 1.1%

Average day rate $85.89 $88.27 $83.54 $82.52

Average occupancy 63.7% nd 59.1% 61.1%

* with 15 guest units or more

Sources for Table 3: Am erican Hotel and Lodging Association, annual industry profiles, 2001-2003
(2002, 2003, 2004).

Since 2001, this association’s annual profiles have summarized information on the
47 thousand hotels with 15 or more rooms enrolled in Smith Travel Service’s
continuously updated proprietary “US Lodging Census Database.” Entries contain
the name, address, contact information, date of construction, date of last renovation,
room count, chain affiliation, amenities, and census tract, among other
characteristics for each property listed. Hotels are classified as “luxury, upper
 95

upscale, upscale, mid-scale with food and beverage, mid-scale without food and
beverage, economy chains, or as upper, middle, and lower tier independents.” The
entire data base is available for purchase as are breakdowns by state, county,
census tracts, or geographical "markets" areas.

Smith Travel Service also collects monthly surveys from hotels voluntarily
participating in the firm’s Accommodation Reports (STAR) program, returning
aggregate statistics to participants. As of late 2005, about 22,000 hotels were
participating. Many industry analysts rely on the lodging data base or the STAR
volunteer sample, although hotels with 14 or fewer guest units are not excluded by
definition and less than half the hotels and motels in the United States are enrolled.
For example, based on this travel service’s data, Ernst and Young (2005) calculated
the supply of hotel/motel properties grew at the rate of three to four per cent a year
between 1997 and 2000, dropped to 1.34 per cent in 2003, one percent in 2004.
They projected growth in 2005 around 0.7 per cent. Though growth of whole hotel
properties may be leveling, the “new” hotel/motels opening in the first five years of
the 21st century tended to have more units with more “complete” facilities. Properties
newly constructed or remodeled from existing hotels or other structures brought the
number of units in hotels and motels with 15 or more up over 4 ½ million.
Prospectively, between 125,000 - 200,000 “new” units may be built every year.
Given industry’s perspective that remodeled properties count as “new” this does not
imply that a net million more units will be added by 2010 as some existing units will
be recycled and some will disappear. The physical plants of hotels and motels
decline; businesses which depend on attracting a stream of customers believe hotels
must be constantly upgraded and remodeled. As noted in the section on
Conversions, many older “displaced” properties are formally or informally turned into
some other class of real estate or are demolished. Industry sources do not track the
attrition of hotel/motel properties, nor the loss of hotel/motel rooms. Except in areas
of natural disaster, unit loss disproportionately occurs among the smaller, older,
independent and “displaced” properties – the “low end” where people are more likely
to reside, sojourn long term, and cycle through.

BizStay.com is the on-line presence of a company which contracts with federal

government agencies to place staff relocated, detailed long term. or on “business”
travel. Their web site shares information monitoring “extended stay” hotels (With
studio and bedroom apartment units), “all suites,” and apartment hotels, “long term
motels,” and short term housing rentals. The company routinely surveys and
updates the characteristics and the “deals” offered by brands and properties which
encourage long term stays and posts on line which offer discounted weekly, monthly,
government, military, corporate, and membership association rates, which serve
meals, which offer full kitchens, and so on. Its 18,000 listings of individual properties
(not all in the United States) are searchable and available free on line. BizStay has
begun surveying twice a year in June and December the rates and features by brand
and region of a sample of more than fifteen hundred extended stay hotels.
 96

Hotel and Motel Management, an industry association, commissions surveys and

analyses and publishes annual rankings in a magazine and on line. [See, for
example, Hotelmotel.com’s rankings of “limited service” brands (2004a,2005), “top
hotel companies”(2004b –and compare AH&LA 2005b), and global hotel "chains"
(2005).] The entities ranked in each category are not consistently either brands,
"companies" or "chains.” Ranked entities include heterogeneous “hotel groups,”
single brands, multi brand “families,” as well as distinct companies. Some of their
“hotel groups" consist of numerous differentiated companies that operate under a set
of franchised brands, including the real estate investment trusts (REITs) or other
organization that owns properties operated under the brands, management
companies specialized in operating hotels in the brands’ style, the company that
franchises and services the brands, and various contractors that purvey to brands in
the family. Ranked as one of the "largest groups,” however, is a reservation
booking, publicity, and consulting agency which serves independently owned hotels -
-- predominantly urban legacy hotels operating under unique names (rather than
under brand names). Another of HMM’s world’s largest “hotel groups” is an
association of hotel/motel owner-operators who have agreed to standards, signs,
and styles that constitutes the “brand.”

The problem of multiple companies laying claim to the same location as their place
of business ("establishments") affects statistics produced by, for, and on the
accommodations industry.

To sort out differences between hotel brands and the companies that own properties
operating under brand or unique names, compare the attached appendices, B and
C. Appendix B lists national and regional brand names alphabetically. The brands
and “sub-brands” included operated a minimum of two properties in 2005. Appendix
B is an extract from a data base prepared for the research reported here. The
appendix notes which brands are chains (multiple properties under common
ownership and management), which are franchised and operated by multiple owner-
operators, and which are both franchised and operated by a core chain. Other items
noted are each brand’s parent corporation, the number of properties and guest
units, and unit types: guestrooms with bathrooms, suites, studios, or bedroom
apartments.

Appendix B, Part 2 focuses on brands of “extended stay” hotels (most of which offer
studio or bedroom apartment units), brands which offer long term stay (“LTS” /
monthly) discounts on "suites" and guestrooms, brands with owner-occupied condo
units, brands of private residence clubs, and illustrative brands in the rival industry of
renting “corporate” furnished temporary housing. Properties operating under these
brands are more likely than other brands to have a core of resident settlers and
sojourners.

Appendix C, Companies, identifies corporations, subsidiaries, real estate investment

trusts, and limited liability partnerships that own the real estate of five or more
 97

properties and/or a thousand or more guest units to illustrate the industry's

concentration. Appendix C further notes associated subsidiaries and which of the
hotel property-owning companies operate extended stay brands. The company
appendix does not represent the more than 9,000 entities which own one or more
commercial accommodation properties in the United States. Sources for this
appendix are largely taken from the companies’ own publicity or business news.
Several multibillion dollar mergers and acquisitions took place during 2005.

DISCUSSION

For decades, the Census Bureau defined and refined the concepts of the “dwelling”
and later the “housing unit” as the primary unit of population enumeration and
tabulated into the “population in households” people enumerated at addresses
classified as “housing units.” People living in units classified as housing/households
have been contrasted and tabulated separately from the population classified as
living in institutions or “non-institutional group quarters.”

Residences in hotels, motels, and boarding houses fell in different universes in

different 20th century censuses. The 1980, 1990, and 2000 Censuses of the
population considered a declining number and proportion of commercial
accommodations establishments and units in them as places where people “live”
(who have no other home, or who, under defacto rules of residence, should be
counted where they sleep most of the time or where they are living on a reference
date).

Today, there are more hotels, motels, and like accommodations in the United States
than ever before. An increasing number and proportion of hotel/motel units are
“complete apartments” that fully meet the Census Bureau’s physical definition of
“housing units.”

NEXT STEPS

Considerations
Studio and bedroom apartments in hotels, motels, and especially, “extended stay”
hotels meet the Census Bureau’s physical definition of a “housing unit.”

The accommodation industry’s trend of building and retrofitting properties with studio
and/or bedroom “complete apartments” needs to be considered in deciding how to
list units in hotels and motels. Complete apartments are housing units which the
Census Bureau has traditionally treated as a basic unit for the enumeration of the
population and includes in samples for demographic surveys.

Extended stay hotels merit attention on several counts. First, most extended stay
hotels offer complete apartments, that is, housing units with kitchens and bathrooms.
 98

Second, extended stays hotels are inhabited by residents, primarily sojourners who
stay for months or years while they are “in between” other solutions for housing, in
the process of relocating, or working. However “temporary” they may conceive their
situations, many sojourners have no homes other than their hotels. Third, extended
stay hotels converge with "serviced" rental apartments. The physical units,
furnishings, and services each provide are similar; the main differences are in how
they are licensed locally and how they bill tenants. (In the rival industry of temporary
or “corporate” housing, intermediary agencies lease apartments in serviced
apartment buildings for subletting to clients.) Extended stay hotels charge and
renew occupancy by calender periods measured by the day, week, or month;
furnished serviced apartments lease for "temporary" periods typically by the week or
month. Some “corporate housing” agencies claim they can move their clients in and
out of apartments day-by-day and several promote extended-stay hotels along with
serviced apartment or house rental options. If apartments in rental real estate
buildings available for short stays are considered “housing units” then why not treat
apartments in hotels the same way?

Census 2000 methods appear to have avoided people who reside in hotels, with the
exception of those in the low end. First, less than half the commercial
accommodations operating in the United States in the late 1990s and in 2000
country – a little over 40,000-- were identified as potential hotel/motel “Special
Places” on the pre-census inventory. Second, during listing operations, the facility
questionnaire screened hotels and motels by asking contacts to identify only those
units occupied by “permanent” residents, resident managers, and the homeless.
Appraisal of an individual’s occupancy as “permanent” is highly subjective, even in
the mind of the residents. Settlers, content with living in their respective hotels,
might admit to being “permanent” residents, however, in jurisdictions where
occupants of hotels, motels, boarding houses, and other commercial
accommodations lack tenants’ rights, they might filter this sense of permanence.
Sojourners – no matter how long they have lived in commercial accommodations,
or how dim the chances they will move on– regard their stays as temporary. Hotel
staff are in a better position to answer questions based on observations and
business records than they are to second-guess occupants’ intentions of staying
forever.

In the fieldwork for this research, I found hotel staff and managers willing and able to
answer the question:
Has anyone been living in this hotel for a month or more? For six
months?

During the 2000 Decennial enumerations, occupants of commercial

accommodations were screened by asking up front if they had some other “usual
home elsewhere”. If they said yes, they were not enumerated. Such a probe was
not applied to screen out people in units classified as housing; when households
protested they had already returned their census form by mail, the visiting
 99

enumerator was obliged to re-enumerate them.

Revised “rules of residence” using de facto criteria to identify as an individual’s

residence that one place where he or she lives or sleeps “most of the time” need to
be applied without prejudice to people who live in hotels.

A de facto rule of residence focused on where a person lives and sleeps “most of the
time” clearly places settlers and sojourners as residents of their hotel, motel, or like
accommodations. Were “most of the time” correctly calculated, it will also include
those “regulars” who routinely sleep four or more nights a week at a hotel, motel, or
B&B, or who seasonally sojourn in a motel for a longer period each year than they
“live” anywhere else.

People across the entire spectrum of economic circumstances live in hotels, motels,
and like accommodations. Wealthy and middle class people live in hotels of different
styles, price ranges, and locations than those where low income and very poor
people live.

Inner-city single room occupancy hotels received more attention in the 1990 and
2000 Decennial Censuses than rural low end, and far more than the midrange and
high end establishments. The practice of setting an artificial and antiquated ceiling
amount charged per night to qualify commercial accommodations as a potential unit
of enumeration needs to be suspended. The low rate ($12/night in 2000!) introduced
a bias prejudicing the enumeration of retirees, working people, and multimillionaires
who live in hotels.

Among the hotel residents and sojourners interviewed in this research during 2005,
most were paying between $45 and $90 /night. The lowest rent paid worked out to
$19/night and the highest, to $1,500/night. The settlers paying the least paid weekly
in cash for a bedroom and private bath. The settlers paying the most paid their
condo and services fees monthly on the bedroom apartment they owned and
occupied.

Recommendations for change

1) For the 2010 Decennial Census, test and plan an enumeration operation in all
hotels, motels, and commercial and nonprofit accommodations more like the 1970 T
and M Nights but without any ceilings on room per night rate. The 1970 operations
enlisted the managers and staff to help distribute Individual Census Reports to units
on a single night. (See the “Check into the Census” recommendation in Brownrigg
2003 for more detailed suggestions.)

2) In the Economic Directorate, consider classifying “residential hotels” and

“retirement hotels” as a subtype of rental (and condo) residential Real Estate, and
consider classifying “extended stay hotels” as a subtype in the Accommodations
 100

Industry. Apply the 7th and 8th digits (reserved for country use in NAICS) to identify
these subtypes. Extended stay hotel establishments are already far more populous
than the “casino hotel” type currently distinguished under NAICS. The reliance of
extended stay hotels on lengthy stays make them an odd fit under the rubric of
‘travelers’ accommodations.

The U.S. Code requires that federal definitions rely on and conform to NAICS,
although various pre-existing public laws and the Decennial Census and
Demographic Surveys refer to types of accommodations that NAICS does not
specify.

3)Enumerate residents of hotels, motels, and large boarding houses like residents of
housing units in demographic surveys and the Decennial Census without prejudice
or preconceptions.

Recognize that most people residing in commercial or nonprofit accommodations

(whether renting week to week, month to month, leasing, or unit owners) and in
housing (even if rent-subsidized or single room occupancy style) lead independent
lives. Arrangements and lifestyles of residents in commercial and non-profit hotels,
motels and large boarding houses are similar to those in apartment or condo
housing, and are unlike those in collective or "supportive" facilities (even in SHOs
historically converted from former hotels).

Residents of hotels and similar accommodations live as independently as residents

of other housing. They decide how they will procure food and where they will eat, for
example, whether to buy groceries and “cook in”; go buy prepared “carry out”; or “eat
out” at shops and restaurants. Different lifestyles are possible depending on unit
furnishings (and local ordinances). Residents of “compact living quarters,” “studios”
and bedroom apartments with complete kitchen equipment enjoy the option of
preparing and storing food in their unit, whether that unit is in a hotel, a rental real
estate or condo building. Residents of “rooms” or “suites” without kitchens, on the
other hand, must depend on services outside their immediate living quarters for food.
Residents of hotels with higher levels of service offer additional options which
residents can activate (for an extra charge) or ignore, such as dining in the a
restaurant on the premises or ordering room service.

Residents of “supportive” domiciliary facilities, on the other hand, are in

fundamentally different and less independent circumstances. Many are formally
assigned into custodial care at their “supportive” residence and the tenure of others
may depend on their compliance with behavioral programs than their ability to pay
rent. Supportive facilities often serve meals, provide health care on site, and assist
or supervise residents to function in their daily lives.

4) List and enumerate all “complete apartments” (that is, with private bathrooms and
kitchens) as housing units, regardless of their location in buildings named or licensed
 101

as a hotel or motel or club.

Define, list, and enumerate units in hotels, motels, and like accommodations
according to the physical characteristics and equipment of the units, rather than by
rental arrangements made by their occupants.

List complete apartments in hotels and motels as "regular" housing units, subject to
mail out and classify them as "vacant" housing if unoccupied.

5) Use the 2007 Economic Census results by county and last minute information
from industry sources to reference and update Master Address File listings of hotels
motels, boarding and rooming houses, and organizational hotels.

Recommended research
1) Research social behaviors and communities in different kinds of hotels and
motels. Fund ethnographic participant observation research to take place
simultaneously in various types of hotels, motels, and larger boarding houses in
different regions of the country, and in rural, suburban, and urban settings, following
a uniform protocol of observations during a one month stay in each accommodation
study site.

Due to the scarcity, vintage, and focus on specialized populations in existing

ethnographies and surveys conducted in hotel settings, it is not currently possible to
synthesize an ethnology of the norms and variations in the domain of hotel residence
nor a meta analysis of surveys of hotel residents.

If for some reason it is not possible to conduct a universal enumeration of everyone

staying in hotels, motels, and like accommodations in Census 2010– that is, a
“Check into the Census” operation or some revamped version of M Night -- then it
will be all the more important to learn more about people living in hotels paying for
themselves and the organizational connections that land people in commercial
accommodations. It is important to identify, understand, and test the factors that
lead hotels and motels to have different proportions of residents, sojourners,
regulars, and transients.

2) Conduct research on the legal framework and terms.

In any jurisdiction in the United States, local understanding of terms like “hotel,”
“motel”, “bed and breakfast inn” and “rooming house” are forcefully conditioned by
state and local legal definitions. Regulations literally prohibiting certain variants
influence what locals have available to observe. Even the most fundamental names,
beginning with the term “hotel”, refer to physically and legally different businesses
and layouts in different jurisdictions. The Census Bureau staff attach the meanings
common in the vernacular vocabulary around headquarters to various terms they
formally use to describe “types” of accommodations. Elsewhere, the same terms are
 102

legally enforced to mean other things. Census Bureau name labels for classes of
accommodation establishments and “special places” are more compatible with
vernacular understandings in jurisdictions around headquarters (Washington, D.C.,
Maryland, and Virginia) than in other parts of the country due to application of the
personal cultural knowledge of staff.

A few examples follow. The Decennial lists and enumerates rooming houses as
Special Places, on the blanket assumption that rooming houses are places where
people live, yet, as elaborated above, assumes occupants of hotels are transients
and screening only for resident managers’ apartments and sections where the
homeless are placed, skips out most hotels. These assumptions buttressed by law
in the District of Columbia. D.C. explicitly prohibits rooming houses and boarding
houses from accommodating “transients” who intend to stay less than 30 days;
“transients” lodge in establishments D.C. classifies as hotels or hostels. However,
Humboldt County, California, is among the jurisdictions which place no restriction on
brief stays in rooming and boarding houses. As noted, state laws in New York State,
Illinois, and California recognize numerous fine classifications of hotels, including
residents and for transients, which are further specified in the regulations of local
jurisdictions like Humboldt County.

Appendix A provides examples of the complicated and highly diverse legal

definitions which shape what hotels and motels are allowed to be like in different
jurisdictions.

A compilation of the current legal definitions, standards, licensing criteria, and zoning
for accommodations open to the public or privately hosting members could be used
to identify terms taken for granted in the Census Bureau which mean different things
in different parts of the United States and to analyze the convergences and
divergences in definitions and regulations and more commonly understood terms.
Definitions from the laws of the 50 states, the most populous counties or county
equivalents in each state, and Puerto Rico could be systematically compiled from
government Internet sites and law data bases. A bonus would be to identify in each
state, county, city, and local civil division the pertinent licensing and zoning
authorities; these often maintain complete database lists of the facilities they
regulate which could be useful for inventory and frame development.

3) Research and integrate a frame list of distinct hotel/motel properties

Currently, the Census Bureau does not have a complete list of properties licensed or
operating as public and private accommodations. Changing categories and
definitions have destabilized counts and statistical information about this universe.
For example, in the Economic Directorate, the classification and reporting on
accommodations establishments have been based on such characteristics as:

subject or not subject to federal tax,

 103

with or without employees,

with or without food and beverage service,
for profit or not for profit,
style (at one point, “motor courts”and “motels” were separately tabulated) and
sources of revenue other than renting units.

In Decennial and Demographic inventories and frames, hotels, motels, boarding

houses, residential clubs, and the like have historically been listed as “quasi
dwellings,” “special places,” "housing" or "group quarters" in special places, as
“other living quarters,” or not at all.

Tens of thousands of properties licensed and functioning as hotels, motels, boarding

houses, B&Bs, and similar accommodations are listed and referenced to civil and
political geography on the continuously updated Master Address File (MAF) and on
the Business Register. As businesses, addresses of accommodation properties are
flagged “commercial” on the United States Post Office tapes used to update the
MAF. However, the assumption that commercial addresses cannot be residential is
applied to strip off commercial addresses. Research is required to compare -- let
alone, cross reference these frames-- to quantify this universe. (Outside the Bureau,
abundant public sources compile and advertise information on particular hotels and
motels and departments in the states keep up to date inventories.]

A reference list of names, addresses and census geographical locations could be

compiled by match/merging lists designated as hotel/motel “special places” (or “other
living quarters”) on the Master Address File with the Business Register
establishments classified as hotels, motels, B&Bs, boarding houses, and
membership/organization hotels and selecting listings that contain the term “hotel” or
“motel” in their name fields. Within county and equivalent civil subdivision areas, the
number confidently matched-merged and the number on the separate Directorates’
lists should correspond. Discrepancies could be investigated and such matters as
exact address, physical location, and count of units by type (guest rooms versus
studio apartments versus bedroom apartments) could be verified by Field
Representatives.

4) Continuously update changes on frames.

Like housing, commercial and nonprofit accommodation properties are constantly

being built and demolished. Even if the buildings of a hotel, motel, or like indoor
accommodation property remains standing, the businesses operating at the address
may rapidly change ownership, name, or brand; the external and internal
architecture, layout, and furnishings may be remodeled; or, as discussed, the
building may be converted to other uses.

During the course of this research, several national "brands" were withdrawn from
the market and, in the areas researched, properties bearing those brands were
 104

remodeled and branded as something else. Nationally, owner-operators of

thousands of properties change from one to another franchise brand every year and
tens of thousands of units are bought and sold, demolished and constructed. In the
research areas, for example, in less than a year, construction was begun and
completed on large new all-suites and extended stay hotel properties. With names,
brands, number and type of units changing at a rapid pace, the physical street
address of a given property may be the only trait remaining which permits its re-
identification on inventories, lists, and frames.

The nature of the accommodations industry has changed. The historic American
tradition of living in hotels, motels, and like accommodations is reviving and
reinventing itself in unexpected places.
 105

A NOTE ON THE ETHNOGRAPHIC METHODS APPLIED

Tools from the ethnographic method known as the study of culture at a distance were applied
in this research. These are useful when the subject population or cultural system is either
inaccessible or too populous for participant or other direct ethnographic observation. The
method was developed by anthropologists and psychologists seeking to understand the
national cultures of allies and enemies during World War 2 (Benedict 1946; Mead [1951]
2000; Mead and Métraux 1953, among others). Its elements include semantic and thematic
analysis of propaganda, in-depth open-ended interviews with representatives of various social
strata, review of the known historical, geographical and legal framework, and analysis of
newspaper and other contemporary popular accounts.

There are tens of thousands of properties and actors in the accommodations industry of the
United States: a single researcher working for a few months could not possibly access and
observe this domain. However, hotels and other public accommodations profusely depict
themselves in media outlets, notably on the Internet. In the case of hotels, their own publicity,
ads, press releases, and other self-representations, industry surveys and profiles, press and
historical accounts were reviewed. In-depth interviews were conducted with residents,
occupants, managers, and staff at selected hotels and motels.

Areas researched were one Midwest metropolis and a transect within 10 miles of an older
highway on the East Coast, including the cities, counties, towns, and planned areas this
highway crosses. Hotels, motels, boarding houses, rooming houses, establishments licensed
as bed and breakfast inns and similar accommodations within the two research areas were
listed and canvassed. Systematic information items from media sources were collected on
hundreds of establishments and verified by “windshield” canvassing. Selected examples were
contacted to represent national brands, physical configurations, zoning locations, and local
variations of legal types. About as many independent hotels and motels were contacted as
brand establishments and no more than one example of the same brand was contacted.

By agreement with the people I interviewed, the exact study areas; the identity, brand, and
address of hotels contacted, and, of course, the identities of the volunteer respondents and
consultants are Census confidential. (Identifying information on national brands and property
conversions in the appendices are from publicly available sources.)

The types of hotels, motels, and similar accommodations in the jurisdictions along the East
Coast transect highways, both rural and urban, shared certain conceptualizations, perceived
limitations, physical forms, and locations that were very different than those found in the
Midwest city, and reported in metropolitan centers other than those in the study areas. This
led to a look at the local laws and regulations that set parameters which resulted in many of
the observed differences, clarified by conversations with local government officials and
expanded by sampling variations in legal definitions and regulations elsewhere in the United
States.
 106

When I first began screening for residents, I set my sights low. I asked the staff at the hotels
selected for contact, if --as far as they personally knew-- anyone had ever stayed there for
“one month or more” and if there anyone “now” who had been staying for at least a month.
Staff had one of two reactions to these questions. One reaction was the immediate positive
acknowledgment that, yes, people had and were currently staying -- but for a lot longer than
one month! -- for more months or for many years. The alternative reaction was a definite
negative: no, guests never stay for long -- sometimes followed by a volunteered explanation of
why not, the reasons why long stays did not occur. My initial contacts led me to screen hotels
and motels more boldly, for people who had been living in the hotel for “6 months or more”
or whom staff believed would be staying for a long time.

I engaged in casual conversations with reception staff and various residents,

sojourners, and regulars in common “social” areas of hotels and motels and made
handwritten notes of key points during the conversation or just afterwards. At larger
establishments (with fifty to hundreds of units), front desk staff often referred me to an on-site
manager or the sales staff. I am particularly grateful to the many managers who
volunteered their time to explain how their hotel or motel operates and describe the
situation of various individuals and families whom they recalled as having stayed for
six months or more (or years). Staff and managers proved to be “wholesale” sources of
multiple “stories” about people living in hotels long-term.

In the establishments where people were living, I recruited residents for private discussions
directly or by asking staff to take my business card and give it to one resident they selected.
The resident respondents had been living in their respective hotels for years. They signed and
received a consent and confidentiality agreement and were compensated for the time they
spent in-depth, open-ended conversations with me about their lifestyle of living in a hotel. At
the request of the volunteer resident respondents, these sessions took place in the hotel or
motel unit where they lived.
Each discussions lasted over an hour. I took notes and sessions were tape recorded if
respondents gave that optional consent.

Whenever conversations with hotel staff or residents turned to narrating personal

histories of other people who had lived in accommodations for a long time, I always
asked the person volunteering the story NOT to identify the person by name.

REFERENCES CITED
(HOTEL ANNOTATED BIBLIOGRAPHY)
 107

Ahhaitty, Glenna
1999 Testimony before the United States Senate.
http://indian.senate.gov/1999hrgs/census5.4/ahhaitty.pdf/
Voices concerns for the undercount of urban American Indians, noting that the Los
Angeles Agency on the Elderly found 1/6th of the American Indian seniors the
agency surveyed in 1990 were living in single room occupancy hotels.

Alabama Department of Revenue

2001 Lodging tax rule 810-6-5-.13. (4) & (10) Persons, Firms, and
Corporations Subject to Lodgings Tax and § 45.1.20 (lodging tax).
http://www.ador.state.al.us/salestax/Rules/6513.html/
Alabama’s statute equates innkeepers, boarding house keepers and hotel keepers
and operators of other accommodations. After 2001 Alabama applied a lodging tax
to accommodations “made available to travelers, tourists, or other transients” for less
than 180 continuous days, including hotels, motels, rooming houses, apartment
houses, lodges, inns, tourist cabins, tourist courts, tourist homes, camps, trailer
courts, or any other place where rooms, apartments, cabins, sleeping
accommodations, house trailer parking accommodations”. Alabama’s previous limit
was 30 or more continuous days . Definitions are quoted in Appendix A.

American Hotel and Lodging Association (“AH&LA”)

2005a Hurricane Katrina: what the hotel industry is doing to support the relief
effort. (Posted September 8, 2005)
http://www.hospitalitynet.org/indepth/112000394/
Summarizes the special rates and fund raising for hurricane survivors offers of
numerous hotel groups (Hilton brands, Cendant, the Gaylord chain).

2005b Top 50 hotel companies (world wide).

(Version last updated Wednesday, July 27, 2005)
http://www.ahla.com/products_info_center_top50.asp/

2004 2004 Lodging industry profile.

http://www.ahma.com/products_info_center_lip.asp/
Provides industry indicator data as of the close of 2003 on 47,584 properties (with 15
or more rooms and a total of 4,415,696 guest units). Only 853 of the properties
surveyed charged rates under $30/night.

2003 2003 Lodging industry profile.

http://www.ahma.com/products_info_center_lip_2003.asp/
Indicator data on the hotel industry at the close of 2002.

American Hotel and Lodging Association (“AH&LA”) - continued

2002 2002 Lodging industry profile. 2001 At-a-Glance Statistical Figures.
 108

http://www.ahma.com/products_info_center_lip_2002.asp/
Indicator data as of the close of 2001 based on information from The American
Economics Group, Inc.; D. K. Shifflet and Associates, Ltd.; Smith Travel Research
(survey); the Travel Industry Association of America; and the U.S. Department of
Commerce, International Trade Administration, Office of Travel and Tourism
Industries.

2001 2001 Lodging industry profile.

http://www.ahma.com/pdf/2001.pdf/
Indicator data as of the close of 2000. Summarized in appended table.

2000 History of Lodging.

http://www.ahla.com/products_lodging_history.asp/
Chronology of key innovations by year, 1900-2000, and industry indicators – average
rates, number of rooms at the close of each decade.

Arkansas Legislature
nd Arkansas Code (non annotated) Title 1 General provisions, Chapter 2
The Code and Regulations, 3-9-402. Definitions Hotel; 10 (A) (I)
Private Club Posted at: http://arkleg.state.ar.us/
Arkansas’ definition of a hotel or motel as having 50 or more rooms for sleeping
accommodations and 50 or more chairs in a restaurant for serving food is quoted in
Appendix A.

Bach, Victor and Renée Steinhagen

1987 Alternatives to the welfare hotel: using emergency assistance to
provide decent transitional shelter for homeless families.
This was a key article advocating transitional shelters, federally funded via
legislation passed the following year.

Belasco, Warren James

1981 Americans on the road: from autocamp to motel, 1910-1945.
This history traces steps from the private “camp” club accommodations of wealthy
car owners through the beginnings of commercial side of the road and destination
motels.
Benedict, Ruth
1946 The chrysanthemum and the sword: patterns of Japanese culture.
New York: Houghton Mifflin.
This landmark configurational analysis of Japanese personality and culture,
conducted for the Office of War Information during World War 2, relies on core
“study of cultures at a distance” ethnographic methods.

Barnes, Jeff
 109

2004 Proposed NYS TANF plan New York State’s tier II family shelter
system. Power Point Presentation, October 7-8, 2004.
http:// www.hrsa.gov/homeless/
pa_materials/nlm/ny_barnes_presentation.ppt/
Presents slides explaining how New York State plans to allocate funds for “second
tier” family shelters in 2005.

Berkey-Gerard, Mark
2005 Hotels in New York, Gotham Gazette (February 21, 2005).
“The first building built in New York specifically as a hotel was the City Hotel
in lower Manhattan in 1794... By the early 1900s, there were approximately 700
hotels in the city. Today, there are approximately 70,000 hotel rooms in the city, the
most of any city in the country....New York City's real estate market is so strong that
many hotels are converting part or all of their space into residential apartments - and
hoping New Yorkers will want to live there. Hotels like The Mayflower, Helmsley
Windsor, Delmonico and Empire have all been sold in recent years and will be at
least partially converted into residential buildings. ....Beginning in April, The Plaza
will convert 650 of its 800 hotel rooms on the upper floors into luxury condos, which
will sell for between $2,500 to $3,000 a square foot. The Plaza will still maintain 150
hotel rooms... "Today, people are really buying a lifestyle, and owning [an apartment]
at The Plaza will be like living in a hotel, but you own it..." (Note: The *Mayflower in
New York City was demolished to construct a condominium apartment building.)

Bernstein, Nina
2002 Once again, trying housing as a cure for homelessness,
New York Times (June 23, 2002).
“By February 2001, the number of people lodging nightly in the shelter system
equaled the 1980s peak of 28,737.... The Giuliani administration, like the Koch
administration in the 1980s, turned more and more to hotel rooms, which cost about
$3,000 a month, far more than permanent apartments. Last July (2001), the number
of homeless families with children in the system surpassed all previous records, and
that trend has only accelerated. Last month, a record of 33,887 homeless people
slept in the shelters each night, including 14,553 children and 11,612 adults in 7,879
families....”
See Coalition for the Homeless, New York (2005) for more recent numbers.

Bernstein, Andrea and Amy Eddings

c 1996 Handshake hotels (part 3): how a few big landlords benefit from NYC's
homeless placement system. WNYC broadcast transcript.
http://www.wnyc.org/news/articles/17637/

Bholai-Pareti, Lauren and Daniel Stern

2002 Supportive housing options in NYC, Part 2, New York City Voices
(April/May 2002).
http://www.newyorkcityvoices.org/2002aprmay/20020514.html/
 110

Bholai-Pareti and Stern describe Single Room Occupancy Community Residences

(SRO/CRs), Supportive Single Room Occupancy Residences ("Supportive SROs"),
Supported Housing, and Residences for Adults (RFA) which are generally owned
and operated by non-profit organizations, and distinguishes the four types from
‘Adult Homes’ or ‘Private Proprietary Homes for Adults’ (PPHA). PPHA are generally
run as for-profit businesses.
1) SRO/CRs are licensed for 100 or fewer residents certified with a mental illness by
New York City and New York State or certified to have spent at least 14 days during
prior two months in a New York City shelter. The housing provider directly receives
rent at Social Security Insurance Level II and residents receive public assistance for
for food and expenses.
2) Supportive SROs’ residents sign leases and pay from their own earned,
retirement, or public assistance low income and receive on-site support services
funded by the Department of Mental Health (DMH), Department of Homeless
Services (DHS) and/or HIV/AIDS Services Administration (HASA formerly known as
DASIS). Supportive SROs tend to specialize although some have mixed
populations, and are required to take in a percent of formally homeless.
3) Supported Housing in New York, by contrast, usually has apartment units rather
than SRO rooms with or without private baths and the non-profit provision of
supported housing is subsided by the Office of Mental Health or NYC's Department
of Mental Health.
4) Residences for Adults (“RFA”) are not-for-profit permanent homes
"conceptualized as an integration of an Adult Home and a Supportive SRO" usually
with two beds in each sleeping room, shared bathrooms, dining rooms serving
prepared food, and various support services.
5) Adult Homes or Private Proprietary Homes for Adults ("PPHA") are licensed by the
NY State Department of Health to house and supervise 50 to "more than 400
people" over age 18, "usually, ...a mixed population that includes people who are
elderly, medically ill and who have mental illness." PPHA units may be SROs or
apartments.

Biz-Stay.com
2005 Extended Stay hotels compared. Posted as:
http://www.biz-stay.com/home/cfm?page=extendedstaychains/
(Version accessed April 4, 2005)
One source for information presented in Appendix B, Brands, Part 2, Extended Stay.
This site publishes the facilities, prices, offers and other characteristics of extended
stay brand hotels surveyed in December and June.

Blackburn, Anthony J.
1996 Single room living in New York City, New York City Department of
Housing Preservation and Development (September 1996).
This study more broadly defines “single room” units, covering those in many New
York’s Class A SRO hotels, rooming houses, transient hotels, and
supportive/supported SRO non-profit housing.
 111

1986 Single room occupancy in New York City, New York City Department of
Housing Preservation and Development, (January 1986) Part 1-1 to
1-8.
Identifies the forms and stages of creation of SRO residential buildings in New York
City suggesting most were converted from “old- and new-law tenement buildings”
subdivided during the 1930s and analyses trends in data from the Housing and
Vacancy Survey. This study adopts the pre-1978 H&VS definition excluding SRO
units in hotels and boarding/rooming houses which rent 25 per cent or more units to
transients.

Bloom, David C.
1998 The growth of homelessness in Seattle and King County,
Proceedings of the Community Conference on Homelessness:
Causes and Solutions. (October 10, 1998)
In Seattle in the early 60ºs there were 24,000 SRO units in downtown renting for
about $60/month.”Seattle was a working man’s town. There were loggers, railroad
men and seamen, and there was (a)...huge supply of low-income hotels....During the
80ºs, most of the old SRO stock was removed to make way for office, commercial
and condominium development, convention center construction, and parking lots
....Coinciding with the loss of over 4,000 (SRO) units in the 80ºs was... an explosion
of homelessness".

Brodhead, Frank
1999a Harlem’s gentrification and its discontents. Posted on Tenant Net
in April 1999.
http://www.tenant.net/Tengroup/Metcounc/Apr99/harlem.html/
“According to the best statistics available from HPD, some 2,000 of Manhattan's
3,800 SRO addresses are in the Harlem area covered by Community Boards 9 and
10, and these buildings include more than 28,000 SRO rooms.” Discusses eviction of
tenants in a Harlem SRO (rooming house) by the non-profit “Family Preservation
Center, incorporated as a not-for-profit social-services organization in 1994... (FPC)
had no visible activity in the low-income housing field until March 1998. Since then, it
has purchased at least 16 Harlem brownstones with about $5 million in federally
backed loans.”

1999b SRO housing: for tourists or New Yorkers? Posted on Tenant Net
March 1999. http://www.tenant.net/Tengroup/Metcounc/Mar99/sro.html/
“A large portion of Manhattan’s SRO housing is in residential hotels, especially on
the West Side. It is here that the tourist boom has had it greatest effect, tempting
even fourth- and fifth-string hotels to dress themselves up as tourist hotels offering
rooms at $75 and $100 per night. To cash in on this bonanza, hotel operators must
not only advertise widely and make cosmetic improvements, but force out permanent
residents to make room for the tourists....”

1998 SRO tenants-- affordable housing under siege. Posted on Tenant Net
 112

October 1998.
http://www.tenant.net/Tengroup/Metcounc/Oct98/sro.html/
“...in Harlem, SRO housing usually means a 12 to 24-unit brownstone, often
converted long ago from a single-family residence to a rooming house. Most people
who live in SRO housing have incomes of under $10,000 per year, and 50% pay
more than half of their income as rent. About two out of five are employed, and most
of the others are disabled or retired. About 20% of SRO residents receive the
public-assistance shelter
allowance of $215 per month. Typical rents range from $90 to $125 per week.”
Describes on-going conversion of two SRO hotels into tourist hotels and new
measures proposed to prevent illegal harassment of hotel residents.

Brownrigg, Leslie A.
2003 Ethnographic social network tracing of highly mobile people.
Posted as http://www.census.gov/pred/www/rpts/J.2.pdf/
or http://www.census.gov/pred/www/rpts/J.2.wpd/
http://www.census.gov/pred/www/rpts/J.2%20Appendix.pdf/
Considering how highly mobile people were documented as using hotels, motels,
rooming houses, and camp grounds in six independently researched ethnographic
evaluations of Census 2000 coverage, this report recommended that the Decennial
Census list all public indoor and outdoor lodging accommodations and enumerate
occupants without screening for those with “usual home” rather allow respondents
who have one to write their “permanent” residential addresses on forms. The report
compares where, with whom, and for how long participants in the six interacting
social networks traced lived during a six month period which included Census Day
2000. Public accommodations figured among the places where the more highly
mobile participants in the social networks stayed. Fishermen who had no homes
anywhere on land stayed in off-season beach hotels in between fishing trips (Kitner
2001). Haitian migrant contract crop harvesters stayed at “farm workers motels”, in
rental labor camps, and in rooming houses while working away from their base
community (Marcelin and Marcelin 2001). Poultry industry employers paid those
participants in a social network of settling Mexicans who worked as itinerant
“chicken catchers” to stay in rural hotels while on the job (Chavira-Prado 2001). One
man ended up living in a YMCA after he wore out his welcome by imposing on the
generalized hospitality of his social network (Gilley 2001). Participants in a social
network of young seasonal workers who lived in a tourist lodge appropriated as work
quarters were found enumerated (Murray 2001). Participants in two social networks
stayed in camp grounds on public land (Southard 2001; Gilley 2001). No evidence
was found in Census 2000 files that any of the rural homeless habitual campers
were enumerated, although most recreational campers were correctly enumerated
at their permanent homes.

Burke, Paul
1982 Hotel and rooming house dwellers. Washington, D.C.:
United States Department of Housing and Urban Development.
 113

This vintage study estimated that as of the late 1970s one-tenth of one percent of
the total U.S. population lived in hotels or rooming houses and another one-tenth of
one percent lodged as roomers or boarders in private family homes, however half a
percent of the poor (with under 50 per cent of the median income) lived in hotels or
rooming houses. Burke calls hotels with three quarters of the rooms occupied by
permanent tenants “residential hotels” and all others, "transient". Burke characterizes
residential hotels as a phenomenon of the Western United States. (Note: The basis,
merit, and source of the fractions estimated is unknown as only the author's abstract
and references to the internal HUD document were seen; the full document was not
located. Estimates may draw on the 1970 Census, the last to break out the
population enumerated in hotel/rooming houses and the National Housing Survey,
which included hotels and rooming houses among types of “atypical” housing
through 1981. Compare Groth 1994/1999.)

Byerly, Edwin
2006 2006 Census Test resident rule and residence situations. 2010
Census Test Memoranda Series No. 31. Issued January 6, 2006.

2005 The proposed 2010 Census residence rule and its applications
to residence situations. Issued April 2005.

California
nd (1) California Health and Safety Code §17958.1 (Residential SRO hotels).

California, State Department of Housing and Community Development (HCD)

2004 Rental housing complexes in San Francisco County.
http://www.hcd.ca.gov/ca/rhp_sfr_20040301.pdf/
Lists hotels and SRO hotels refurbished as residential buildings: the Cadillac Hotel
(159 SRO units), Cambridge Hotel (61 one bedroom SRO) Clayton Hotel/ Chinese
Community Housing (82 SRO units),Dorado Hotel (57 SRO units), Hamlin Hotel (68
studios), Knox Hotel (140 SRO units), Madrid Hotel (47 one bedroom and studio
apartments), Midori Hotel (77 SRO units), Park View Hotel (41 one bedroom and
studio apartments), Ritz Hotel (90 one bedroom and SRO units), Saint Claire Hotel
(41 SRO units), San Cristina Hotel (58 SRO units), Swiss American Hotel (66 SRO
units), Tower Hotel/Chinese Community Housing (34 SRO units), William Penn Hotel
(91 SRO units and studios), Woodward Gardens Hotel/Mission Housing (59 one
bedroom units) – and new construction low (SRO) and moderate rental housing
projects.

Cell, Kelci
1998 Single Room Occupancy hotels (San Francisco).
http://www.media-alliance.org/archives/housing/singleroom.html/
Certain San Francisco SRO hotels concentrated in the Tenderloin, Mission, and
SoMa areas are notorious for substandard slum conditions and managers evicting
tenants every few weeks to prevent them from staying continuously long enough to
 114

gain rights as legal "permanent residents"--30 days under state law; 32 under city
law. The City Attorney sued the Hotel Alder, the Henry, the Elm, and Alkain to bring
them up to code, and sued proprietors of the Drake Hotel, Hotel West, Edgewater
Hotel, the (new) Minna Lee, and Alder for evicting tenants. Other hotels the City of
San Francisco has cited
for safety violations and where occupants were injured or removed include the Old
Minna Lee, the Alpine, Mission Hotel, Folsom Street Hotel, Delta Hotel. Between
1981 when San Francisco law restricted conversion of hotels from residential to
tourist accommodations and 1997, fires eliminated at least 684 low cost SRO
hotels.”

Census Bureau - See “United States Department of Commerce, Bureau of the

Census” below.

Center for Urban Community Services

2005 Personal communications. (212) 801-3333.

Chavira-Prado, Alicia
2001 Ethnographic social network tracing among Mexican former migrant
farm workers in the Midwest. Census 2000 Census Ethnographic
Evaluation Report 3. Final Report for Purchase Order Contract 43-YA-
BC-030731.
In 2000, their poultry packer employers placed and paid for the stays of recent
immigrants in hotels and motels across four states while the men worked itinerantly
as “chickens catchers” on various farms.

City of Chicago (Illinois)

nd (1) Municipal Code Title 5, Chapter 12, § 010 Residential Landlord and
Tenant Ordinance (5-12-010 ), § 030 Definitions,
(h) Tenant {§ 5.12.030 (h)}
nd (2) Hotel licensing.
http://www.cityofchicago.org/Revenue/License/Hotel.html/
nd (3) Municipal Code 4-209 (Single room occupancy hotels).
nd (4) Municipal Code 4-208 Definitions.
Quoted in Appendix A.

City of Fullerton (California)

2004 Zoning Ordinance, Zoning Chapter 15.

http://www.ci.fullerton.ca.us/dev_serv/zcode/ch_15_04_interpretation.pdf/
Fullerton County’s legal definitions for “bed and breakfast inn”, “boarding house”,
“hotel”, “motel”, “rented room”, “SRO residential hotel”, and “unit in an SRO” are
quoted in Appendix A.

City of New York

 115

nd Facts for residence owners: How can I tell if I own a Single Room
Occupancy (SRO) building and what regulations apply?
http://www.nyc.gov/html/hpd/html/for-owners/
faqs-for-res-owners.html#HowcanItell

various New York City Administrative Code, §11-243 and § 11-244, Multiple
Dwellings; § A7-C, Real Property Law; §226-B; §235-F; Real Property
Tax Law, 423; T27C2, Real Property Tax Law, 421-A; § 26-51,
Definitions (b); § 26-518 (a) History.

2000 New York City Administrative Code, § 2520.6(e), (f), (I), (n), (o),(s),(t),
(u) (as amended and added December 20, 2000).

1999a Rent Guidelines for Hotels, Rooming Houses, Single Room Occupancy
Buildings and Lodging Houses.

1999b New York City Administration Code, Rent Stabilization Law of 1969, as
amended, Chapter 26 § 510 (e) Adjustment of rent in hotels.

1994 Guidelines adopted by the board: hotel units (June 20, 1994).

1987 New York City Administrative Code, 65 Rules and Regulations

(9 NYCRR), Chapter 9, § 26-511(b); § 26-518 (a) History;
§ 2521.3 added May 1, 1987, § 2520.6, Definitions. (j), (m).

1969 New York City Rent Stabilization Law of 1969,

Chapter 11, § 11-244, Multiple dwellings; Chapter 26, § 26,
§§ 26-506, Application to hotels; §26-504 (b) Subdivision;
and §26-403; § 2522.5 Rights and Duties of Hotel Owners and
Tenants)
Sources for quotes appearing in Appendix A.

City of New York, Human Resources Administration HIV/AIDS, Services

Administration (HASA)
2005 AIDS patients by borough in SRO/MOU.
Reports the number of single room occupancy rooms procured on memoranda of
understanding (MOUs) between New York’s AIDS agency and operators of
commercial hotel operators and specialized non-profit supportive housing as of
January 2005
Per the 2005 MOUs, 1532 patients living with AIDS patients were placed in SROs.
The borough breakdown was: the Bronx, 347; Brooklyn, 284; Manhattan, 860;
Queens, 32; and Staten Island, 0.

City of Oakland (California), Community and Economic Development Agency

(CEDA)
 116

2004 Residential hotels in central Oakland.

http://www.oaklandnet.com/
government/hcd/policydocs/SRO_Report2004.pdf
In defined central Oakland area, 22 of the 27 “residential hotels” identified which
together have 2,285 SRO units, participated in the first survey of SRO hotels since
1985. Participants reported on the calendar year 2002 in 2003. Average daily rent
was $35; average weekly, $199; and average monthly was $544 (lower than median
monthly rental of $700-800 for a studio apartment); 75% of the tenants had been
staying in their hotels for longer than one year and one third, for over 5 years.
Compared to a survey conducted in 1985, the length of the periods tenants occupied
hotels increased. Only eight hotels had any households with children and children
constituted less than 25 per cent of the residents reported. The majority of the
occupants in 17 hotels were male and in 10 of these, more than 75 per cent of the
occupants were men. Two hotels had no elderly; in three others, elderly were 75 per
cent of the residents. Over half the residents are African American, 20 per cent
Asian, 13 per cent White, and four per cent Latino.

City of Portland (Oregon)

nd(1) City Code, Chapter 29 D Hotel; Chapter 29 E Motel,
Chapter 29, Section 10 Definitions, F SRO Housing Unit;

nd(2) City Code, Chapter 6.04. Sales tax rules §10, Definitions §§010.020
Transient lodgings tax, 6.04.010 Definitions,
B (bed and breakfast home), C (bed and breakfast inn), I (hotel),
and P (transient).

nd(3) City Code §010.020. I “Transient” definition

http://www.ador.state.al.us/salestax/Rules/6513.html/
City of Portland’s legal definitions of bed and breakfast inn, “hotel”, “motel”, and
transient are quoted in Appendix A.

City of Salinas (California)

nd Ordinance No. 2245 (NCS) §29 amending/adding §37-161.1
of the City of Salinas Municipal Code.
Reformed ordinances regulation single room occupancy housing are quoted in
Appendix A.

City of San Diego (California)

2004 San Diego Municipal Code, Chapter 11 Revisions - Changes to
definitions § 113.0103 - draft 7 (December 6, 2004).

2003 San Diego Municipal Code 1301:7-5-08 Hotel and SRO Facility License
(A) §124.0 (a) General; §124.1.1(I & c); §124.1.2. Transient hotel;
§ 124.1.3.
 117

2002 San Diego Municipal Code, Chapter 14 Revisions, Article 1: Separately

Regulated Uses, §141.0626 Compact Living Units.
Quoted in Appendix A.

City of San Diego (California), San Diego Housing Commission

nd San Diego SRO hotels. Posted as
http://www.sdhc.net/giAffordHsgRes4.html/
“Within a year of the approval of the SRO Preservation and Relocation Assistance
Ordinances in 1987, 2,200 new SRO units were built, or were under construction
or in planning stages, and 700 older units were rehabilitated.” Lists SRO hotels in
San Diego.

City of San Francisco (California), Department of Human Services

2004 Draft CBP (County Adult Assistance Programs Benefit Package)
implementation plan (April 7, 2004).

City of Santa Cruz (California)

2002 Santa Cruz Municipal Code (2002-2007
http://www.ci.santa-cruz.ca.us/pl/hcd/ADU/adu.html/
Quoted in Appendix A.

City of Seattle
2003 Seattle Municipal Code SMC 23.44.051(6).
Quoted in Appendix A.

City of Westerville (Ohio)

2000 Codified Ordinances of Westerville, Chapter 1105 Definitions, Title 1
General Zoning Provisions,Part 11 Planning and Zoning Code,.
http://www.westerville.org/plandev/codes/
CHAPTER%201105.htm#A110511
Quoted in Appendix A.

City University of New York, Hunter

2004 Student alternative housing.
http://studentservices.hunter.cuny.edu/rhalthousing.html/
Lists hotels and private non-profit lodgings offering discount rates for students.

Coalition for the Homeless, New York

2006 State of the homeless, 2006. (Released January 26, 2006.)
The number of homeless New Yorkers in shelters leveled off after June 2005 to
average 32,000 per night and in the period 2000-2005 is 44 per cent higher than in
the 1990s. After 1995, the number of apartments created annually to house the
homeless declined sharply from four thousand or more per year (in the late 1980s
and early 1990s) to no more than a few hundred in 2000-2005. The average
 118

number of days children live in shelters has risen to 350 in 2005. (In New York City,
the majority of city shelters housing children are leased hotels.)

2005 Basic facts about homelessness (in New York City).

http://www.coalitionforthehomeless.org/
advocacy/basic_facts.html/#basic_facts
“In January 2005 some 36,600 homeless men, women, and children were
sleeping each night in the New York City shelter system, including 15,100 children,
12,700 adult family members, and 8,800 single adults. Thousands more sleep on
city streets, park benches, and subway trains....Over the past seven years, the
number of homeless families sleeping in New York City shelters and welfare hotels
has increased by 95 percent, from 4,429 families at the end of January 1998 to
8,722 families at the
end of January 2005.”

2003 History of modern homelessness in New York City. (March 2003)

http://www.coalitionforthehomeless.org/
downloads/NYCHomelessnessHistory.pdf

2000 Resources: commercial hotels and commercial SROs.

Family shelters.
Several of the commercial hotels and SRO hotels listed as affordable in this 2000
guide have been converted or demolished by 2005.

Coalition on Homelessness, San Francisco's Housing Work Group

2001 The end of speculation and the strengthening of community:
mutual housing as one solution.
"In 1998 and 1999 a epidemic of suspicious fires swept through several Single Room
Occupancy (SRO) hotels destroying hundreds of apartments. SRO¹s are often the
last resort for people living in poverty. Originally intended for single men, many
families are turning to these cramped (sometimes as small as 5¹5") quarters for
shelter. Hotel operators often kick tenants out every 28 days, a practice dubbed
musical rooms, in order to deny residency protections under the Rent Code." ...
"Currently, San Francisco master-leases Single Room Occupancy (SRO) hotels as a
method of stabilizing the buildings. The program has been successful in that it is
designed to prevent "musical room" evictions which are designed by landlords to
prevent tenants from being protected by the Rent Ordinance. In Chicago, the master
lease program has been used in an innovative way. The contract with the property
owner includes an option to buy on the part of the city a non-profit housing provider.
(In San Francisco, the city does
reserve the right of first refusal in case the building is sold.) During the time of the
lease, the capacity to cooperatively manage and run their own buildings is
developed."

Collins, David
 119

2001 New hotel. Conran Octopus.

This study examines the effects of architectural design on hotels in 15 cases studies
of innovative designs worldwide.

Cook, Patricia M.
1995 Like the phoenix: the rebirth of the Whitelaw Hotel,
Washington History 7:1 (Spring/Summer 1995): 4-23.
Describes the conversion of the former Whitelaw hotel into housing.

Cook County (Illinois) Assessor's Office, Properties Department

2005 Class-2 SRO definitions and eligibility. Posted on:
http://www.cookcountyassessor.com/

2002 Bulletin Appendix: Class 2-SRO rent level requirements.

Quoted in Appendix A.

Common Ground
2003 The Times Squares
http://www.commonground.org/housing/times_square/index.asp/
Describes the Common Ground organization’s renovation and conversion of a
former hotel into supported housing.

Commonwealth of Massachusetts
1988 § 830 CMR 64G.1.1, Establishments subject to the room occupancy
excise (May 27,1988).
http://www.massdor.com/rul_reg/reg/Old_REG_64g_1_1.htm
Definitions for lodging house and hotel are quoted in Appendix A.

Commonwealth of Virginia
nd Virginia Code, § 35.1-1. Definitions. 7. "Hotel".

Commonwealth of Virginia, Department of Health

2002 Administration of Regulations (March 2002) Sanitary regulations for
hotels. http://www.vdh.state.va.us/oehs/food/regs/
My%20Documents_HOTEL_Hotel20
Quoted in Appendix A.

Coolidge, Carrie
1998 Condos with room service, Forbes (June 7, 1998).
http://www.millenniumptrs.com/
pressrelease.cfm?presscenter_index=108/
http://www.forbes.com/
investmentguide/forbes/2004/0607/182.html
"The hotel-condo lifestyle is now considered to be up there with the G5.... It's the
 120

private jet of living." Hotel condos are generally around 25% more expensive than
comparable non-hotel units, despite the fact that their conveniences, like concierges,
routine maintenance and access to the gym, also raise the monthly maintenance
charges. Over the past five years, hotel-managed apartment projects have sprung
up in San Francisco, New York, Boston, Washington, D.C., and Miami. Whereas a
three bedroom condo residence in the downtown Washington, D.C. Ritz Carlton only
cost $1.5 million in 1995, a three bedroom condo in new Boston Ritz Carlton hotel
costs $2.1 million and is subject to a monthly fee of $2,197 and monthly property tax
contribution of $1,611. A three bedroom condo among the 66 in the "Mandarin
Oriental" atop the Time Warner Center in Manhattan are priced at $12 million. Other
condo in hotel projects include the Starwood Hotels & Resorts' "St. Regis
Residences" in San Francisco (42-stories/ 102 units); the 71 residential condo units
in the "W Dallas Victory” hotel opening in 2007 and redevelopment of the MGM
Grand Hotel in Los Vegas scheduled to open in 2006 as a condominium-hotel.

Cosgrove, Julia
2005 What does a homeless person need most? Barnard (Winter 2005): 4.
Rosanne Haggerty, the president and founder of the Common Ground Community
discusses the work of this non-profit housing and community development
organization begun in 1990. Common Ground bought the 735 room Times Square
Hotel, remodeled the building into 652 efficiency apartments with private baths and
kitchenettes, and currently operates permanent housing for formerly homeless, low
income, elderly or disabled tenants in the “Times Square” and 1,600 units of
supportive housing Common Ground built elsewhere in New York City.

Davis, Kelly
2004 Maryland Hotel suit challenges City Council to take action,
San Diego City Beat. http://www.sdcitybeat.com/article.php?id=1031/
Discusses the recent court decision to exempt the Maryland Hotel from San Diego’s
historic December 1985 SRO (single-room occupancy) ordinance that recognized “at
that point, 72 percent of the city's SRO units had been lost to developers who
demolished the grungy old hotel buildings in order to erect tourist hotels, condos and
upscale shops. The ordinance required that every SRO unit (room) a developer
converts or demolishes must be replaced, one-for-one, elsewhere in San Diego.
Comments on court decision to invalidate application of the SRO ordinance to the
Maryland Hotel,”a 200-plus room SRO slated to become a boutique hotel. Tenants
were served 30-day eviction notices in December.”

Dehavenon, Anna Lou

1996 Doubling up and New York City's policies for sheltering homeless
families,
IN: Anna Lou Dehavenon (editor), There's no place like home:
anthropological perspectives on housing and homelessness in the
United States, Westport, Connecticut: Greenwood Publishing Group.
 121

Dennison, Becky, Matley R., Mendizabal, Anisa, and White, Pete

2001 Downtown women’s needs assessment: findings and
recommendations:
a report of the Downtown Women’s Action Coalition. Los Angeles:
Downtown Women’s Center.
The population surveyed were living in commercial and non-profit single room
occupancy hotels, non-profit transitional housing, and mission shelters in an
eight-block area immediately surrounding the Union Rescue Mission. The sample
excluded literally homeless families living in cars, under freeway overpasses, in
parks. and in alleys.
Between 1990 to 2000, the percentage of women among residents of Los Angeles'
Skid Row increased from 17.7 percent to 32.2 percent and children from 1 percent to
15 percent while services and accommodations remained geared towards adult men
rather than family women with children. The women surveyed ranged in age from 14
to 79 years. Median age was 44. The largest number of respondents identified as
African American (63%) with the next largest categories being non-Hispanic white
(13% ) and Hispanic/Latina (11%). The majority of women had at least a high school
education or
GED. Most of the women (85%) had at least one source of income or public benefit.

Dennison, Becky, Mendizabal, Anisa and White, Pete

2005 Many struggles, few options: findings and recommendations from the
2004 Downtown Women’s Needs Assessment
http://www.dwcweb.org/womenhomeless/Many_Struggles_Report.pdf/
The housing pattern of the women surveyed had been unstable during the past year;
in the month before they were interviewed, about a third had stayed in a Skid Row
hotel, motel, or SRO where they paid with their own money. Many (38.9%) had
children under age 18 however only 46.4 % of those women currently had legal
custody; the others had lost custody. Of those with legal custody, 72% had children
under 18 living with them in the Skid Row neighborhood when interviewed; the
others had made some alternative arrangements. The women surveyed in the Skid
Row/Central City East neighborhood of Los Angeles in 2004 ranged in age from 19
to 80 years. Median age was 45. Respondents identified themselves as as African
American (60.2%), non-Hispanic white (13.6% ) and Hispanic/Latina (11.4%). The
majority (63.8%) had at least a high school education or GED. Most of the women
(84%) had at least one income source, most common of which were General Relief,
Food Stamps, and Supplemental Security Income (SSI). Almost half (46.1%) had
moved to Skid Row from another neighborhood in the City of Los Angeles and three
quarters had moved from somewhere in Los Angeles County.

Dineen, J.K. and Ethan Fletcher

2003 New SRO stirs dissent, hope on Sixth Street,
The San Francisco Examiner (December 26, 2003).
http://www.examiner.com/article/index.cfm/i/122603n_sro/
"The new 154-unit Bayanihan House on the corner of Sixth and Mission streets is
 122

the most expensive and luxurious single-resident-occupancy hotel The City has ever
seen, with a price tag to match of nearly $150,000 for each tiny room. Call it the
Trump Tower of Sixth Street or a poor folks' Fairmont." Bayanihan House is owned
by the San Francisco Redevelopment Authority, which purchased the site after a fire
destroyed the 180 room Delta SRO hotel. "It was then developed by the Tenants
and Owners Development Corporation, a nonprofit group. Of the project's total cost
($22 million), $14 million was supplied in federal tax credits by the Fanny Mae
Foundation and through the Enterprise Social Investment Corp. The rest of the funds
came from the redevelopment agency's seismic-retrofit loan program.... Those lucky
enough to land a $485-a-month room in the Bayanihan are ecstatic." "I'm going on
one week here and it feels like home already," Ward Loggins said, a 45-year-old
San Francisco native (who) was picked as a tenant (from 3000 applicants).... "These
people really care, and there's something here and the way they devote themselves
to the job. It's the kind of place I was hoping and praying for because I needed to
start over again."

District of Columbia
nd The District Of Columbia Municipal Regulations,
Chapter 10, Rooming houses; Chapter 11, Boarding houses,
http://www.abfa.com/dcdocs/dcmrlist.htm/

2002 District of Columbia Municipal Regulations 330.6; § 3104.1 and 3104.3

of Zoning Regulations effective May 12, 1958; as amended by: Final
Rulemaking published at 28 DCR 3482, 3494 (August 7, 1981); Final
Rulemaking published at 29 DCR 4913...incorporating by reference the
text of Proposed Rulemaking published at 47 DCR 8335, 8359.
Final Rulemaking published at 49DCR 2750 (March 22, 2002) updating
October 20, 2000]

Dolbeare, Cushing
1996 Housing policy: a general consideration,
IN: Homelessness in America. Oryx Press.
Estimates that between 1970 to the mid-1980s one million single room occupancy
units were demolished.

Downtown Women's Action Coalition

2005 Needs assessment for Skid Row women. DWAC: Los Angeles,
California.
The women surveyed in 2004 ranged in age from 19 to 80 years. Their median age
was 45. Respondents identified themselves as as African American (60.2%),
non-Hispanic white (13.6% ) and Hispanic/Latina (11.4%). The majority (63.8%) had
at least a high school education or GED. Most of the women (84%) had at least one
income source, most common of which were General Relief, Food Stamps, and
Supplemental Security Income (SSI) or public benefit.
 123

2001 Needs assessment for Skid Row women. DWAC: Los Angeles,
California.
The women surveyed in 2000 ranged in age from 14 to 79 years. Median age was
44. Largest number of respondents identified as African American (63%) with the
next largest categories being non-Hispanic white (13% ) and Hispanic/Latina (11%).
The majority of women had at least a high school education or GED. Most of the
women (85%) had at least one source of income or public benefit.

Dyrness, Grace Roberts, Thompson, Mia, and Peter Spoto

2003 Crisis in the streets: homeless women and children in Los Angeles.
A feasibility study for the Union Rescue Mission. Los Angeles:
University of Southern California, Center for Religion and Civic Culture.
(December 2003) Posted in 2004 as:
[2004] http://www.usc.edu/schools/college/crcc/
private/docs/publications/crisis_full.pdf
In Los Angeles’ Skid Row neighborhood immediately around the Union Mission, over
98 per cent of housing stock is multi-family, and 91 per cent are single rooms. Home
ownership is practically non-existent and most residents rent in hotels. “Statistics
cannot convey the situation faced by women and children living in these hotels.”

Eckert, J. Kevin
1980 The unseen elderly: a study of marginally subsistent* hotel dwellers.
San Diego State University: The Campanile Press. (*stet in original)

1979a The unseen community: understanding the older hotel dweller,

Aging, 291-292 (January-February 1979): 28-35.

1979b The social ecology of SRO living, Generations, 22-23 (Winter-Spring

1979): 123 -130.

Eckert, J. Kevin and J. Haug

1984 The impact of forced residential relocation on the health of the elderly
hotel dweller, Journal of Gerontology 39 : 6 :753-755.

Erickson, R. J., and J. Kevin Eckert

1977 The elderly poor in downtown San Diego hotels, The Gerontologist,
17: 5: 440-446.
The gerontological research of Eckert and his colleagues, Erickson and Haug,
documented the lifestyles of elderly people privately paying to live in hotels in the
late 1970s.

Ernst and Young LLP

2005a Hospitality industry's top 10 thoughts for 2005. Industry briefing.
(January 5, 2005).
 124

2005b 2005 National Lodging Report.

Reports condo hotels are enjoying a Renaissance with projects in Florida, Chicago,
and Manhattan. Condominium-hotel debt is largely "outsourced" to individual
investor equity or mortgages from unit purchasers. Condominium-hotel units offer
owners vacation homes or "pied a terres" with the services and amenities of
high-end hotels. When not using their units, owners may opt to place them in a
rental program that helps to defray the cost of ownership and may produce a profit.

Fagan, Kevin
2005 Fewer homeless people on streets of San Francisco:
28% drop since fall of '02, but other counties report higher numbers,
San Francisco Chronicle (Tuesday, February 15, 2005).
http://www.sfgate.com/
cgi-bin/article.cgi?file=/c/a/2005/02/15/MNGTKBB73I1.DTL
Provides impressions of the decline of street homelessness, attributing this to San
Francisco’s initiation of converting SRO hotels into permanent housing.

Federation of Citizens Associations of the District of Columbia

2002 DCRA to get a grip on rooming houses and other small businesses,
Federation News 8: 5 (February 26, 2002).
http://www.dcwatch.com/federcit/fed0202.htm#/
DCRA%20to%20Get%20a%20Grip
Profiles the city’s response to illegal rooming houses.

Fike, Adam
1999 GWU to convert Howard Johnson's hotel into dorm,
Washington Business Review (May 28, 1999).

Fletcher, Ed
2005 City weighs fate of low rent hotels, Sacramento Bee
(February 10, 2005). Posted as:
http://www.knowledgeplex.org/news/72663.html/
Intersperses cameos of the residents of Sacramento's downtown hotels with a
discussion about Sacramento’s remaining SRO hotels. A woman, 74, has been
living for 12 years in the Hotel Berry ever since her Chevy Citation died; a man in his
20s on SSI disability wandered into the Marshall Hotel during a layover of his bus trip
to Reno in January and stayed; a man, 70, moved into the Hotel Shasta (which the
city renovated in 1994) after the Biltmore Hotel closed. "The word "hotel" in many of
the SROs' names is a bit misleading. While some offer rooms for the night, SROs
serve as their tenants' primary residence and most accept only monthly stays.
Check-in requirements very widely, but the hallmark of an SRO is the tenant's ability
to get a room fast, without much fuss. Renting from about $300 to $500 a month,
rooms don't offer much as far as amenities or space....” At the Shasta Hotel, near
10th and K streets, rooms measure about 100 square feet and guests share
bathrooms, showers and cooking facilities. ...A room at the Hotel Berry ...was a little
 125

larger than those at the Shasta and offered a minimalist bathroom, with a sink, toilet
and shower. ..On the plus side, rooms renting for $45 a night offered satellite
television.”... "Over the past five years, the Biltmore, Royal, Clinton and Flagstone
have closed, taking 190 SRO (hotel) beds out of the market. About 890 SRO beds
remain downtown, according to a 2000 inventory of residential hotels by the
Sacramento Housing and Redevelopment Agency.
Of those, 673 are located between J and L and Seventh and 12th streets,
the corridor the city is targeting for redevelopment. It's an area where SRO (hotel)
residents can often be seen socializing or smoking with friends outside their hotels,
in part because the facilities don't allow in-room guests or charge a stiff guest fee.”

Foley, Dylan
1998a Hellish conditions at Single-Room Occupancy hotels,
Body Positive 11: 8 (August 1998).
http://www.thebody.com/bp/aug98/sro.html/
Reports harassment of the four remaining clients of New York City’s Department of
AIDS Services and Income Support [“DASIS”] in the California Suites SRO hotel in
Manhattan, where DASIS once housed 100 clients. The hotel was gut rehabbed in
1997 and reopened in July 1998 as a boutique hotel, charging tourists $80 to $120
a night. In January 1998, 33 commercial SRO owners housing DASIS clients
organized a boycott of new referrals claiming DASIS owes them $3 million in back
rent. “DASIS routinely pays rents as high as $1200 a month for rooms that do not
have bathrooms and are less than 100 square feet.” [“DASIS” is known as “HASA”
as of 2005.]

1998b Single-Room Occupancy hotels: possible solutions

and alternatives, Body Positive 11: 9 (September 1998).
"The SROs are far from emergency housing -- people stay in them for years.” The
city’s AIDS agency spends $900 to $1200 a month to rent “commercial SRO” hotel
rooms for clients without services for the residents. “For the same or less money, the
city could have (them in) supportive housing”.

Gallagher, Mary Lou

1993 A small room at the inn, Planning (June 1993): 20-25.
San Diego is leading the nation in the construction of single room occupancy
housing for low-income people. San Diego has 18 hotels with 2,262 new rooms,
and another nine with 388 rooms renovated." The city invested $4.7 million
...combined with $33.7
million of private investment to implement recommendations the City's senior
housing planner's task force. The task force was convened in response to outcry
"after 60 persons were made homeless by the demolition of their SRO for a parking
lot; previously 1,247 SRO units had been demolished. The task force found that the
transient hotel population is diverse, including working poor, elderly, and persons
who
sometimes lived on the street. Some persons had lived in the same room 10 or more
 126

years. The task force urged the city to enact code changes, such as classifying
buildings as commercial hotels rather than multifamily residential, thus reducing a
number of code barriers; and to provide financial incentives."

Gary, Bob Jr.

2005 Chattanooga, Tenn., hotels welcome Hurricane Katrina refugees,
Chattanooga Times/Free Press (Chattanooga, Tennessee)
and Knight-Ridder/Tribune Business News (September 1, 2005).

Georgia (State of)

2004 Georgia Landlord/Tenant Handbook
http://www.dca.state.ga.us/housing/
HousingDevelopment/programs/downloads/landlord/rntlpropmgmt.html

Georgia Department of Human Resources

nd Chapter 290-5-18 Rules of the Department of Human Resources
The is the source of Georgia’s definition of a tourist court quoted in Appendix A.
Also see County posting at http://www.nwgahealth.com/env/bartow/tourisct.htm/

Gordon, Ed
2005 Atlanta hotels fill up with Katrina refugees, National Public Radio.
(September 1, 2005)
Reported that evacuees from Hurricane Katrina heeding forecasts that Katrina might
hit as far east as Alabama headed inland to Atlanta and filled smaller hotels and
motels.

Gilley, Brian
2001 Ethnographic social network tracing among Native American men in
Oklahoma. Census 2000 Ethnographic Evaluation Report 2.
Final report for purchase order contract 43 YA BC- 031738.
Traces a social network of American Indian men involved in a ritual society
dispersed across the West. Generally, the men welcomed visitors and newcomers
and were themselves welcomed in the homes of other members of the society or
clients when they traveled. They related to those staying for months as contributing
room mates and short term guests as honored visitors. After members tired of one
man’s exploitation of their hospitality, he moved into a YMCA. Members of the social
network occasionally rented cabins to gather with others traveling from society
chapers to rural sites of ritual importance.

Gregor, Alison
2005 Hotels check in condo buyers, The Real Deal 3: 1 (January 2005).
http://www.therealdeal.net/issues/January_2005/1105450441.php/
Reports on condos in hotels and conversion of former hotels into condominium
apartment buildings in New York: ...” the venerable Pierre and the stately Carlyle
hotels have long been in the apartment selling business – one triplex at the Pierre
 127

recently listed for an astounding $70 million. In 2001, the developers of the top-floor
residences at the Ritz Carlton Hotel at 50 Central Park South started a trend that
rapidly gained momentum as travel dwindled after the Sept. 11 terror attacks,
causing luxury hotel revenues to plunge...The Plaza, at Fifth Avenue and Central
Park South, and the nearby St. Regis, at 2 East 55th Street on Fifth Avenue, are
expected to fetch prices of as much as $2,000 a square foot for their planned
top-floor residences.” Plans are also “in the works to create luxury condominiums
among the hotel rooms at the Stanhope Park Hyatt at 995 Fifth Avenue, the
Sheraton Russell Hotel at 45 Park Avenue, and the Gramercy Park Hotel at 2
Lexington Avenue; to intersperse 65 co-op units in the 27 floor Inter-Continental
Hotel at 110 Central Park South; and to convert the old Windsor Hotel at 100 West
58th Street entirely into condominiums and the 373-room Empire Hotel at 44 West
63rd St into to 125 condominiums.”

Gorta, William J.
2002 The Aladdin is a throwback to welfare hotels of the past,
New York Post (March 11, 2002).
“The city's Department of Homeless Services has rented all (137) rooms at the
Aladdin Hotel on West 45th Street off Eighth Avenue to house homeless families
without children... one of 40 hotels ...the city uses to house the homeless, but the
first in Midtown since the closure of (the) notorious welfare the Holland and the
Martinique - now a Holiday Inn.” The “Deputy Commissioner of the Department of
Homeless Services (said). "We have 7,000 families in our system - a record number
- and we were happy to get this building...(The) department is under a court order to
provide a homeless family with shelter within 24 hours after intake.”

Groth, Paul E.
[1994] Living downtown: the history of residential hotels in the United States.
1999 University of California Press. (Second, paperback edition.)
Groth’s history covers the period between 1800 to 1980.“People live in hotels full
time throughout the United States when living in residential hotels was a well
established throughout the country. Americans have been living in hotels “for more
than 200 years, often choosing hotel living over other housing options.... In 1990,
between 1-2 million people lived in hotels, more than in public housing and in San
Francisco, 270,000 hotel homes were 10% of housing....In boarding houses, tenants
rent rooms and proprietor puts food on a common table; in private room houses or
lodging houses, tenants rent rooms and obtain food elsewhere...” Groth, an
architect, focuses on residential hotels in San Francisco and political and economic
factors leading to the decline of residential hotels and kindred accommodations in
cities and the resultant “hotel housing” crisis.

Haaga, Claire et al.

1997 Re-inventing the image of SRO projects - single-room occupancy,
Real Estate Weekly (January 8, 1997).
The president of Housing and Services, Inc. details HSI’s SRO housing projects in
 128

Manhattan. HSI began by renovating the “landmark” Cecil Hotel on West 118th
Street in Harlem hotel which had been vacant for 10 years, reopened in 1988 for 115
formerly homeless. With a loan from a commercial bank, later purchased as a fixed
rate mortgage investment by the New York City Pension fund insured by the State of
New York Mortgage Agency (SONYMA), HSI purchased and renovated the
Narragansett SRO hotel on Manhattan's Upper West Side as supportive housing for
100, 60 of whom are HIV positive. HSI recently bought the Kenmore SRO hotel,
renovating to create larger efficiency apartments with kitchens and baths.

Halasz, Piri
nd The Gerswin Hotel. Lingo 7.
http://www.cultureport.com/newhp/lingo/authors/halasz.html/
Profiles the transformation of a former welfare hotel in Manhattan on 27th Street
east of
Fifth Avenue, renamed the Gershwin, charging $75 to $100 a night for a single and
$22
a night for a shared room. The Gershwin has attracted resident artists and serves as
the home base for musicians when not on the road performing.

Hawaii (State)
2005 Hawaii Revised Statutes §467-1 Definitions, Hotel.
Effective July 1, 2006, amending "§514A-3" changed
to "§514B-3". Law 2004, Chapter 164, §13; Law 2005, Chapter 93, §7.
http://www.capitol.hawaii.gov/

1997 Hawaii Revised Statutes (HRS) Hawaii Transient Accommodations

Law
HRS § 237 D-1 Definitions; HRS § 237 D-3, Exemptions. Effective
September 15, 1997. Posted as:
http://www.mauimapp.com/government/hrs237d.htm
Defines laws for letting, leasing, or renting in hotels and other accommodations and
exceptions.
Hawaii Revised Statutes Volume 10, Chapter 0436, Sub-Chapter 074
§467-30. Registration, bonding, and other
requirements for condominium hotel operators.
http://hrscurrent/vol10_ch0436-0474/hrs_0467-0001.htm/

Hawaii Revised Statutes HRS §445-95.2 Unfair and deceptive

practices
(in the rooming house business) defined.
http://www.capitol.hawaii.gov/
hrscurrent/vol10_ch0436-0474/hrs0445/hrs_0445-0095_0002.htm

Hevesi, Dennis
 129

2002 On the New Bowery, down and out mix with up and coming,
New York Times (April 14 2002). As posted by Common Ground:
http://www.commonground.org/
org_info/media/articles/2002-04-14/
Updates fast moving real estate developments in the Bowery: the non-profit housing
provider Common Grounds purchase and renovation of the Andrews cubicle hotel at
197 Bowery, while at 199 Bowery, the Washington-based Carlyle Group is
constructing a new 12-story luxury rental residential building -- 65 studio,
one-bedroom and two-bedroom apartments called “NoLIta Place” (short for “North of
Little Italy”.) New owners plan to develop the Prince Hotel at 218 Bowery, purchased
in December 2000 for $2.2 million -- “even though, at the time, 53 of the building's
195 cubicles still housed elderly lodgers” (protected by the hotel stabilization
laws)...."Between attrition and buying some out, ... down to 26." In the renovated
building next door to the Prince,
the duplex, 2,400 square foot penthouse rents for $5,500 a month and, for the 2,000
square foot apartment below it, “they got $4,500."

Hoch, Charles
1989 New homeless and old: community and the skid row hotel.
Philadelphia: Temple University Press.
Argues the old SRO hotels served a positive function and that their demolition
precipitated the crisis of urban homelessness in the late 1980s.

Hogan, Howard through Kirk M. Wolter

1987 1988 PES Decision Memorandum 1 (December 23, 1987).
Internal document, United States Bureau of the Census.

Hotel and Motel Management (HM&M)

2005 2005 Hotel & Motel Management’s 2005 limited-service-hotel-chain
survey. (February 10. 2005) Pdf posted on Hotelmotel.com.
Ranks 51 limited service hotel “chains” discriminated by brand and listing parent
companies, franchise/ownership/management type, number of guestrooms and
properties, average daily rate and occupancy, RevPAR, expansion plans for 2005 (if
any), and email contact or website based on information as of the end of 2004 or late
fall 2004. Used as the source (if so noted) for the number of properties and units of
brands for which no updated direct company information was available in Appendix
B, Brands.

2004a 2004 Limited Service Hotel report. (February 2, 2004). Posted on

HH&M’s Hotelmotel.com website.
Lists hotel chains by their rank as of December 2003 which the organization defines
as “limited service” brands priced at “economy” to “mid-scale” levels without food and
beverage services. Days Inn is ranked first (as in 2003); Hampton Inns replace
Super 8 Motels in second place; Comfort Inn ranks, 4th; Holiday Inn Express 5th.
 130

2004b Top Hotel Companies, 2004. Posted on Hotelmotel.com.

These reports are among the sources for Appendices B and C.

Howard Johnson
nd History. Posted as:
http://www.hojo.com/HowardJohnson/
control/home?sid=0&pop=no
By 1961, there were 88 franchised Howard Johnson Motor Lodges in 33 states and
Bahamas and 605 restaurants, 265 operated by the company and the others,
franchised. The brand’s popularity was displaced by more modern style Ramada,
Holiday Inn, and Marriott brands. In 1979, the Howard Johnson brand and the chain
and franchises for 1,040 restaurants and 520 motor lodges operated under the brand
were acquired by Imperial Group PLC of Great Britain. In 1990, the Howard Johnson
name, franchising system, and owned properties were sold to HJ Acquisition
Corporation. This subsidiary of Hospitality Franchises Systems Inc. (“HFS”) was
renamed Howard Johnson International. HFS merged with other companies
emerged as CENDANT in 1997.

Hsu, Spencer S. and Elizabeth Williamson

2005 Housing promises made to evacuees have fallen short,
Washington Post (October 2, 2005). As published in the
Congressional Record posted as:
http://thomas.loc.gov/
cgi-bin/query/F?r109:3:./temp/~r109A7FsIl:e36629:

Humboldt County (California)

2000 Zoning Chapter 4 § C and D (replacing former § INL#312-51;
Ordinance 519, § 248 of May 11, 1965) as amended by Ordinance
2214 on June 6, 2000.
http://www.co.humboldt.ca.us/
planning/zoning/zoning/ch4secCD.htm/
Humboldt County’s definitions of a “dwelling unit”, “hotel”, and “boarding house” are
quoted in Appendix A.

Illinois Legislature
2006 House Bill 2047 Engrossed LRB094 02756
RXD 32757 b § 5,. Hotel; 35 ILCS 145/2 from Chapter 120, paragraph
481b.32 Amends the Hotel Operators' Occupation Tax Act. 35 ILCS
145/2 From Ch. 120, Par. 481b.32
Quoted in Appendix A. This 2006 Bill proposes changes to expand the definition of
hotel and imposition of hotel tax on certain private clubs. Quoted in Appendix A.

Ingram, Paul L.
1996 The rise of hotel chains in the United States, 1896-1980.
New York : Garland Publishers.
 131

Documents the strategies and organizational structure of hotel/motel “chains”

(including brand franchising systems) from the perspective of management science.

Ingram, Paul and Joel A. Baum

1997 Chain affiliation and the failure of Manhattan hotels, 1898-1980
Administrative Science Quarterly 42: 68 - 102. Posted
by Cornell University and the Gale Group as:
http://www.findarticles.com/p/
articles/mi_m4035/is_n1_v42/ai_19586842
Defining "chains" as both owner-operated and brand franchise systems, and chain
components as individual hotels and businesses serving the chain (brand) , the
authors examine six hypothesis. In 1898, one hotel chain operated a single hotel in
Manhattan; through 1980, 103 different hotel chains operated one or more
components in Manhattan. Affiliation with "chains" initially ramps up the knowledge
and sophistication of a hotel component, which degrades with duration or after
separation.

Iowa
nd Iowa Code, Chapter 422A; 701-105.3 Tax base.

1987 Iowa Code, Chapter 103.1(2) Rooms; 105.3(1) (Exceptions)

1999 Iowa Code, Chapter 137C Hotel Sanitation Code 137C.2 Definitions
1 Bed and Breakfast Inn, 4 Guest Room, 5 Hotel
http://www.legis.state.ia.us/IACODE/1999/137C/2.html/
Quoted in Appendix A.

Isay, David, and Stacy Abramson, with photographs by Harvey Wang

2001 Flophouse. New York: Random House.
Isay and Anderson excerpt oral histories of 50 older male residents of four Bowery
hotels audio recorded between 1998-2000. This respectful, non-fiction account of
the men’s lives expands upon the authors’ 1998 audio portrait of residents of the
Sunshine Hotel to three other hotels and adds Wang’s photographs of the men and
their abodes. One resident of the Andrews Hotel describes his hotel neighbors as "
just fellows waiting to die..." whom he loves, even if they are old, lazy and drunk. An
immigrant living at the White House Hotel since 1994 hopes to get out: "I'll be out of
here sooner or later — maybe two months, maybe two years. If I don’t think so, I
would kill myself right now. Right now."

Jakle, John, Sculle, Keith and Jefferson Rodgers

[1996] The motel in America: the road and American culture.
Baltimore, Maryland: The Johns Hopkins University Press

2002 The motel in America. (Paperback edition, February 1, 2002)

The authors type motels by how public and private spaces are clustered. ”Tourist
 132

court” cottages – the first commercial step up from auto camps– present the greatest
variety, with private units aligned in a row, in a U shape, or organized around
features. The authors term “motor courts” an “integrated type” with private units
either in rows or facing out from U-shaped buildings. What the authors call “motels”
per se arrange units in a row, or an L-shape, or attach units in a narrow U-shaped
building. They call “highway hotels” those structures which arrange private units in
rows (some multistoried) or in a cruciform pattern so that the (main entrance)
building can have a hallway without private entrances. The authors contrast Holiday
Inn and Imperial 400 chains. Wilson opened his first Holiday Inn in 1952 then three
more on main roads near Memphis; by 1958, Wilson’s company (owned 50 and) was
operating 79 Holiday Inns within one day's drive of Memphis. By the early 1970's, the
chain claimed a new Holiday Inn was opening every 52 hours; by 1972, the company
had franchised 1,405 and in 1993, when Wilson sold out, his company owned and
operated 1498 Holiday Inn motels. Holiday Inns were typically "two story structures
organized around a central recreational courtyard –often with pools– in a U or L
shape. A dedicated building contained public areas: a lobby, a restaurant, meeting
rooms, and managers’ offices. Exterior walls of guest-rooms were “made almost
entirely of large glass panes, metal sheathed doors, and metal frames" to “strike a
modern appearance.” From the beginning, Holiday Inns offered and continuously
added conveniences and services for guests and were child and pet friendly. The
Imperial 400 chain began in 1959 with a different business model. The central
company built the motels then entered into partnerships with local owners who who
bought a half interest in the property and operated the business. Jakle et al praise
the Imperial 400s for their “ideal place product packaging” ....: All members of the
chain were expected to operate in exactly the same way.” The motels’ design, signs,
services and format were standardized. Imperial 400 motels had distinctive gull-wing
shaped roof over the building containing the lobby and owners’ residence. Private
units were on two floors in U shaped buildings. Imperials were ‘limited service”
motels without restaurants or meeting facilities. The Imperial 400 chain grew fast,
but was bankrupt in 1965, and by 1987 when the chain was sold, only 85 motels
were still in business.

Johnson, Timothy P. And Mark E. Barrett

1991 Homelessness and substance abuse in Cook County. A report
prepared for the Department of Alcoholism and Substance Abuse,
State of Illinois. Chicago, Illinois: Survey Research Laboratory.
This Chicago survey conducted in 1990, separately compares a sample (N=237)
interviewed in emergency shelters characterized as literally homeless and a sample
(N=214) in single room occupancy hotels, on the grounds that the population “at risk”
of homelessness “might include individuals staying in SRO hotels. Here, the “at-risk”
definition becomes even more problematic, since some individuals in SROs may in
reality be literal homeless who have earned enough from day labor to rent a room for
a single night, whereas other SRO occupants should not qualify as being “at risk” for
homelessness, given that they have stable jobs and residence in the same SRO
hotel room for many years....(:8) Compared with the shelter sample, the SRO
 133

sample was much more likely to be currently employed full time (36 vs 7.3 per cent)”
(:9) ... part time
(10.7 vs 6.2 per cent, or working day labor for room and board (3.7 vs. 0.4 per cent)
(:19)]. The proportion of the SRO sample reported they earned $5000 or more last
year also was much greater than for the shelter sample (74.5 vs 31.6 per cent)”
(:20)... People in SRO hotels “interviewed were generally satisfied with their hotel as
a place to live. Almost half (49 per cent) were somewhat satisfied, and 27.6 per cent
were very satisfied. Less than one quarter were either somewhat dissatisfied (14 per
cent) or very dissatisfied (9.5 per cent). Less than half the SRO residents (44.3 per
cent) indicated that they had ever been without a room, apartment, or houses of their
own in which to live....Most SRO residents (56.4 per cent) indicated that getting
enough food to eat was never a problem for them....During the past 30 days, SRO
residents were most likely to have received their meals from the following sources:
food that they had bought and cooked themselves and food purchased in non-fast
food restaurants (75.8 per cent each), fast food restaurants (63.5 per cent) and from
friends and relatives (43 per cent).” (:23). More subjects interviewed in single room
occupancy were “white” (33.7 v 12.5 per cent) and male (77.5 v. 45 per cent) (:18)
than in the shelter sample.

Kentucky (State)
nd Kentucky Administrative Regulations
902 KAR 45:006 Kentucky bed and breakfast (4).
http://www.lrc.state.ky.us/kar/902/045/006.htm/
Quoted in Appendix A.

Kershaw, Sarah
2000 New life for a welfare warehouse, The New York Times
(March 29, 2000).
In the mid-1980s, the “14-story Prince George” (on 28th Street) was the country's
largest homeless shelter for families, housing as many as 1,600 children and
adults... Like other 19th- and 20th-century Beaux-Arts buildings, the hotel’s life cycle
went from a crack-infested welfare hotel and notorious homeless shelter closed by
court order in 1990 to idle vacant ...real estate to its latest incarnation renovated by
the non-profit Common Ground into 416 subsidized apartments housing the
homeless, AIDS patients, and recovering addicts....Tenants...receive federal rental
subsidies and pay 30 percent of their income in rent.. More than 1,700 people
applied... The Prince George apartments brings to 5,548 the number of supportive
housing units the city has added to the low-income housing pool in the last few
years, with another 1,200 under construction, officials said.”

Kitner, Kathi R.
2001 Ethnographic social network tracing of South Atlantic fishermen.
Census 2000 Ethnographic Evaluation Final Report 5. Final report
for Memorandum of Agreement 91-00-MOA-01 between the Bureau of
the Census and National Marine Fisheries Service of the United States
 134

Department of Commerce. South Atlantic Fishery Management

Council.
Traces a social network of fishermen. The most highly mobile stayed where they
could in between trips--renting motel rooms if their cut from the sale of the fish catch
was high enough, or else staying with local friends, or sleeping on docked boats.

Koebal, C. Theodore
1995 The tortuous path to nonprofit development. Center for Housing
Research, Virginia Polytechnic Institute and State University. Posted
as:
http://www.arch.vt.edu/caus/research/vchr/pdfreports/torturous.pdf
Case study of the conversion of the vacant Hotel Warwick in Newport News,
Virginia, built in 1883 into a SRO hotel for the formerly homeless (95-6; 22 pages).

Koegel, Paul, et al.

1996 The causes of homelessness, IN: Homelessness in America.
Oryx Press.
Point to the demolition of “SRO housing” as root cause of surge in homelessness -
between 1970-1982, New York City lost 87% of its stock of SROs renting for $200
per month or less, the “cubicle hotels” of Chicago were “totally eliminated” and
by 1985, Los Angeles had lost more than half of its downtown SROs.

Kozol, Jonathan
1988 Rachel and her children: homeless families in America.
New York: Fawcett Columbine.
This account of conditions families endured in New York “welfare hotels” rallied
reforms.
Lakefront Single Room Occupancy Corporation (Chicago)
2003a (Website): http://www.lakefrontsro.org/index.html

2003b Harold Washington - Morland Hotel

http://www.lakefrontsro.org/harold.html/

2003c Lakefront Supportive Housing 2003 Annual Report.

http://www.lakefrontsro.org/annual_report.pdf/

2003d Tenant profiles

http://www.lakefrontsro.org/tenant.html/

2003e South Loop Apartments

http://www.lakefrontsro.org/south-loop.html/
Lakefront, a leading developer and provider of subsidized permanent housing in
Chicago, characterizes its properties and tenants in these web pages. Lakefront’s
original projects converted former hotels into SRO housing; their current projects are
new construction low income apartment buildings.
 135

Lake View YMCA (website)

nd http://www.lakeviewymca.org/

Levavi, Peter
1996 Citywide CDCs: Chicago CDCs increase efficiency,
National Housing Initiative Newsletter (May/June 1996).
http://www.nhi.org/online/issues/87/citywidecdc.html/
Describes renovations and construction of new SRO housing in Chicago by the
Lakefront SRO Corporation and Century Place Development Corporation (CPDC).

Levine, Gerald M. and Donald S. Snider

1985 Analysis of new law designed to curb reduction of SROs,
New York Law Journal (August 7, 1985).

Lewis, James
2003 Evaluation report of the Lakefront SRO Near South Employment
Center.
Chicago, Illinois: Institute for Metropolitan Affairs, Roosevelt University.
Evaluates Lakefront’s program to train and hire tenants in the SRO buildings the
organization developed and manages.

Liberty Hill Foundation

2005 Far from Skid Row they long to go, Connexus 28:4.
http://www.libertyhill.org/common/publications/connexus/
vol28_issue4/cnx28_4_farfromskidrow.htm
The Downtown Women's Action Coalition (DWAC), a coalition of 20 homeless
service providers which include Liberty Hill grant recipient, the L.A. Community
Action Network (LA CAN), released findings of its most recent needs assessment of
homeless women on Skid Row and conclusion: "The number of homeless single
women and families has continued to dramatically increase, but housing and
services - all originally designed for men -- are still woefully inadequate." DWAC
summarized characteristics of women living on Skid Row hotels, missions, and
streets who were interviewed for this 2005 assessment: Almost all were born in the
United States. The majority have at least a high school education or equivalent. The
women's ages range from 19 to 80 years old and 40 percent have children under the
age of 18. Their median income is $221/month.

Link, Blenda
2005 City moving to enforce ordinance, Thomasville Times Enterprise.
http://www.timesenterprise.com/
content/1/5321/City+moving+to+enforce+ordinance.htm
The city government of Thomasville, Georgia, believes there are as many as 13
boarding house operating illegally in 2005, four of which have been the subject of
complaints. The city plans to issue an "informative brochure” outlining Thomasville’s
ordinances “defining the criteria boarding houses must meet if located within city
 136

limits" as a first step toward enforcement.

Lipscomb, Robert E.
2001 A place in the sun.
http://www.whatsupstl.com/Archives/issue3.2/sro.html/
In St. Louis, former boarding houses and rooming houses that once packed the
Soulard neighborhood are “long closed and torn down. Today, most rooming houses
are located on the north side of the city, some operating on the sly under the radar
view of licensing officials. Other large SRO’s (single room occupancy) buildings such
as the Mark Twain Hotel downtown, the Lincoln Hotel in midtown, and the Salvation
Army’s restrictive Railton Residence on 18th Street represent the last of a once
common housing option for the city’s poorer residents.”

Lelchuk, Irene
2002 San Francisco homeless advocates push for permanent rooms in
hotels,
San Francisco Chronicle (page A - 32, Wednesday, December 18,
2002).
“A report released by the Tenderloin Housing Clinic, which runs six existing
residential hotels funded by the city, says taxpayers would get more bang for their
buck if the city spruced up rundown hotels rather than expanded the shelters.
Operating 1,000 hotel rooms would cost nearly 40 percent less than 1,000 extra cots
in a shelter, or $2 million less, according to the report.”

Lobo, Susan
2001 American Indian mobility in the San Francisco Bay Area. Final report
for purchase order contract 43-YA-BC-030121submitted to the United
States Bureau of the Census. Unpublished report.
“Doris”, one of the chronically homeless Bay Area American participants who kept
journals of where each went and slept and ate during the spring and early summer of
2000, noted when she and her husband “had money,” they paid by the day or week
to stay in a particular downtown hotel. After her husband stopped drinking, he
“began staying consistently at a hotel” while “Donna” stayed on the streets. Other
participants living mainly on the streets reported their stays in inexpensive motels
outside town and additional downtown hotels. None of the participants in this
research “were enumerated in the inexpensive hotels and motels where they often
stayed.”

Louisiana (State)
nd (1) Louisiana Civil Code, Article 3232 §6 Innkeepers, definition;
Privileges of innkeeper...

2001a Louisiana Revised Statutes Title 20 §4. Governing bodies' authority to

prohibit hourly rentals. Acts 2001, No. 920, §1.
 137

1896 Louisiana Revised Statutes, Title 21, Hotels and Lodging houses,
Chapter 1, Sanitary Conditions, §1. Bed linens
http://www.legis.state.la.us/lss/lss.asp?doc=81989/
Quoted in Appendix A.

Mahler, Sarah J.
2005 Suburban transmigrants: Long Island's Salvadorans IN: Héctor R.
Cordero-Guzmán, Robert C. Smith and Ramón Grosfoguel (editors)
Migration, transnationalization, and race in a changing New York.
Philadelphia: Temple University Press.

1995 American dreaming: immigrant life on the margins.

Princeton University Press.
Ethnography of undocumented Salvadoran and South American immigrants in a
Long Island town documents how living in suburban homes illegally functioning as
rooming
houses and secretive doubling up in rental apartments contribute to structuring
undocumented immigrants’ marginality.

1993 Alternative enumeration of undocumented Salvadorans on Long Island.

http://www.census.gov/srd/papers/pdf/ev93-26.pdf
The behavioral barriers identified as preventing a complete and correct enumeration
of undocumented immigrants from Central and South America in the 1990 Census
included “irregular housing” in illegal unregistered rental rooms in private homes cut
into single room occupancy units and resistance to government (regulation) by the
immigrant roomers’ landlords. The full scale ethnography (Mahler 1995) provides
more details.

Manning, Jason
2001 The eighties: the homeless.
http://eightiesclub.tripod.com/id343.htm/
"In New York City, tax abatements in the early '80s encouraged developers to
replace flop houses with luxury condominiums. Similar urban policies had the same
effect across the nation. Restrictions on the sale and rent rates of subsidized federal
housing, approved in the 1960s, were expiring. Between 1974 and 1983, according
to Harvard's Joint Center for Housing Studies, nearly 900,000 SRO
(single-occupancy units) that rented for less than $200/month were lost. The number
of SROs in New York fell by 89%, from 127,000 to 14,000.”

Marcelin, Louis Herns and Louise M. Marcelin

2001 Ethnographic social network tracing among Haitian migrant workers in
south Florida. Census 2000 Ethnographic Evaluation Report 6.
Final report for purchase order contract 43 YA BC- 033108.
Traces the residential arrangements of a crop harvesting crew made up of older
Haitian immigrant farm workers both in their base community in south Florida and
 138

during their seasonal work migration to contract work sites further north. In their
base community, the participants in this Haitian social network took in or were
themselves boarders; during their migrations and stays at harvest work sites, crews
lived together in buildings rented in labor camps, in “farm worker” hotels, and some
staying longer roomed in local houses.

Maryland (State)
nd Maryland Administrative Code, Business Regulation, Title 15 Lodging
15-201.
Quoted in Appendix A.

Matloff, Judith
2002 Neighborhood is uneasy as hotel becomes a shelter, New York Times
(July 7, 2002).
“The (170 room) Parkview Hotel (in Harlem) reopened as a youth hostel three and a
half years... After September 11th, its occupancy rate shrank to 30 percent;.. The
hotel's owner...decided to lease (the renovated rooms) to the Department of
Homeless Services for $60/night. “

McConahay, Mary Jo
2005 Chinatown Community Development Center, San Francisco, California.
Marguerite Casey Foundation
http://www.caseygrants.org/
pages/stories/stories_popup_chinatown.asp
Notes prevalence of Chinese families living in the 120 SROs originally built for
Chinese single male immigrants in Chinatown, San Francisco.

McKay, Ruth
1992 Cultural factors affecting household coverage and proxy reporting
in Hispanic (Salvadoran) households, IN: Proceedings of the
Annual Meeting of the American Statistical Association, pages 614-
618.

McKnight, Reuben
2002 The legacy of the Ozark ordinance, Preservation Seattle (on line
magazine, October 2002).
http://www.cityofseattle.net/
commnity/histsea/preservationseattle/publicpolicy/defaultoct.htm
After two deadly hotel fires, in 1970 Seattle retroactively amended the fire and
housing codes; the laws known as the "Ozark Hotel Ordinances" required older
hotels and apartments to upgrade, which owners could not afford. "As a result,
thousands of low-cost housing units were lost, buildings were vacated, redeveloped
or demolished, and the character of some of Seattle's oldest urban neighborhoods
was forever
 139

changed." By one estimate, 5000 low rent units were lost. Demolition and urban
redevelopment claimed most Seattle SRO “skid row” hotels; by 1998, only four were
left: the Alps, the Panama, the Publix, and the St. Regis.

Mead, Margaret, with an introduction by Sergei Alexandrovich Aruti

[1951] Soviet attitudes toward authority, New York: Berghahn Books.
2000 (New edition)

Mead, Margaret and Rhoda Métraux (editors)

1953 The study of culture at a distance, (Researching Western
Contemporary Cultures, volume 1).
[2000] (re-publication) Bergan Books.
A collection based on study-at-a-distance methods analyzing aspects of the national
cultures of China, Thailand, Italy, Syria, France, Germany, Russia, Romania, and
Great Britain, the Soviet style of chess, Jean Cocteau's film La Belle et la Bête, and
the cultural interpretations of Rorschach tests administered to Chinese subjects.

Michigan (State of)

1972 Act No. 230 State Construction Code Act. Section 4 b.
1913 Act 188 Hotels, Inns and Public Lodging Houses. (B) Hotels.
http://www.legislature.mi.gov/
(g0gxmk45zqvzdl45atu1dy45)/mcl-427-1
Quoted in Appendix A.

Missouri Business Network

2005 Lodging. http://www.missouribusiness.net/iag/lodgings/
Missouri’s state legal definition of lodging establishments posted on this page is
quoted in Appendix A.

MKG Group
2005 Global hotel chain ranking, 1995-2005, HRT Magazine 129
(November 2005). Excerpt posted by Hospitality Trends.com
http://www.htrends.com/trends-detail-sid-19308.html
Ranks the 11 leading hotel groups (eg. 1=InterContinental, 2=Cendant, 3=Marriott,
Accor, et al) by growth in the number of properties and guest units world wide in the
decade between 1995 and 2005. Identifies Marriott International, Hilton, Accor,
InterContinental and Choice as the groups which experienced the largest increases
in capacity – Marriott’s American group alone increasing its supply of rooms 2.5
times by 285,000 guest units. Signals “American economy hotels” as the most
dynamic growth sector world wide. Lists “chains” which experienced “biggest
increases in capacity in the past decade by the increase (up between 75-104
thousand) and net number of “rooms” world wide. Listed as “chains” are some
brands (eg. Hampton Inns, Super 8, Ibis, Mercure, Marriott), sub-brands (eg.
Express by Holiday Inn). Information is taken from the MKG DataBase which
 140

contains a sample of “more than 40,000 hotels” with 1.1 million guest units
worldwide.

Montoya, Martin Dale

1992 Ethnographic evaluation of the behavioral causes of undercount: Woodburn,
Oregon. Final report for Joint Statistical Agreement 90-06 with University of
Oregon. Ethnographic Evaluation of the 1990 Decennial Census Report 25 /
PREM 208 (December 29, 1992). Washington, D.C.: Bureau of the Census.
http://www.census.gov/srd/papers/pdf/ev92-25.pdf
http://www.census.gov/srd/papers/ps/ev92-25.ps
Describes a colony of immigrant Spanish-speaking Mexican farm workers living in a
motel they turned into an informal “rural SRO”. Farm worker family groups, couples,
and room mates occupied and cooked in all rooms in the property.

Murphy, H. Lee
2002 Roadside respite - hotels suffer in wake of 9/11,
National Real Estate Investor (May 1, 2002).
In 2001 the number of hotel rooms increased 2.4% to 4.2 million rooms;
in the “mid-scale segment without food and beverage” room supply rose 8.1% to
561,000 rooms. Development of limited-service hotels and motels surged in the
1980s; “many...built back then are nearing the end of their useful
lives...Limited-service hotels that are five years old still seem new and fresh. But
properties that are 12 and 15 years old have to worry....The architecture on a
low-rise roadside hotel begins to look awfully dated after 15 or 20 years An old
limited-service property typically doesn't lend itself to refurbishment like a big luxury
hotel does. ..The architecture in high-rise hotels is more timeless.”

Murray, Nancy
2001 Ethnographic social network tracing among young adult seasonal
workers.
Census 2000 Ethnographic Evaluation Report 4. Final report for
purchase order contract 43 YA BC- 032735.
Participants the social network Murray observed lived in a lodge provided by their
common employer at a national park where they worked before, during, and after
2000 Census field enumeration operations. This lodge, built and formerly used to
accommodate park visitors, was effectively converted into their workers’ quarters.
The lodge was the domicile where each of them lived the longest (six to ten months)
in the year 2000 and where they had repeatedly lived seasonally during prior years.
“None acknowledged having tenure rights anywhere except temporarily and through
their employment in remote rural locations or spoke of any "permanent" home”...
once they entered their itinerant occupation.” The lodge and the young workers in
this social network were not found enumerated. Although the lodge appears on pre-
Census lists as a “Special Place” and “Group Quarters”, it is located in one of ten
 141

contiguous blocks deleted from the Census enumeration case load in May 2000
along with other staff quarters, a hotel, cottages, cabins, and large camp ground.

Nash, Margo
1996 Times Square owner tries to oust tenants for tourists,
Tenant/Inquilino (October 1996). Posted as:
http://www.tenant.net/Tengroup/Metcounc/Oct96/longacre.html/
Longacre Hotel at 317 West 45th St ... was like the Barbizon, a place where young
women from out of town found safe haven in the big city. Some of those women are
still there. But they are no longer young, and the Longacre is no longer safe. The
163-unit single-room-occupancy hotel fell on hard times about 15 years ago..(its
owner recently defaulted on the mortgage and the court sold the SRO hotel. The
new owner is “fixing up the top floors...and renting the rooms to European tourists.
Downstairs, he has been trying to force out the tenants including 80 or 90
Senegalese immigrants who call the Longacre home. ...There are only 83 units left at
the Longacre with permanent tenants...”

Nassau County (Long Island, New York State), Office of the District Attorney
2005 Dillon announces welfare fraud sweep and calls for procedural
change. Press Release, March 15, 2005.
http://nassauda.org/dawebpage/pressreleases/
2005/Welfare%20Fraud%20Filing%20Charges%203-15-2005.htm
Seven individuals are criminally charged with submitting falsified receipts for stays in
commercial motels reimbursed by the Nassau County Department of Social Services
as housing assistance.

National Coalition for the Homeless

2002 Why are people homeless? NCH Fact Sheet #1.
Published by the National Coalition for the Homeless in September
2002
as quoted in : http://www.nationalhomeless.org/causes.html/
"A housing trend with a particularly severe impact on homelessness is the loss of
single room occupancy (SRO) housing. In the past, SRO housing served to house
many poor individuals, including poor persons suffering from mental illness or
substance abuse.
From 1970 to the mid-1980s, an estimated one million SRO units were demolished
(Dolbeare, 1996). The demolition of SRO housing was most notable in large cities:
between 1970-1982, New York City lost 87% of its $200 per month or less SRO
stock; Chicago experienced the total elimination of cubicle hotels; and by 1985, Los
Angeles had lost more than half of its downtown SRO housing (Koegel, et al, 1996).
From 1975 to 1988, San Francisco lost 43% of its stock of low-cost residential
hotels; from 1970 to 1986, Portland, Oregon lost 59% of its residential hotels; and
from 1971 to 1981, Denver lost 64% of its SRO hotels (Wright and Rubin, 1997).
Thus the destruction of SRO housing is a major factor in the growth of
homelessness in many cities.”
 142

National Trust
nd Wabash YMCA: The Renaissance Apartments, Chicago, Illinois
http://www.nationaltrust.org/
issues/housing/Wabash_YMCA_IL.html/
Describes the resurrection of a venerable former residential YMCA as permanent
housing.

New Media
2005 Rumor mill roils tenants at JVP low rent hotels,
Los Angeles Garment and Citizen (May 11, 2005).
http://www.garmentandcitizen.com/
category/archives/archived-news-stories/
downtown-residential-low-rent-hotels.php
Tenants in the Japanese Little Tokyo section of Los Angeles fear losing the rooms
they rent in the $400 to $600 range in the Alexandria Hotel (5th Street at Spring
Street), the King Edward Hotel, and the Baltimore (across the street from each other
at the corner of 5th Street and Los Angeles Street). All three are owned by Yacobian
Enterprises; the new owners "plan to convert the buildings into higher-end lofts or
apartments" that combined currently provide about 800 low rent housing units.

New Mexico (State)

nd New Mexico CPR 12.2.3.7 Definitions: A “Time share”
Quoted in Appendix A.

New Mexico, House of Representatives

2005 House Bill 0354.
http://legis.state.nm.us/
Sessions/05%20Regular/bills/house/HB0354.html/
Proposed 2005 bill to apply statewide certain definitions currently used in those
counties and municipalities which levy an occupancy or lodging tax.

New York City - See “City of New York” above.

New York State

1929 New York State Multiple Dwelling Law (MDL) of 1929 as amended
in 1955, 1987, and later.
Chapter 713 Definitions, 7 Multiple Dwelling, 8.a. Class A Multiple
Dwelling, 12 Hotel, 13 Rooming house or furnished room, 14 Lodging
house, 16 "Single room occupancy", 21 Dormitory and cubicle.
Version posted by Tenant Net:
http://tenant.net/Other_Laws/MDL/mdl01.html
Definitions and exceptions for “multiple dwelling” and for the multiple dwelling
classes A and B, and definitions of hotel, rooming house, lodging house, single room
occupancy dormitory in lodging house, cubicle are quoted in Appendix A.
 143

New York State, Division of Housing and Community Renewal (DHCR)

vd Rent Stabilization Code (RSC).
The Rent Stabilization Code issued by the New York State Division of Housing and
Community Renewal (DHCR) codifies laws and procedures of New York City’s Rent
Stabilization Law (RSL) which is explicitly applied to units occupied by residents in
hotels, motels, boarding houses and the like.

New York State, Division of Housing and Community Renewal (DHCR), and New
York City Department of Finance
1992 Transient rentals in SRO-type buildings, Summary, Appendix Q1, IN:
1992 Hotel Study, pages Q-1 to Q3.
Compared income and expense statements filed with the city’s Department of
Finance and rent rolls filed with the state to derive rough estimates of the proportion
of income hotels, residential SRO buildings, and rooming houses received from
residents versus transients. Only 55 per cent of the hotels, 58 per cent of the
rooming houses, and 67 per cent of the “SRO” buildings were registered with DHCR;
of those filing with both agencies, the percent of registered rent stabilized units was
about the same (87 per cent of the rooming house units, 88 per cent of the hotel
units and 91 per cent of the SRO buildings) however rooming houses and SRO
buildings derived a much higher (44 per cent plus) part of their income from those
units than hotels.

News Hour
2005 Care not cash. (Transcript of segment aired April 8, 2005).
http://www.pbs.org/newshour/
bb/economy/jan-june05/homeless_4-8.html
This radio broadcast featured interviews with San Francisco officials and street
homeless on the new program.

North Dakota (State)

nd(1) North Dakota Century Code, Title 1, Chapter 23-09.1 Bed and
Breakfast Facilities.
http://www.legis.nd.gov/cencode/t23c091.pdf/

nd(2) North Dakota Administrative Code Section 33-33-06

North Dakota Department of Health, Division of Food and Lodging

nd Complete requirements (for lodging and food service).
http://www.health.state.nd.us/ndhd/admin/food/

Ohio (State of)

nd(1) Hotel Facts. Hotel frequently asked questions.
http://www.com.state.oh.us/sfm/firefaq.htm#HOTELFAQ/

nd(2) Ohio Revised Code, Title 53, Chapter 21, §5321.01 - Definitions.
 144

http://www2.onu.edu/

nd(3) State of Ohio 1301:7-5-08 Hotel and SRO Facility License.

(A) § 124.0 General (a) 124.1.1(ii) Extended stay hotel.
Ohio’s legal definitions of the SRO, the hotel/motel. and the extended stay hotel
Quoted in Appendix A.

Opdyke, Jeff D. And Amy Schatz

2005 Red tap cramps Gulf relief work; not fast, not vast,
The Wall Street Journal, pages A3, A14 (Tuesday, October 18, 2005).
Reports that as of Sunday October 16th, “ FEMA was providing shelter to just 15240
families nationally, including those in trailers, about 2800 on cruise ships, and 1633
in federally owned housing. The American Red Cross said nearly 625,000 remained
in hotel rooms it was providing as of last Saturday.”

Otley, Tom
2005 The Pierre, New York, Business Traveler (January 2005).
http://btonline.co.uk/default.asp?
Page=14&PUB=65&ISS=12749&SID=473981
“The restored 1930s Georgian-style 41-story (Pierre Hotel, Fifth Avenue at 61st
Street) is a mix of 201 rooms, including 52 suites, plus 72 condominiums. The
condominiums are “known as “co-ops” and run by a committee who can reject
potential purchasers”... and ... take the lion's share of the Central Park views.
But with Pierre Bergé's 38th-floor apartment recently on the market for $9 million
– with a monthly maintenance fee of $12,000 – they certainly pay for the privilege....
A typical floor might have both co-ops and hotel rooms, giving the hotel a unique
feel.”

Pennsylvania (State)
nd (1) Pennsylvania Code § 50.1. Occupancy groups; (d) Group C—Group
habitation. (2) Division C-2; Chapter 55 (relating to Division C-2)

nd(2) Pennsylvania Administrative Law § 60.1. Definitions.

Quoted in Appendix A. Pennsylvania state law places hotels in the Group Habitation
Division C-2 class of buildings along with diverse noncommercial and domiciliary
facilities.

Peters, Jeremy W.
2002 Four-star dorms, New York Times, Section 4A, page 7
(Sunday, November 10, 2002).
Describes the "lavish” dorm rooms offered by several colleges in leased “botique”
hotels.

Pharr, Robert Deane

1971 SRO. New York: W. W. Norton and Company Inc.
 145

This 600 page novel depicts the lives of drunks, junkies, and prostitutes stuck in a
flea-bitten single-room occupancy hotel in Harlem, New York City in the 1960s.

Powell, Dave
2000 Digression, repression: the RGB is now in session!
Posted on Tenant Net in July 2000.
http://www.tenant.net/Tengroup/Metcounc/Jul00/repression.txt/
At a Cooper Union hearing on rent hikes, tenants of single-room-occupancy units
(SROs)”told horror stories of living in SROs that were converting to tourist
hotels—most often by illegal means “ The Westside SRO Law Project presented
photographic
evidence of the difference between rooms rented to tenants vs. those rented to
tourists—in the same hotels. One set of photos pictured pristine floors and fresh
linen. The other showed torn floors, holes in walls the size of basketballs, and lead
paint chipping from the ceiling.”

Prince Georges County, Maryland

nd Prince Georges County Code, Zoning, § 27 - 365 (5):
Hotel or Motel.
Legal definitions and several requirements for motel and hotel are quoted in
Appendix A.

Project Renewal
nd http://www.projectrenewal.org/housing.html/
Profiles the "incarnations" of the Holland Hotel. Built in 1918 as an elegant
residential building, the Holland deteriorated into a “seedy” SRO hotel the land lord
leased in the 1980s to the City as a family shelter. In 1995, Project Renewal
renovated the building as supportive housing for 307 residents, renaming it Holland
House. Also describes other Project Renewal supportive housing: the Clinton
Residence for 57 mentally ill on West 48th Street in Manhattan, Tinton Residence in
the Bronx and the new St. Nicholas Residence in Harlem.

Proscio, Tony and Ted Houghton

2003 Landlord, service provider, and employer: hiring and promoting
tenants at Lakefront SRO. Corporation for Supportive Housing
http://www.csh.org/html/lakefront-final.pdf/
Reviews the Lakefront’s experience with hiring tenants of the organization’s system
of supportive permanent SRO housing.

Reese, Ronnie
2005 Lake View YMCA considers future of aging building,
Inside Chicago's Near North (weekly newspaper).
http://www.insideonline.com/site/epage/24064_162.htm/
 146

The 77 year old Lake View YMCA, formerly know as the Lincoln-Belmont YMCA,
"was originally built as a hotel for men who had come to Chicago seeking
employment. At the time, the average stay was two days. Now, residents of (Lake
View Y’s) 224-unit SRO (single room occupancy) facility stay for five, 10, 20 years or
more...”

Rivera, Carla
2004 Growing up fast in Skid Row hotel, Los Angeles Times (October 9,
2004)
Posted on the School on Wheels website as:
http://www.schoolonwheels.org/artman/publish/article_32.shtml/
Profiles families with children to illustrate the more than 800 children living in Los
Angeles’ “Skid Row” hotels and missions. Families with four or five children
frequently occupy a single room, with a hot plate or microwave for cooking and share
community bathrooms. "Surveys counted more than 140 children living in the Ford
Hotel, 112 in the Frontier Hotel on 5th Street, and about 70 at the Huntington Hotel
on Main.” One mother profiled has been living with her 3, 11, 13, 14, and 16 year
old children for two years in a cramped room in the Ford Hotel. She "pays about
$340 monthly for two connecting rooms" where "she and her five children sleep on
two sets of bunk beds. She purchased a tiny refrigerator and has a microwave oven.
When funds run low, they sometimes go to a mission or soup kitchen to eat." Their
father is in prison.....
The Ford is "a gloomy-looking six-story tan structure with 295 rooms and nearly 500
residents, is in a commercial zone dotted with garment and printing shops, seafood
processors and wholesale produce markets." ..."Built in 1925, (the Ford) has been a
target of the city's slum task force "; in 1999, it was declared a public nuisance;.."by
2002, the hotel was being run by a nonprofit organization and operated primarily as
transitional housing for homeless families. Authorities determined that conditions had
improved and lifted the public nuisance designation. In 2003, the hotel changed
hands again and is now owned by Ford Hotel LLC, a company headquartered in
Arcadia.
"Although the Ford is a place where people usually stick to themselves, it can
sometimes take on the air of a community, with the rhythms of Tejano music pouring
out of some rooms.”
(Note: During 2005, the Shelter First organization began renovating the Ford Hotel.
Its typical SRO rooms are 8 by 12 feet. This article refers to recent studies by the
USC's Center for Religion and Civic Culture and the Downtown Women’s 2001 and
2004 needs assessments.)

Rodriguez, Yolanda
2005 Katrina: the aftermath: evacuees at home in hotels,
The Atlantic Journal and Constitution (September 29, 2005).
Profiles 300 Katrina evacuees living in 55 units of an extended stay hotel outside
Atlanta over a month after the storm.
 147

Romero, Mary
1992 Ethnographic evaluation of behavioral causes of census undercount
of undocumented immigrants and Salvadorans in the Mission District of
San Francisco. http://www.census.gov/srd/papers/pdf/ev92-18.pdf

Romero, Dennis
2004 From Desolation Boulevard, Los Angeles City Beat 35
(Cover story, February 5, 2005).
http://www.lacitybeat.com/article.php?id=634&IssueNum=35/
Developers are planning to turn some transient housing (or “SROs” for single-room
occupancy) buildings into “market rate” yuppie lofts and apartments, pulling
available beds from Skid Row...encouraged by state and city “adoptive reuse” tax
and code breaks intended to foster inner-city preservation. "New York transplant
Gilmore sparked interest in Skid Row as more than just a homeless zone when, in
1998, he
purchased three early-1900s buildings at Fourth and Main, converted them to lofts,
and christened the northwest corner of the Row as the Old Bank District. Since then,
he’s been a principal in the purchase of such nearby mainstays as the El Dorado
Hotel, the Palace Theater, and St. Vibiana’s Cathedral – all slated for
redevelopment. “All of those buildings were empty and didn’t require relocation or
dislocation, and our future plans don’t involve relocation or dislocation,” Gilmore
says.”... The “owner of the Frontier Hotel at Fifth and Main streets has bought the
adjacent Rosslyn Hotel for more than $5.5 million and hopes to convert both
buildings into “market rate” dwellings. The Morrison Hotel near Staples Center, long
a spot for transients, is up for sale. The Cecil Hotel, another single-room-occupancy
haunt for the sometime-homeless, has undergone $4 million in renovations and is
targeting a Euro-traveler market....”

Rossi, Peter
1989 Down and out in America: the origins of homelessness.
Chicago: Chicago University Press.
Rossi’s was perhaps the most influential in a chorus of academic writings pointing to
the loss of affordable indoor accommodations as a cause of the upsurge in
homelessness.

Rymer, Russ
2001 Rules of the row, Mother Jones (March/April 2001). Posted as
http://www.motherjones.com/news/feature/2001/03/skidrow.html/
Los Angeles has the largest skid row in the nation --50 square blocks, 11,000
residents, 85 percent black ; 80 percent, men. "The fortunate among them stay in
missions or emergency shelters or subsidized hotels. The rest -- an estimated 4,000
-- live on the street." LA’s skid row is "an intentional place ...designated and nurtured
by the city fathers. In 1976, the Los Angeles City Council adopted a redevelopment
plan included a 'policy of containment.' Those to be contained were the homeless,
 148

and the area they were to be contained in was the neighborhood known officially as
Central City East."
"By the early 1980s, half of the hotels in Central City East had been torn down (many
for parking lots) or had burned. Of the remaining 63 SROs, 18 have since been
bought and rehabbed by the (Skid Row Housing) Trust, and another 19 by a sister
nonprofit, the SRO Housing Corporation. Between them, the two organizations own
more than a third of all the residential rooms in the Row." "'The Trust' ....renovated
Single Room Occupancy (SRO) hotels as clean and modern and architecturally
stylish as anything in Beverly Hills. The hotels are relics of a venerable heritage of
male transiency: Built to house the seasonal agricultural workers, ambitious
adventurers, and layover railroad personnel who filled downtown Los Angeles in the
early years of the 20th century,
they weren't considered disreputable at the time. But their standard layout -- small
rooms with a bed and a dresser, communal bathrooms down the hall -- made them
convenient dormitories for despondency when Central City East became a dead end
instead of a way station...”

San Francisco Board of Supervisors

2001 Citywide families in SROs. Report on the census of families
living in Single Room Occupancy hotels in San Francisco.
San Francisco Board of Supervisors’ SRO Health and
Safety Task Force and the Families in SROs Workgroup
Subcommittee.

Schill, Michael H. and Benjamin P. Scafidi

1997 Housing conditions and problems in New York City: an analysis of the
1996 Housing and Vacancy Survey. Posted as:
http://www.housingnyc.com/html/research/
html_reports/schill/schill2.html
1998 IN: Housing conditions and problems in New York City:
facing the future. State University of New York Press.

Schneider, Mike
2005 Report: Hotels are one of few industries benefiting from Katrina.
Associated Press Wire. Posted Sep. 23, 2005 on:
http://www.hospitalitynet.org/
A Smith Travel Research report released in September 2005 estimated 290 hotels
with almost 42,000 rooms in New Orleans and along the Gulf Coast, representing
almost 1 percent of the nation's lodging supply, were ...out of use because of
damage from Katrina; as many as 14,000 rooms could be closed through the end of
the year.

Schultz, Barbara
 149

2003 Residential hotels must be improved, not eliminated, Daily Journal

(March 17, 2003) as posted by the Los Angeles Foundation for Legal
Aid
http://www.lafla.org/news/view16.asp/
In Los Angeles' Skid Row, where 23 single-room occupancy residential hotels
combined contain "about 3,700 hotel units... has been discovered by loft dwellers,
redevelopment boosters, and ...the L.A. City Attorney's office... "The owner of the
Frontier (announced) plans to convert his 450 single-room occupancies into 120
market-rate lofts" (after the City Attorney's office) ..."filed an injunction against the
Frontier Hotel ...threatening to close the hotel if the owner doesn't comply with a
series of reforms to abate nuisance activity around the hotel." What the City Attorney
should be doing is "enforce tenant rights and its rent control ordinance and state law
by stopping hotel owners from engaging in the 28-day shuffle. This is a practice
where the hotel tenant is forced to move rooms or move out for a night in an illegal
attempt by owners to avoid creating a tenancy and the rights that come with it."

Schwartz, Fred
2005 Getting to know the Asian American Hotel Owners Association,
International Franchise Association Bulletin (March 2005).
http://www.franchise.org/news/fw/mar05j.asp/
Sixty five per cent of the hotels and motels owned by AAHOA's 8,700 members are
franchises and 60 percent of AAHOA members' last names are Patel and in families
which originated from Gujarat, India. "AAHOA members now own 20,000 hotels with
more than one million rooms, representing more than 50 percent of the economy
lodging properties and nearly 37 percent of all hotel properties in the United States.
Approximately 13,000 of the properties are franchised while 7,000 are independent.
The market value of the properties owned by AAHOA members is estimated to be
$29.9 billion in franchised properties and $8.1 billion in independent properties."

Schwede, Laurie and Yukiko Ellis

1994 Exploring associations between subjective and objective assessments
of household membership, Proceedings of the Survey Methods
Section, Annual Meeting of the American Statistical Association (ASA),
325-330
American Statistical Association.
http://www/amstat.org/sections/SRMS/
Proceedings/papers/1994_051.pdf
“The 12 measures of attachment to households were obtained by asking, “When you
stayed at (PLACE NAME), did you: 1) Eat (t)here most of the time? 2. Sleep (t)here
most of the time? 3. Have your own room/space? 4. Feel free to invite visitors at any
time? 5. Help with chores, such as cleaning house or watching children? 6. Have
your name on the lease or mortgage? 7. Have a say in making house rules? 8. Use
the address to receive mail, phone calls, or messages? 9. Have a key and the right
 150

to come and go any time? 10. Contribute money for rent, food, or bills? 11. Keep
furniture, T.V., or other large belongings (t)here? 12. Keep personal belonging such
as clothing or jewelry (t)here?” (:328).

Siegal, Harvey Alan

1974 Outposts of the forgotten: an ethnography of New York City's welfare
hotels and single room occupancy [S.R.O.] tenements.
New Haven: Yale University.

Simpson, John H.
1984 Struggling to survive in a welfare hotel.
New York: Community Service Society.
Forty heads of households, representing their 194 family members, describe what it
was like living the Martinique in midtown Manhattan while it was a “welfare” hotel.

Smith, Edward L.
1987 Considerations in starting. B&B Fact Sheet. Caldwell, Ohio: Ohio
Cooperative Extension Service, The Ohio State University, East
District.
[2002] Posted as: Starting a bed & breakfast. Business Management and
Marketing: Bed and Breakfast. Tourism Educational Materials -
33420037 June 6, 2002 by Michigan State University Extension.
http://web1.msue.msu.edu/imp/modtd/33420037.html/
Smith Travel Research
nd U.S. lodging census database fields.
Lodging survey definitions.
Monthly lodging survey participant profile.
Definition of segments for daySTAR PLUS.
STAR Trend Report for Sample Hotel, May 2003.
http://www.smithtravelresearch.com/SmithTravelResearch/
products/BrowsAllPublication.aspx
Name, address, contact information, date constructed, date last renovated, room
count, chain or franchise affiliations, amenities, census tract, and other
characteristics of 47,000 participating hotels. Smith classifies brands (and some
chains) as Luxury, Upper Upscale, Upscale, Mid-scale w/ F&B (“with food and
beverage service”), Mid-scale w/o F&B (without food or beverage service), or
Economy and independents, as Upper, Middle, or Lower Tier. The entire data base
is available for purchase; also extracts of state, county, census tracks, or "market"
geographical areas. The “segments” for room revenues systematically surveyed
include “contract” (sources) defined as “rooms occupied at rates that are stipulated
by contracts including airline crews and permanent guests”, the “transient segment”
includes rooms occupied at corporate, government and other negotiated rates.
Smith Travel’s Accommodation Reports (STAR) are provided monthly to enrollees
that compare the Occupancy, ADR, RevPAR and other numbers reported by the
survey participant property to the aggregated local market. daySTAR PLUS analysis
 151

customized for participants reports their source of business (transients, contracts,

etc) for single property compared to the market. Smith also provides aggregate
data summarized in AHLA annual lodging industry profiles.

Sokolovsky, Jay and Carl Cohen

1981 Being old in the inner city: support systems of the SRO aged,
IN: Dimensions: aging, culture, and health, C. Fry (editor). Bergin.
Social support network interviews were conducted with ninety six people aged 60-93
(47 male, 49 female) living in 11 SRO hotels in midtown Manhattan: 90 per cent
white, 9 per cent black, and one per cent Hispanic –39 per cent of whom had never
married about a third had some college and another third had finished high school.
Their total contacts within their hotels ranged from 15 to 70 with a mean of 2 and the
mean number of contacts that were hotel staff was 1.8 with a more narrow range of
0-7 although 26 per cent did not count hotel staff in their personal support networks.

Sokolovsky, Jay, Cohen, Carl, Berger, D. and J. Geiger

1978 Personal networks of ex-mental patients in a Manhattan
SRO Hotel, Human Organization 37: 5-15.

Sorrentino, Joseph
2005 Kids on the skids, Los Angeles Alternative Press 3: 16.
http://www.laalternativepress.com/
v03n16/feature/sorrentino.php/
Profiles a single mother with twin boys. After stays in missions while wait- listed for
a place in non profit housing, the family received charitable assistance to rent a room
in the Huntington Hotel at 752 S. Main Street-... a three-story brick building with 200
rooms. She pays $700/month for a room with "two beds and a bathroom, but no
kitchen .... After rent, she has $200/month left for everything else. She explained: "
“I knew it was a lot of money but that’s how important it was to have my family
together.” ..."The managers of the Huntington made tenants do the 28-day shuffle,
which involves evicting tenants every 28 days to keep them from gaining tenancy
rights. While this practice is illegal, current tenants of the Huntington say its still
being used.
While at the Huntington in 2003, (she)... heard rumors that the owner was going to
kick everybody out and convert the place into loft apartments.” ...She said “ she
remembers paying the Huntington’s manager on July 4, 2003. She also remembers
he didn’t give her a receipt. Later, the manager said she hadn’t paid the month’s
rent, and he was evicting her. Legal Aid Foundation of Los Angeles intervened and
finagled her another three months. From the Huntington, the (family) moved to the
San Fernando Valley Rescue Mission.”

“For low-wage workers and people living on general relief, welfare or social security,
hotels like the Huntington are the only affordable housing. Landlords can get away
with rent gouging because their tenants usually have bad credit, no money for a
deposit, and nowhere else to go." Urban pioneers pay upwards of $2 a square foot
 152

a month to live in a loft-style apartment a plaster-board away from Skid Row. Non-
profits, meanwhile, say they can no longer afford to build affordable housing in
downtown where real estate costs $100 a square foot. As downtown becomes
uptown, slumlords covetous of loft developers’ profits are trying to clear the way for
their own lofty ambitions. The private owners of the Frontier, Cecil and Bristol hotel
have announced plans to convert their buildings into loft apartments or boutique
hotels. ... "Years ago landlords liked Section 8 because it was a guaranteed
paycheck. But hotel owners are no longer hungry for the families on Section 8,
welfare, Supplemental Security Income (SSI) and other public assistance.”

Southard, Dee
2001 Ethnographic social network tracing among non-recreational homeless
campers in the Pacific Northwest. Census 2000 Ethnographic
Evaluation 1. Final report for purchase order contract 43 YA BC-
030126.
In the rural Pacific Northwest, “non-recreational” campers who have no other homes
effectively live on publicly owned land and in public camp grounds. The recreational
campers with whom they interacted in camp grounds were found enumerated at the
addresses they gave as their permanent homes. None of the campground or camp
sites occupied by the rural homeless traced in this research were found listed or
enumerated in Census 2000.

South Carolina
2004 South Carolina Code of Laws (unannotated), Title 45 Hotels, motels,
restaurants, and boardinghouses.
http://www.scstatehouse.net/code/t45c001.htm/

2001 Department of Revenue Lodging Tax, § 45-1-40.

http://www.scstatehouse.net/code/t45c001.htm/

Tennessee (State)
nd Tennessee Code, Title 68 Health, Safety and Environmental
Protection, Chapter 14 Hotels, Food Service Establishments
and Swimming Pools, Part 3 Inspection of Hotels... 601 Definitions
(68.14.3.601) (8) Hotel; Part 5 Bed and Breakfast Establishment
Inspection, 68-14-502 Definitions (1) Bed and breakfast establishment,
(2) bed and breakfast homestay
Tennessee definitions are quoted in Appendix A.

Texas (State)
2002 Texas Occupations Code, Chapter 2155 Hotels and boarding houses,
Subchapter Liability, § 2155.051, Definitions.
http://www.legaltips.org/texas/OC/oc.013.00.002155.00.aspx/

Town of San Anselmo, California

 153

nd San Anselmo Municipal Code, Title 10, Chapter 6, § 1.

http://64.233.187.104/search?q=cache:Bv236k9ni50J:
www.townofsananselmo.org/planning/files/....pdf
Quoted in Appendix A.

Turner, Magery A., Kingley, G., Pettit, Thomas, Katherine D. and Noah Sawyer
2004 Rental market challenges, IN: Housing in the Nation’s Capital, 2004.
DC: Fannie Mae Foundation/Urban Institute. Posted as:
http://www.fanniemaefoundation.org/
publications/reports/hnc/2004/pdf/hnc04_chap4.pdf

“Turtle 62 in da Loin”
2005 How to die in an SRO hotel: exiting from San Francisco's Tenderloin
district. Posted Wednesday, February 16, 2005 at 9:21 PM
“Yet another death notice appears in the hallways of my Tenderloin SRO hotel:
‘To all tenants: It is with great sorrow and regret that we inform you of the death of
your fellow tenant John Schuett -- lived in unit #325 on February 14, 2005. --
Management.’
That's a typical T-loin epitaph. I didn't know John at all, though he was my
‘downstairsnik’, living two floors below me. I don't know his sexual orientation, his
color, his past, his hopes. And googling doesn't help. Some day, unless I get
evicted, Management will post the same notice for me. By the time my neighbors
sink down to homelessness, then rise one step up to this hotel, most of us are over
forty, sick in body and in mind, and afflicted with substance issues. Our death rate is
high. We're lucky if we can die here in a private room, rather than on a sidewalk or in
a noisy hospital. If we overdose, friends wonder whether it was really accidental. So
I'll say to John:
‘Hello, goodbye, and congratulations.’"

United States
2005 United States Code, Title 42, Chapter 21, Sub-chapter II, § 2000a,
Prohibition against discrimination or segregation in places
of public accommodation and Chapter 126, Sub-chapter III.
(Released February 25, 2005).
Revises and expands the so-called “Interstate Commerce clause” affirming that “all
persons shall be entitled to the full and equal enjoyment of the goods, services,
facilities, privileges, advantages, and accommodations of any place of public
accommodation, as defined in this section, without discrimination or segregation on
the ground of race, color, religion, or national origin” by adding establishments
“supported in their activities by State action” to those “affecting interstate commerce”;
defines public accommodations as including “any inn, hotel, motel, or other
establishment which provides lodging to transient guests, other than an
establishment located within a building which contains not more than five rooms for
rent or hire and which is actually occupied by the proprietor of such establishment as
his residence” and to a limited degree, private clubs.
 154

Title 42 - The Public Health and Welfare, Chapter 126- Equal

Opportunity for Individuals with Disabilities, Sub chapter III -
Public Accommodations and Services Operated by Private Entities
Using the same definition of private entities with public accommodations (“ any inn,
hotel, motel”...”with five or more rooms for rent or hire”), prohibits discrimination
against people with disabilities.

2001 42 U.S.C. 11431 McKinney-Vento Homeless Assistance Act.

In § (Section) 725, Definitions (2) of the McKinney-Vento Act “the term `homeless
children and youths'-- (A) means individuals who lack a fixed, regular, and adequate
nighttime residence (within the meaning of §103 (a) (1)); and (B) includes– (i)
children and youths who are sharing the housing of other persons due to loss of
housing, economic hardship, or a similar reason; are living in motels, hotels, trailer
parks, or camping grounds due to the lack of alternative adequate
accommodations...” as amended and re-authorized December 2002.

1994 Public Law 103-382 Stewart B. McKinney Homeless Assistance

Amendments Act of 1994

1992 Stewart B. McKinney Homeless Assistance Amendments Act of 1992.

24CFR887.481 §. 887.481 Single room occupancy (SRO): Definition,
pages 175-176, IN: Title 24 -Housing and Urban Development, Chapter
VIII Office of the Assistant Secretary for Housing, Federal Housing
Commissioner, Department of Housing and Urban Development, Part
887, Housing Vouchers, Table of Contents, Subpart J Special Housing
Types.
This law modified and expanded Title IV shelter and housing provisions and the use
of vouchers.

1990a Public Law 101-391: The Hotel and Motel Fire Safety Act of 1990.

1990b Public Law 101-645: Stewart B. McKinney Homeless Assistance

Amendments Act of 1990.
Amended existing programs, created the Shelter plus Care for persons with
disabilities, amended and renamed the Community Mental Health Services program
as the Projects for Assistance in Transition from Homelessness (PATH) program
and funded demonstration supportive transitional temporary housing

1988 Public Law 100-628: Stewart B. McKinney Homeless Assistance

Amendments Act of 1988 (November 7, 1988) 102 Stat. 3224.
Washington, D.C.: U.S. Government Printing Office.

1987 Public Law 100-77: Stewart B. McKinney Homeless Assistance Act,

(July 22, 1987). Washington, D.C.: U.S. Government Printing Office.
 155

Created the Section 8 SRO program to modify existing structures to create single
room occupancy housing for people with low incomes.

United States Congress, Senate, Senate Committee on Labor and Human

Resources
1990 Stewart B. McKinney Homeless Health Care, Education, Training, and
Community Services Amendments of 1990 (August 30, 1990). Report
to accompany (Senate bill) S. 2863, Senate, 101st Congress, 2d
Session. Washington, D.C.: United States Government Printing Office.

United States Congress, House of Representatives, Committee on Government

Operations
1994a Welfare motels : a waste of federal funds, harmful to homeless
families : hearing before the Employment, Housing, and Aviation
Subcommittee of the Committee on Government Operations, House of
Representatives, 103rd Congress, 1st session. (November 19, 1993).
Washington, D.C. : United States Government Printing Office.

1994b Introduction of the ‘Permanent Housing for Homeless Families Act’,

Honorable Collin C. Peterson, Extension of Remarks (May 18, 1994).
“Welfare hotel costs are staggering. The cost of a welfare hotel room, up to $2,600 a
month per family, could support two or three families in their own homes. In New
York, 333 hotels are used to shelter over 1,400 families at an average cost per family
of $2,640 per month. In Massachusetts, 55 hotels are used to serve over 400
families at an average cost per family of $2,100 per month. In New Jersey, 18 hotels
serve over 450 families at an average cost of $1,571 per month. The monthly
$2,100-per-family payment to welfare hotels in Boston is three times the monthly
cost of renting an apartment. Obviously, this is not a good deal for the taxpayer.

Many of these welfare hotels are squalid. The heat and hot water are inadequate;
bathrooms are inoperable; single rooms with one or two beds serve an entire family
and doors have broken locks. Sometimes, families are split up because a hotel has a
limit on the number of children allowed. Recently, a homeless woman living in the
Center City Hotel in Washington, D.C., could bring only two of her four children with
her. She had to chose which two to bring and also find places for her other two
children to stay. Some families are forced to move from hotel to hotel, because there
are limits on the number of days a family can stay in one hotel. This affects the
children's schooling, requiring them to repeat grades and lowering their achievement.

United States Department of Commerce, Bureau of Census

(“Census Bureau”)
2005a 2002 NAICS Codes and Titles.
http://www.census.gov/epcd/naics02/naicode2.htm/
721 http://www.census.gov/epcd/naics02/def/NDEF721.HTM#N721
 156

2005b 2002 Economic Census non-employer statistics.

Accommodation and food services, United States.
http://www.census.gov/epcd/nonemployer/2002/us/US000_72.HTM/

2004a Table 1, Summary Statistics for the United States, IN:

2002 Accommodation and food services. Industry series.

2004b Table 4: Concentration by largest firms 2002 for the United States,
pages 10-1, IN: Accommodation... 2002, Industry Series, EC
02-721-01
(September 2004).
http://www.census.gov/prod/ec02/ec0272i01t.pdf/

2004c 1997 Economic Census. Minority- and women-owned businesses,

United States. http://www.census.gov/epcd/mwb97/us/us.html/

2004d 1997 Economic Census. Non-employer statistics, United States.

http://www.census.gov/epcd/nonemployer/1997/us/US000.HTM/

2002 Selected estimates, IN: 2002 New York City Housing and Vacancy
Survey.

2001 2002 Economic Census, Public Use Form AF 721 for Traveler
Accommodations, Special Inquiry Q; 2002 Economic Census,
Public Use Form AF - 72101.

2000 1997 Economic Census. Non-employer statistics. Accommodation and

food services, United States.
http://www.census.gov/epcd/nonemployer/1997/us/US000_72.HTM/

___________.Field Division
2000a Census 2000 Field Managers Debriefing Report. Internal report.

2000b Revamp Special Places, pages 18-23; Special Places Appendix G;

Special Places Appendix F; Transient Night page 70,IN:
Census 2000 Field Managers Debriefing Report.

2000c Study plan for (Evaluation) E 1 b: Facility Questionnaire Computer

Assisted Telephone Interviewing and Person Visit. (July 20, 2000).

1998 National Survey of Homeless Assistance Providers and Clients,

1997. Appendix B, page 2, Definitions of NSHAPC Programs,
Several definitions are quoted in Appendix A. Respondents who staffed
organizations providing services to the homeless outnumbered their clients in this
survey. This survey defined "currently homeless" respondents as clients of
 157

“homeless service providers” who reported “staying on the day of the survey or
during the seven-day period prior to being interviewed for NSHAPC: in an
emergency shelter or transitional housing program, or a hotel or motel paid for by a
shelter voucher, or an abandoned building, a place of business, a car or other
vehicle, or anywhere outside.”

1994 1992 Census of Service Industries. Geographic Area

Series, United States. SC 92-A-52. Table 5 b, Establishments and
revenue of firms exempt from federal income tax for metropolitan
areas, 1992, and Non-employer statistics, SC92-N -1, Appendix G,
Establishments in Business any time during the year and
establishments in business at the end of the year for the United States:
1992 and 1987
page G-1, IN: 1992 Census of Service Industries.

1993 Guide, Part B, Glossary, Group Quarters, pages 24-29

IN: 1990 Census of Population and Housing, CPH-R-1B.

1992 Fact sheet for 1990 Decennial Census: counts of persons in selected
locations where homeless people are found. CPH-L-87.
(Revised July 1, 1992). Washington, D.C.

1984a Chapter 4, Subcommittee for hard-to-enumerate areas, M-Night, T-

Night, and Casual Count, IN: 1990 Census committee on Special
Enumeration Procedures Final Report.

1984b IN: 1980 Census of Population. Persons in institutions and other group
quarters, volume 2, Subject reports, PC80-2-4D. Appendix A, Area
classifications and definitions and explanations of subject
characteristics, pages A-3 - A-7; Table 43, Non-institutional persons in
group quarters by type of group quarters for regions, divisions,
and states, United States, page 808. Washington, D.C.: Government
Printing Office.

1979 Twenty censuses: population and housing questions 1790-1980.

[1992] Washington, D.C.: Government Printing Office. (Reissued
1992).

1976 1970 Census of Population and Housing Procedural History.

Washington, D.C.: U.S. Government Printing Office.

1969 Inclusion of transient persons in the 1970 Decennial Census.

Series CEP-3, December 1969.
 158

1963 IN: U.S. Census of Population 1960. Inmates of Institutions, Table 182,
Persons in group quarters by type of quarters, age, color, and sex for
the United States, urban and rural, 1960, page 1-453.
Final Report PC (2) 8-A. Washington, D.C.: Government Printing
Office.

1953a IN: U.S. Census of Population 1950. A report of the 17th Decennial
Census of the United States, Volume II, Characteristics of the
Population, Part I, United States summary Table 47, Married couples,
families, unrelated individual households and quasi households,
United States, urban and rural areas 1950, page I-97; Table 69,
Married couples, families, unrelated individuals in households and
quasi households, United States, by regions, divisions, and states,
1950; Table 108, Persons in households and persons in quasi
households by age, color and sex for the United States, urban and
rural, 1950, page I-203; Appendix,
Enumerators Reference Manual, 80. Interpretation of rules for special
classes, c. boarders and lodgers, pages 1-465; 89. List of special types
of living quarters, pages 4 B 1-8; Other Hotels, missions, flop houses,
pages 466-467.Washington, D.C.: Government Printing Office.

IN: 1950 Census of Housing, Vol. 1, General Characteristics,

Part 1, United States Summary, How to enumerate special types of
living quarters, pp 1-134. Washington, D.C.: Government Printing
Office.

1953b Employment and Personal Characteristics, Special Report PE No 1A.

Based on 3 ½ per cent sample of the population.

United States Department of Homeland Security, Federal Emergency

Management Agency (“FEMA”), United States Fire Administration (USFA)
nd (1) Hotel and motel national master list. Posted as:
http://www.usfa.fema.gov/hotel/search.cfm/
List of approved hotels and motels that meet the fire standards of PL 101-391.

nd (2) Applications of the Hotel and Motel Fire Safety Act of 1990
Public Law 101-391 to hotels. Posted as:
http://www.usfa.fema.gov/applications/hotel/

United States Department of Housing and Urban Development ("HUD")

nd Section 8 Housing assistance payments program.
http://www.hud.gov/sec2b.cfm/

United States Department of Housing and Urban Development ("HUD"), Community

Planning and Development
 159

2001a Single room occupancy program materials.

http://www.hud.gov/offices/cpd/homeless/library/sro/index.cfm/

2001b SRO terms. http://www.hud.gov/

offices/cpd/homeless/library/sro/understandingsro/terms.cfm
Quoted in Appendix A.

2001c ESG Deskguide Glossary : Terms defined in 24 CFR part 5.

http://www.hud.gov/offices/cpd/homeless/
library/esg/esgdeskguide/glossary.cfm
“‘Homeless’ means as the term is defined in 42 U.S.C. 11302."

United States Department of Labor, Bureau of Labor Statistics (”BLS”)

2005 Nature of the [lodging] industry. Posted as
http://www.bls.gov/oco/cg/cgs036.htm/

United States General Accountability Office (“GAO”)

1991 1990 Census: limitations in methods and procedures to include the
homeless. (December 1991) Washington, D.C.: GAO, GAO/GGD-92-1.

1989 Welfare hotels: uses, costs, and alternatives: briefing report to the
Chairman, Subcommittee on Oversight and Investigations, Committee
on Energy and Commerce, House of Representatives.
(January 1, 1989) Washington, D.C.
1988 is the reference year for this report on “welfare hotels” used as temporary or
permanent housing for families which GAO defined as: "commercially owned,
single-story or multistory hotels or motels providing shelter to a clientele composed
exclusively or primarily of homeless families receiving some type of public
assistance". The study compared the costs of sheltering families at the widely
varying market daily rates welfare hotels typically charge to the cost of housing
alternatives and traces federal reimbursements to local governments’ costs of paying
for extended stays in hotels, which at that time flowed through Federal Aid for
Families with Dependent Children (“AFDC”) and the Emergency Assistance
Program. The study includes observations from site visits to six motels where each
homeless family occupied a guest room with a private bath and received the basic
services of linen changes, room cleaning, and facility maintenance. The report
suggests the use of hotels and motels to shelter homeless families was widespread
nationwide at that time.

United States Interagency Council on Homelessness

2004 In the states: innovative initiatives end use of welfare hotels
in Massachusetts and achieve permanent housing for homeless
families, August 2004 E-Newsletter (August 25, 2004)
http://www.ich.gov/newsletter/archive/08-25-04_e-newsletter.htm
 160

Friday, August 13 (2004) was ...” the last day a homeless (Massachusetts) family
was placed in a state funded motel used as shelter...Just one year ago the state was
spending in excess of $20 million for hotel placements for 599 families....The
Commonwealth's Department of Transitional Assistance (DTA) created a new
approach...: from the first day a family enters shelter, focus is on the day the family
will exit (by implementing a Self-Sufficiency Plan (SSP).... “On the North Shore, DTA
experimented with an intake/assessment:...families were put into a 30- to 45-day
assessment shelter that helped identify their needs and barriers to housing.... DTA
crafted Shelter to Housing (S2H), a one- time, $6000 placement bonus for housing
providers who placed employed homeless families into apartments with a 12-month
lease. Over 200 families have been placed in private apartments, further freeing up
(shelter) capacity and (social service) resources for other families. ...Along with the
new ICMs came the Motel to Shelter (M2S) initiative focused on moving remaining
hotel families into vacant shelter units.”

Velasco, Alfredo
1992 Ethnographic evaluation of the behavioral causes of undercount in the
community of Sherman Heights, San Diego, California.
http://www.census.gov/srd/papers/pdf/ev92-22.pdf
Depicts tenants in an old mansion, broken down into single room occupancy
housing, occupied primarily by recent immigrants from Mexico.

Washington Hotel Association 2003

2003 When is a hotel not a hotel? Loss Prevention Management
Bulletin (February 2003).
http://www.hawdc.com/losspreventionfebruary03.htm
“Your editor contends that a hotel is no longer a hotel when it becomes a welfare site
and when it is essentially a “boarding house” or “rooming house.” Unfortunately,
many police and fire authorities do not accept such a distinction. Rather, their
approach is, “Once a hotel, always a hotel.” I am recommending a “grass roots”
movement within your community to persuade the local authorities, including the
police and fire to
“de-list” a hotel when it no longer functions as a normal transient property. “

Weisman, Jonathan
2005 FEMA spending $236 million cruise ship deal criticized,
Washington Post (September 28, 2005, page A1).
http://www.washingtonpost.com/
wp-dyn/content/article/2005/09/27/AR2005092701960.html

Whitfield County, Georgia

2004 Whitfield County Code, Article II, Hotel-motel tax generally,
§ 8-2, Definitions.
Whitfield County’s definitions for guest room, hotel, occupant, and permanent
resident are quoted in Appendix A.
 161

Wilson, Ellie and Tom Winberg

1981 Single rooms: stories of an urban subculture. Schenkman Books Inc.

Wisconsin (State)
(nd) Wisconsin Statute, Chapter 254.63 (Motels); Chapter 254.61(3)
Chapter 77.52(2)(a)1.
Wisconsin state law explicitly equates and considers synonymous the terms
hotel, motel, and inn, but to represent an establishment as a motel, the hotel must
provide “free” parking in the room charge. Sections are quoted in Appendix A, under
hotel/motel.

Witzel, Michael Karl

2002 The American motel. New York : Motorbooks International.
This history of American motels begins when “the automobile was the interstellar
spacecraft of the 1900s" and covers such sidebars of the motel lodging trade such
as “auto gypsies”, “motel men”, and cabin courts.

WNYC
2003 Minutes of the WNYC radio community Advisory Board, held at Public
School 217 on March 12, 2003.
Citizens complain that NY’s Department of Housing is not enforcing building codes
and needs to levy fines on home owners in Brooklyn’s Flatbush section who have
illegally subdivided Victorian brownstones into Single Room Occupancy (SRO) units
and sublet basements and attics without emergency exits. Since 2001, the biggest
local issue in Victorian Flatbush, an immigrant portal and one of the most diverse
neighborhoods in the city, has been private homes being used as SROs (single room
occupancies) by families to meet mortgage payments. Hundreds of thousands of
dollars in violation fines went uncollected every year.

Wolch, Jennifer R. and Stacey Rowe

1992 On the streets: the mobility paths of the urban homeless, City and
Society 6: 2: 115 -140.

Wright, James and Beth Rubin

1997 Is homelessness a housing problem? IN: Understanding
homelessness:
new policy and research perspectives. Washington, D.C.:
Fannie Mae Foundation.
 162

Attributes growth of urban homelessness to the destruction of residential hotels:

between 1975 and 1988, San Francisco lost 43% of its stock of low-cost residential
hotels; from 1970 to 1986, Portland, Oregon lost 59% of its residential hotels; and
in the ten years from 1971 to 1981, Denver lost 64% of its SRO hotels.

Yellowsprings, Ohio
nd Municipal ordinances, Title 4, Zoning.
http://www.yellowsprings.com/vlg_ords/1240.html/
Quoted in Appendix A.

Yu, Roger and Barbara De Lollis

2005 Business travelers find hotel bills rising, USA Today (page 4B,
May 24, 2005).
By March 2005, the uptick in business travel brought the average daily rate in urban
hotels to $115.77 and in airport to $85.05: higher than average rates charged in
2000. Rates are higher and vacancies lower than the national average in downtown
hotels in major metropolitan cities (New York, Boston, Washington, Los Angeles,
Miami). A business traveler is quoted as having to change from a full service brand
hotel to a less expensive independent boutique hotel when his usual stopover began
charging more than his company will reimburse. The CEO of a Real Estate
Investment Trusts notes the “corporate rate” for the REIT’s hotels increased eight
per cent in the fall of 2004.
 163

APPENDIX A
GLOSSARY: DEFINITIONS AND ACRONYMS

0% adjustment, application to hotels units

New York: "Single room occupancy buildings ("SROs"), Class B hotels, rooming
houses, and lodging houses will not be entitled to the (rent) increase and will
receive a zero per cent adjustment if either or both of the following conditions
exist: The building contains 20 or more dwelling units and 10% or more of the
units have been withheld from the rental market for a period exceeding thirty
days unless the owner can show a reasonable basis for the withholding; or 20%
or more of the dwelling units in the building are not registered with the State
Division of Housing and Community Renewal pursuant to part 2528 of the Rent
Stabilization Code.” [SOURCE: City of New York 1994 (1994-1999 rent
stabilization guidelines)]

Accessory Dwelling Unit (ADU)

Terms refers to auxiliary living quarters, a guest house, a guest cottage,
“in-apartment” or other stand-alone or embedded unit on the same lot with
another dwelling. California law permits occupancy by guests, relatives
or employees of the primary dwelling and prohibits renting such units out.
In San Juan County, California, an Accessory Dwelling Unit is permitted on the
same parcel with another dwelling unit on parcels at least one acre in size.
(ADUs on smaller house lots are prohibited.)
Equivalents - guest house (New York State, Puerto Rico, Montana)

Accommodation
NAICS 2002: 721 “Industries in the Accommodation subsector provide lodging or
short-term accommodations for travelers, vacationers, and others. There is a
wide range of establishments in these industries. Some provide lodging only;
while others provide meals, laundry services, and recreational facilities, as well
as lodging. Lodging establishments are classified in this subsector even if the
provision of complementary services generates more revenue. The types of
complementary services provided vary from establishment to establishment.
The subsector is organized into three industry groups: (1) traveler
accommodation, (2) recreational accommodation, and (3) rooming and boarding
houses. The Traveler Accommodation industry group includes establishments
that primarily provide traditional types of lodging services. This group includes
hotels, motels, and bed and breakfast inns. In addition to lodging, these
establishments may provide a range of other services to their guests. The RV
(Recreational Vehicle) Parks and Recreational Camps industry group includes
establishments that operate lodging facilities primarily designed to accommodate
outdoor enthusiasts. Included are travel trailer campsites, recreational vehicle
parks, and outdoor adventure retreats. The Rooming and Boarding Houses
industry group includes establishments providing temporary or longer-term
 164

accommodations, which for the period of occupancy, may serve as a principal

residence. Board (i.e., meals) may be provided but is not essential.
Establishments that manage short-stay accommodation establishments (e.g.,
hotels and motels) on a contractual basis are classified in this subsector if they
both manage the operation and provide the operating staff. Such establishments
are classified based on the type of facility managed and operated.”
[SOURCE: Census Bureau 2005a
http://www.census.gov/epcd/naics02/def/NDEF721.HTM#N721]

accommodation, public
Federal law: “Each of the following establishments which serves the
public is a place of public accommodation within the meaning of this
subchapter if its operations affect commerce, or if discrimination or
segregation by it is supported by State action: (1) any inn, hotel, motel, or
other establishment which provides lodging to transient guests, other
than an establishment located within a building which contains not more
than five rooms for rent or hire and which is actually occupied by the
proprietor of such establishment as his residence.... ...the provisions of
this subchapter shall not apply to a private club or other establishment not
in fact open to the public....” [SOURCE: United States 2005]

All Other Traveler Accommodation

NAICS 721199 “This U.S. industry comprises establishments primarily engaged
in providing short-term lodging (except hotels, motels, casino hotels, and bed-
and-breakfast inns). “ Includes guest houses, youth hotels and hostels,
housekeeping cabins and cottages and tourist homes formerly coded 7011.
[SOURCE: Census Bureau 2005a
http://www.census.gov/epcd/naics02/def/NDEF721.HTM#N721]

all-suite hotels
Federal, BLS: "All-suite facilities, especially popular with business travelers, offer
a living room and a bedroom. These accommodations are aimed at travelers
who require lodging for extended stays, families traveling with children, and
business people needing to conduct small meetings without the expense of
renting an additional room." [SOURCE: US Department of Labor, Bureau of
Labor Statistics 2005]

apartment hotel
New York City: see Class A hotels (hotels containing apartments leased or
owned by their occupants)

apartment hotel rental or leasing (economic activity)

NAICS: included in "Lessors of Residential Buildings and Dwellings" 531110-
"This industry comprises establishments primarily engaged in acting as lessors
of buildings used as residences or dwellings, such as single-family homes,
 165

apartment buildings, and town homes. Included in this industry are owner-
lessors and establishments renting real estate and then acting as lessors in
subleasing it to others. The establishments in this industry may manage the
property themselves or have another establishment manage it for them."
[SOURCE: Census Bureau 2005a
http://www.census.gov/epcd/naics02/def/ND531110.HTM#N531110]

barrel house (vernacular term)

Refers to the several types of accommodations saloons provide their regular
customers. In the 19th and early 20th century, some bars allowed their
customers to sleep on a bar stool head down on the bar, or “draped” over a rope
strung across the bar" or “flopped” on the floor in a back hallway, for as little as
penny a night. By the mid-19th century, many saloons added upper floors with
very small cubicle “rooms” for rent.

bed and breakfast (B&B)

Iowa: a hotel with fewer than 10 guestrooms [SOURCE: Iowa 1999]

Michigan: "a private residence that is also the innkeeper's residence, has
sleeping accommodations meant for lodgers, has up to 14 rooms and that
serves breakfast at no extra charge to the lodgers." [SOURCE: Michigan 1972]

Ohio: “any bed and breakfast with five or more rooms available for transient
guests” must purchase a motel license, comply with requirements of the State
Fire Marshall's office, be inspected by several agencies, and is considered a
hotel that must apply and collect sales tax on room rental and an additional tax
per bed.” [SOURCE: Ohio nd]

City of Fullerton, California : "a single-family residence converted to a

commercial, transient occupancy use, whereby limited numbers of visitors may
obtain accommodations and the breakfast meal upon the premises for a fee."
[SOURCE: City of Fullerton 2004]

City of Seattle, Washington prohibits “any and all exterior structural alterations
that are made to a home to accommodate its use as a bed and breakfast.”
[SOURCE: City of Seattle 2003]

bed and breakfast establishment

Tennessee: “a private home, inn or other unique residential facility offering
bed and breakfast accommodations and one (1) daily meal and having
four (4) but not more than twelve (12) guest rooms furnished for pay, with
guests staying not more than fourteen (14) days, and where the innkeeper
resides on the premises or property or immediately adjacent to it. Guest
rooms shall be established and maintained distinct and separate from the
innkeeper's quarters;
 166

[SOURCE: Tennessee nd (Tennessee Code, Title 68, Chapter 14, Part 5)]

bed and breakfast facility

North Dakota: “a private home that is used to provide accommodations for
a charge to the public, with not more than seven lodging units, in which no
more than two family style meals are provided per day. ... the facility must
be the private residence of the host. (Other types of lodging, such as on
the farm/ranch cabins, restored farm houses or hunting cabins, are
considered lodges or inns and not a bed and breakfast.)
[SOURCE: North Dakota nd (1) (Century Code, Chapter 23-09.1-01]

bed and breakfast home

Kentucky: “a private owner-occupied house having up to five (5) guest
rooms and in which the only meal served to guests is breakfast.”
[SOURCE: Kentucky nd (902 KAR 45:006 (4)]

Iowa: a private home offering overnight stays to 4 or fewer guests

[SOURCE: Iowa nd (1)]

bed and breakfast homestay

Tennessee: " referred to hereafter as the "homestay," means a private
home, inn or other unique residential facility offering bed and breakfast
accommodations and one (1) daily meal and having less than four (4)
guest rooms furnished for pay, with guests staying not more than fourteen
(14) days, and where the innkeeper resides on the premises or property
or immediately adjacent to it. Guest rooms shall be established and
maintained distinct and separate from the innkeeper's quarters.
[SOURCE: Tennessee nd (Tennessee Code 68-14-502 Definitions 2]

bed and breakfast inn

NAICS 721191 "This U.S. industry comprises establishments primarily
engaged in providing short-term lodging in facilities known as bed-and-
breakfast inns. These establishments provide short-term lodging in private
homes or small buildings converted for this purpose. Bed-and-breakfast
inns are characterized by a highly personalized service and inclusion of a
full breakfast in a room rate."
[SOURCE: U.S. Department of Commerce, Bureau of Census 2005a
http://www.census.gov/epcd/naics02/def/ND721191.HTM#N721191]

Iowa: “‘Bed and breakfast inn’ means a hotel which has nine or fewer
guest rooms.” [SOURCE: Iowa 1999 (Iowa Code 137C.2.1)]

Kentucky: “a private inn or other unique residential facility having not more
than nine (9) guest rooms and in which the only meal served to guests is
 167

breakfast. The innkeeper resides on the premises or property

immediately adjacent to it during periods of occupancy.
[SOURCE Kentucky nd (902 KAR 45:006)]

boarding house
Humboldt County, California: "a dwelling or part thereof where meals or meals
and lodging are provided for compensation for three (3) or more persons, not
transient. Also referred to as "Rooming House" in this Code.
[SOURCE: Humboldt County 2000]

City of Fullerton, California: a "dwelling with not more than five guest rooms
where lodging (with or without meals) is provided for compensation for not more
than ten persons other than members of the family but shall not include a large
group home or a residential care facility for the elderly. A dwelling with six or
more guest rooms shall be considered a hotel."
[SOURCE: City of Fullerton 2004 (Zoning Ordinance, Chapter 15)]

Equivalents —
for District of Columbia, see rooming house
for New York City and Massachusetts, see lodging house
for NAICS industry, see rooming and boarding houses

condominium units or time-sharing units within the definition of a hotel or a motel

Massachusetts: “The following factors are relevant for determining whether a
cottage, condominium unit or time-sharing unit is a hotel or a motel for the
purpose of the room occupancy excise.
a. Sleeping accommodations are provided for the lodging of paying guests.
b. The typical occupant is a transient or public traveler.
c. The occupancy of the room or rooms in such a establishment is typically less
than one week.”
[SOURCE: Commonwealth of Massachusetts 1988 (830 CMR 64G.1.1)]

compact living unit

City of San Diego: (replaces definition of SRO) "a guest room or efficiency unit
as defined by California Health and Safety Code § 17958.1, intended or
designed to be used, or which is used, rented, or hired out, to be occupied, or
which is occupied, as a primary residence by guests. Compact living units
include SRO hotel rooms and single room occupancies, as defined in any
Planned District, and rooms rented in "residential hotels" as defined in California
Government Code § 7060(a). Compact living units are permitted as a limited use
in the zones...and in any planned district zones which allow visitor
accommodations or hotels....
(a) Each compact living unit must have at least 70 square feet of usable floor
area and may not exceed 220 square feet of usable floor area.
 168

(b)...Compact living units of at least 150 square feet are permitted as efficiency
units as defined in California Health and Safety Code...with a maximum
occupancy of two persons.
(c) A full or partial kitchen is not required in every unit.
(d) No more than 50 percent of non-rent restricted units within a compact living
unit project may have a full bathroom....”
[SOURCE: City of San Diego 2002 (Municipal Code §141.0626)]

compact living project -

"any building containing six or more compact living units.
A compact living unit project does not include any institution in which
persons are housed or detained under legal restraint or hospitalized or
otherwise under medical, nursing or psychiatric care, or any separately
regulated land used under the Land Development Code."
[SOURCE: City of San Diego 2004]

cubicle
New York State: “a small partially enclosed sleeping space within a dormitory
with or without a window to the outer air.”
[SOURCE: New York State 1929 (as amended MDL Chapter 713, 21]

cubicle hotel (variant: "cage hotel")

vernacular term for rental sleeping accommodations with small narrow units,
furnished with a bed, mattress, and locker or dresser, with common sanitary
facilities on the floor or hallway. "Also called lodging houses or cage hotels,
these buildings came to be commonly known as ‘flop houses’. Often housed
inside manufacturing buildings, each floor consisted of long rows of wooden
cubicles, roughly 6 ½' long, 4 ½' wide and 7' high, just large enough to fit a wire
spring bed frame and a foot locker. The cubicles typically rose only
three-quarters of the way to the ceiling so as to allow for light and air, and were
covered with chicken wire to prevent theft. One floor might have as many as 200
cubicles." (In 1890 on the Bowery in New York City, a cubicle rented for 15 to 25
cents a night, and was a dominant style in the Bowery's more than 100 lodging
houses, serving about 10,000 people a night. Through the Depression era,
cubicle hotels were often on floors above saloons, upgrading the “barrel house”
form. In 2000, seven examples were left in New York City; as of 2005, three such
hotels rented cubicles in 9 hour sleeping shifts.

DASIS Acronym for New York City’s Department of AIDS Services and Income
Support, the former name of an agency currently known as HASA

displaced family
State of Arkansas: "one who temporarily resides in transient facilities such as
motels, hotels, or shelters; temporarily resides as a household guest; or is
otherwise ‘homeless‘ or living in ‘substandard housing‘ as defined in preferences
 169

B.1 and B.2. A family living in ‘standard, permanent replacement housing‘ is not
displaced. ‘Standard, permanent, replacement housing‘ is defined as:
(1) decent, safe, and sanitary; (2) adequate for the family size; and
(3) that the family is occupying pursuant to a lease or occupancy agreement."
[SOURCE: State of Arkansas, Arkansas Code, Title 1, Chapter 2 ]

dormitory in a lodging house

New York State: A "dormitory" in a lodging house is any place used for
sleeping purposes.
[SOURCE: New York State 1929 (MDL as amended, Chapter 713, 21]

dwelling unit
City of Chicago: "dwelling unit means a structure, or the part of a structure that is
used as a home, residence or sleeping place by one or more persons who
maintain a household, together with the common areas..."
[SOURCE: City of Chicago nd (1) (Code Title 5, Chapter 12, § 030]

City of Santa Cruz : "one or more rooms, designed, occupied or intended for
occupancy as separate living quarters, with cooking, sleeping and sanitary
facilities provided within the unit for the exclusive use of a household"
[SOURCE: City of Santa Cruz 2002 (Municipal Code)]

Humboldt County, California : "one (1) room, or a suite of two (2) or more rooms
designed for, intended for, or used by one (1) family, which family lives, sleeps
and cooks therein and which unit has one kitchen or kitchenette."
[SOURCE: Humboldt County 2000 (amended Zoning Chapter 4 § CD)]

Island County, California: "any building or portion thereof which contains living
facilities including provisions for sleeping, cooking, eating, and sanitation, as
required by Island County, for not more than one family. . .”

Portland, Oregon: "all dwelling classifications covered by the Title."

[SOURCE: City of Portland nd (City Code, Chapter 29.10.020 Definitions)]

See also multi-family dwelling and multiple dwelling.

Euclidean zoning
Dates to 1926 when the town of Euclid, Ohio's comprehensive zoning ordinance,
the first in the United States, was upheld by the U.S. Supreme Court.
Each Euclidean Zone has: prescribed standards (set backs, lot size, building
height, defined types of activities and structures, property lines, etc) permits
certain land uses by right, as long as standards are met.)
 170

extended stay hotel

Ohio: "Any structure consisting of one or more buildings, with more than five
sleeping rooms, that is specifically constructed, kept, used, maintained,
advertised, and held out to the public to be a place where temporary residence is
offered for pay to persons, including, but not limited to, an extended stay hotel or
extended stay motel that is specifically constructed, and approved by the building
official having jurisdiction over it and by the fire marshal, for extended stay
temporary residence by persons, and that contains six or more dwelling units
with provision for living, eating, cooking, sanitation, and sleeping. The licensure
category for such structures shall be extended stay hotel."
[SOURCE: State of Ohio nd (3) (1301:7-5-08 Hotel and SRO Facility License.
(A) § 124.0 General (a) 124.1.1(ii) Extended stay hotel)]

BLS: extended stays "combine features of a resort and a residential hotel.

Typically, guests use these hotels for a minimum of 5 consecutive nights. These
facilities usually provide rooms with fully equipped kitchens, entertainment
systems, ironing boards and irons, office spaces with computer and telephone
lines, access to fitness centers, and other amenities"
[SOURCE: United States Department of Labor, Bureau of Labor Statistics 2005]

flophouse (vernacular term)

In the late 19th and early 20th century, a flop house was a indoor sleeping
accommodations in which men rented space on the floor of a large, open room,
without beds. Clients slept on their own coats or newspaper, generally in rows.
During the Depression, the term "flop house" was extended to include
commercial dormitories with beds in rows and "cubicle" or "cage" lodgings which
rented a bed and locker enclosed in a narrow room (cubicle) or by chicken
wire fencing (cage). In New York's Bowery there were once at least 100.
See Isay, Anderson, and Wang, 2001.

group habitation
Pennsylvania: Buildings primarily used or designed for the purpose of habitation
by four or more persons shall be classified as Group C—Group Habitation.
Group C is divided.... Group C Division 2 (C-2) ....”applies to a building, or a part
thereof, where the occupants are in group habitation and are not included under
Division C-1, C-3, C-4 or C-5. Hotels, apartment buildings, multiple dwellings,
dormitories, lodging houses, orphanages, children’s residential institutions, large
personal care homes, group homes, group foster homes, and the like, shall be in
this classification.
[SOURCE: Pennsylvania nd (1) (Code § 50.1. (d) (2) and Chapter 55)]

guest
Georgia: “A boarder or guest is one who pays a fee for the right to use a room
and receive services, generally for a short period of time. If you are not a tenant
but are a guest or boarder, you have limited protection under the law. If the hotel
 171

owner or boarding house owners wants a resident to move he need only give
notice equal to the time for which the occupancy is paid. For example: if payment
is made weekly, one weeks notice to vacate is all that would be required.
[SOURCE: Georgia 2004 (Landlord/Tenant Handbook)]

guest house
Guest house is a term widely used in English-speaking countries which
in different contexts may refer to a smaller hotel, a bed and breakfast inn or
hostal (if food is served), a separate house or cottage available for rent or to
private homes, rooming houses, boarding houses and other dwellings
shared by lodgers and hosts.

New York State: “temporary residences...short-term rentals that can house

10 people or more.”
[SOURCE: NYS Department of Health 1985 (regulatory code)]

guest room
City of San Diego: "any room that is intended or designed to be used, or which is
used, rented or hired out, to provide sleeping accommodations for one or more
guests in hotels, motels, bed and breakfast establishments, private clubs,
lodges, fraternity or sorority houses, compact living unit projects, or group living
accommodations."
[SOURCE: City of San Diego 2004 (City Code, Chapter 11 Revisions, Changes
to definitions § 11.0103, Draft 7, December 6, 2004]

Whitfield County, Georgia: “A room occupied, or intended, arranged or designed

for occupancy, by one (1) or more occupants for the purpose of living quarters or
residential use.” [SOURCE: Whitfield County 2004]

HASA Acronym for New York’s HIV/ AIDS Service Administration

formerly known as DASIS

“homeless person”
Federal law: "An individual who lacks a fixed, regular, and adequate residence or
a person who resides in a shelter, welfare hotel, transitional program or place not
ordinarily used as regular sleeping accommodations, such as streets, cars,
movie theatres abandoned buildings, etc. In addition, individuals who are
staying in their own or someone else’s home but will be asked to leave within the
next month are considered homeless. People in jail are not homeless."
[SOURCE: Stewart B. McKinney Homeless Assistance Act 1987]

homestay
an arrangement by a resident to host in the resident’s home a small number of
overnight guests, lodgers, or boarders (commonly specified as four or fewer)
See bed and breakfast homestay.
 172

hotel
Arkansas: “ ‘Hotel’ means every building or other structure commonly referred to
as a hotel, motel, motor hotel, motor lodge, or by similar name, which is kept,
used, maintained, advertised, and held out to the public to be a place where food
is actually served and consumed and sleeping accommodations are offered for
adequate pay to travelers or guests, whether transient, permanent, or residential,
in which fifty (50) or more rooms are used for the sleeping accommodations
of such guests and having one (1) or more public dining rooms with adequate
and sanitary kitchen facilities, and a seating capacity for at least fifty
(50) persons, where meals are regularly served to such guests, such sleeping
accommodations and dining room being conducted in the same building or in
separate buildings or structures used in connection therewith that are on
the same premises and are a part of the hotel operation.
[SOURCE: Arkansas State Arkansas Code 3-9-402. Definitions.]

hotel Commonwealth of Virginia: “any place offering to the public for compensation
transitory lodging or sleeping accommodations, overnight or otherwise, including
but not limited to facilities known by varying nomenclatures or designations as
hotels, motels, travel lodges, tourist homes, or hotels."
[SOURCE: Virginia Code, § 35.1-1. Definitions. 7. ]

hotel Humboldt County, California: "any building or portion thereof containing living
quarters or dwelling units and designed for or intended to be used by six (6) or
more transient guests, whether the compensation or hire be paid directly or
indirectly, and shall include resort hotel, lodging house, boarding house, rooming
house, dormitory, residence club, fraternity, sorority, and other similar uses."
[SOURCE: Humboldt County Zoning Chapter 4, § C and D]

hotel City of Fullerton, California: " a building in which there are six or more guest
rooms where transient occupancy with or without meals is provided to overnight
guests for periods of thirty or fewer consecutive calendar days for compensation,
and where no provision is made for cooking in any individual room or suite. A
hotel may include a building in which there is one apartment for use by the
resident manager, but it shall not include jails, hospitals, asylums, sanitariums,
orphanages, prisons, detention homes, single-room occupancies, and similar
buildings where human beings are housed or detained under legal restraint or for
care or treatment. A hotel may include ancillary retail and service businesses
which provide a convenience to the traveling public; such businesses include,
but are not limited to, giftshops, tour and/or travel agencies and car rental
services. [SOURCE: City of Fullerton, Zoning Ordinance Chapter 15]

hotel City of Portland: "Any structure containing six or more dwelling units that are
intended, designed, or used for renting or hiring out for sleeping purposes by
residents on a daily, weekly, or monthly basis." ... “Hotel” means any structure, or
any portion of any structure which is occupied or intended or designed for
 173

transient occupancy for 30 days or less for dwelling, lodging, or sleeping

purposes, and includes any hotel, inn, tourist home or house, motel, studio hotel,
bachelor hotel, lodging house, rooming house, apartment house, public or
private dormitory, fraternity, sorority, public or private club, and also means
space or portion thereof so occupied, provided such occupancy is for less than a
30-day period.” [SOURCE: City of Portland, nd (City Code Chapter 6.04.010,
Definitions I, "Hotel" and Chapter 29 §10.020 Definitions, D. “Hotel”]

hotel New York State: “an inn having thirty or more sleeping rooms.”
[SOURCE: New York State 1929 : 12]

hotel New York City: “any Class A or Class B multiple dwelling which provides all of
the services included in the rent as set forth in § 2521.3 of this Title.
[New York City * (9 NYCRR § 2520.6 Definitions (b))]

New York City: "a hotel is any Class A or B Multiple Dwelling which provides
basic hotel services such as maid, linen, use and upkeep of furniture, and
switchboard and other desk-type facilities. This full range of hotel services may
not necessarily be required to qualify as a hotel in” certain Class B Multiple
Dwellings, such as rooming-houses and some SRO's. [§ 2521.3]

§2521.3 Classification of buildings

(a) Upon application by a tenant or owner, the DHCR shall issue an order
determining a building's classification based upon the services provided and
other relevant factors. Except as provided in subdivisions (b) of this section. If
the building is reclassified, then the housing accommodations therein shall
thereafter be subject to the provisions of this Code applicable to apartment
buildings, at the legal regulated rent for each housing accommodation as
determined by the order of the DHCR, plus lawful increases and adjustments
allowed pursuant to this Code, (c) and (d) of this section, if it is determined that
such building is not a hotel, the DHCR shall classify the building as an apartment
building unless the owner restores sufficient services to maintain a hotel
classification in accordance with subdivision.

In order for an owner to retain or continue the building's classification as a hotel,

he or she must provide, in addition to any other services he or she is or was
providing pursuant to § 2520.6 of this Title, all four of the following services:
(1) maid service, consisting of general housecleaning at a frequency of at
least once a week;
(2) linen service, consisting of providing clean linens at a frequency of at
least once a week;
(3) furniture and furnishings, including at a minimum a bed, lamps,
storage facilities for clothing, chair and mirror in a bedroom; such
furniture to be maintained by the hotel owner in reasonable
condition; and
 174

(4) lobby staffed 24 hours a day, seven days a week by at least one
employee....
(b) A building's classification as a hotel will not be retained or continued where
the DHCR determines that 51 percent of the permanent tenants are not receiving
maid and linen service, except that all tenants receiving such services shall be
entitled to receive the services for the duration of their occupancy. Where an
owner is providing maid and linen service to 51 percent of the permanent tenants
and the owner wishes to maintain the building's classification as a hotel, the
owner shall be afforded 90 days to restore all four hotel services described
above, without any additional rent increase for such services, to all of the
building's permanent tenants, except that those tenants whose housing
accommodations were rented to them as apartment (not hotel) housing
accommodations shall have the option of rejecting restoration of hotel services
and be subject to the RSL, pursuant to the provisions of this Code applicable to
apartment buildings, until they vacate, at which time the owner shall be required
to restore hotel services to the housing accommodations.

c) Notwithstanding the provisions of subdivision (a) of this section, single- room

occupancy facilities such as single-room occupancy hotels or rooming houses,
as defined in the MDL, shall not be subject to reclassification pursuant to this
section. However, such housing accommodations shall be included in the
definition of hotel as set forth in § 2520.6 (b) of this Title for all other purposes of
this Code, except that the four minimum services enumerated in such section
shall not be required to be provided unless such services were provided on the
applicable base dates pursuant to § 2520.6 (4) of this Title.
(d) Notwithstanding the provisions of subdivision (a) of this section, the DHCR
may decline to reclassify a hotel to apartment building status if it finds that the
owner has reduced any of the four hotel services listed in such subdivision (a) for
the purpose of reclassification of the building.
[SOURCE: New York City 1987]

hotel, Class A Hotel

New York City: a residential hotel with apartment units owned or leased by
their occupants and providing hotel services

hotel, Class B Hotel

New York City = single room occupancy (SRO) hotels
“Hotels providing rooms with or without private bathrooms for permanent
residents or transients and all hotel services. Also see SRO hotel.”

hotel Whitfield County, Georgia: “Any structure or any portion of a structure, including
any lodging house, rooming house, dormitory, turkish bath, bachelor hotel, studio
hotel, motel, motor hotel, auto court, inn, lodge, tourist camp, tourist cabin,
or any other place in which rooms, lodgings or accommodations are furnished for
value. (Exclusions:) It does not include any jail, hospital, asylum, sanitarium,
 175

orphanage, prison, detention or other buildings in which human beings are

housed and detained under legal restraint. It also does not include any rooms,
lodgings, or accommodations furnished for more than ten (10) consecutive days,
for use as meeting rooms, or furnished to state or local government officials or
employees when traveling on official business. [SOURCE: Whitfield County
2004]

hotel Hawaii: "’Hotel’ includes a structure or structures used primarily for the business
of providing transient lodging for periods of less than thirty days and which
furnishes customary hotel services including, but not limited to, front desk,
restaurant, daily maid and linen service, bell service, or telephone switchboard;
(Exclusions:) provided that for the purposes of this chapter, apartments in a
project as defined by §514A-3 that provide customary hotel services shall be
excluded from the definition of hotel. The definition of hotel as set forth in this
section shall be in addition to and supplement the definition of "hotel" as set forth
in the various county ordinances.”
[SOURCE: Hawaii 2005 §467-1 Definitions, Effective July 1, 2006, "§514A-3"
changed to "§514B-3". L 2004, Chapter 164, §13; L 2005, Chapter 93, §7.]

hotel Tennessee: “any building or establishment kept, used, or maintained as, or

advertised as, or offered to the public to be, a place where sleeping
accommodations are furnished for pay to transients or travelers, whether or not
meals are served therein.”

hotel Illinois: "’Hotel’ means any building or buildings maintained, advertised, and held
out to the public to be a place where lodging is offered for consideration to
travelers and guests. "Hotel" includes inns, motels, tourist homes or
courts, and lodging homes.”...” the term "hotel" includes a facility advertised and
operated exclusively as a romantic getaway by an entity operating as a
private club that provides, for a consideration, living quarters,
sleeping, or housekeeping accommodations to its members.”
[SOURCE: Illinois Legislature 2006 (House Bill 2047)]

Michigan: “‘Hotel’ means a building or structure kept, used, maintained as,

or held out to the public to be an inn, hotel, or public lodging house.
Hotel does not include a bed and breakfast...” [SOURCE: Michigan 1913]

Hotel and Motel Fire Safety Act

Public Law 101-391 of 1990

hotel / hotel-condo
Hawaii: " ‘Hotel/hotel-condo’ means an establishment consisting of any building
or structure used primarily for the business of providing for consideration
transient accommodation lodging facilities and that furnishes, as part of
its routine operations, one or more customary lodging services, other than
 176

living accommodations and the use of furniture and fixtures, including, but
not limited to, restaurant facilities, or room attendant, bell, telephone
switchboard, laundering, or concierge services, and is subject to the
transient accommodations tax under chapter 237D.”
[SOURCE: Hawaii nd (Revised Statutes 467-1)]

hotel / motel
Ohio: "those facilities which have transient guests staying for a period of 30 days
or less". [SOURCE: Ohio nd (2)]

hotel or motel
Wisconsin: "hotel" or "motel" means a building or group of buildings in which the
public may obtain accommodations for a consideration, including, without
limitation, such establishments as inns, motels, tourist homes, tourist houses or
courts, lodging houses, rooming houses, summer camps, apartment hotels,
resort lodges and cabins and any other building or group of buildings in which
accommodations are available to the public,
(Exclusions:) except ...mobile homes as defined in s. 66.0435 (1) (d), rented for
a continuous period of more than one month and accommodations furnished by
any hospitals, sanatoriums, or nursing homes, or by corporations or associations
organized and operated exclusively for religious, charitable or educational
purposes provided that no part of the net earnings of such corporations and
associations inures to the benefit of any private shareholder or individual.
[SOURCE: Wisconsin nd {Wisconsin Statute 77.52 (2) (a) 1)}]

"Hotel" means all places wherein sleeping accommodations are offered for pay
to transients, in 5 or more rooms, and all places used in connection therewith.
"Hotelkeeper", "motelkeeper" and "innkeeper" are synonymous and "inn", "motel"
and "hotel" are synonymous. [SOURCE: Wisconsin nd {Chapter 254.61(3)}]

Upon the written request of the hotel operator... the department may classify a
hotel as a "motel", if the operator of the hotel furnishes on-premises parking
facilities for the motor vehicles of the hotel guests as a part of the room charge,
without extra cost.
[SOURCE: Wisconsin nd (Wisconsin Statute Chapter 254.63 Motels)]

Prince George's County, Maryland: "....Each guest room shall have its own toilet
and washroom. Cooking facilities shall be prohibited.” A hotel or motel in an
industrial or office use zone must have "frontage on a street with (at least) a 70
foot right of way."
[SOURCE: Prince George’s County nd {Code Chapter 27-365 (5)}]

hotel and motel tax

Iowa: “The hotel and motel tax is imposed upon the gross receipts from the
renting of any and all sleeping rooms, apartments or sleeping quarters in a
 177

facility covered by Iowa Code Chapter 422A. Facilities which are covered are
defined as any hotel, motel, inn, public lodging house, rooming house, tourist
court or any place where sleeping accommodations are furnished to transient
guests for rent, whether with or without meals. Gross receipts from renting
include any direct or indirect charge for the rooms. ...The rental of a mobile home
which is tangible personal property rather than real property is subject to tax
under this chapter in the same fashion as a sleeping room. The renting of
all sleeping rooms would be exempt from the tax if rented by the same person
for a period of more than 31 consecutive days. ...The hotel -motel tax shall not
apply: (a) when rooms are furnished to a person if that person rents any rooms
or facility for more than 31 consecutive days, (b) to the renting of sleeping rooms
in dormitories and in memorial unions at all universities and colleges located in
the state, (c) to contracts made directly with the federal government, or (d) to the
renting of a room to the guest of a religious institution upon real property exempt
from tax as the property of a religious institution, if the reason for renting the
room is to provide a place for a religious retreat or function and
not a place for transient guests generally.
[SOURCE: Iowa nd & 1987 {Iowa Code 422A 701-105.3; 103.1(2) Rooms;
105.3(1) (Exceptions)}]

hotel occupant
New York City: “Hotel occupant. Any person residing in a housing
accommodation in a hotel who is not a permanent tenant. Such person shall not
be considered a tenant for the purposes of this Code, but shall be entitled to
become a permanent tenant as defined in subdivision (j) of this section, upon
compliance with the procedure set forth in such subdivision...
[SOURCE: City of New York 1987 (9 NYCRR, § 2520.6 Definitions (m)*]
(Note: In New York, a hotel occupant may only be protected by rent stabilization
if he or she becomes a ‘permanent tenant’.)

Whitfield County, Georgia : “Any person who, for a consideration, uses,

possesses or has the right to use or possess any room in a hotel under any
lease, concession, permit, right of access, license to use, or other agreement, or
otherwise.” [SOURCE: Whitfield County 2004]

(hotel) permanent resident

Whitfield County, Georgia: “Definition - Permanent resident: Any occupant as of
a given date who has or shall have occupied or has or shall have the right of
occupancy of any guest room in a hotel for more than ten (10) consecutive days
next preceding such date.” [SOURCE: Whitfield County 2004]

hotel permanent tenant

New York City: ”Permanent tenant. For housing accommodations located in
hotels, an individual or such individual's family members residing with such
individual who:
 178

(1) has continuously resided in the same building as a principal residence

for a period of at least six months; or
(2) a hotel occupant who requests a lease of six months or more pursuant
to § 2522.5(a)(2) of this Title; or
(3) who is in occupancy pursuant to a lease of six months or more shall be
a permanent tenant even if actual occupancy is less than six
months. Unless otherwise specified, reference in this Code to
‘tenant’ shall include permanent tenant with respect to hotels."
[SOURCE: New York City 1987 (9 NYCRR § 2520.6 (j) Definitions*)]

hotels, rooming houses, camps, and other lodgings

South Carolina: For South Carolina Major Group 70 - hotels, rooming houses,
camps, and other lodgings, property tax is under county jurisdiction, unless
exempt. (Exemptions include YMCA and YWCA.)
[SOURCE: South Carolina 2004 (SCC Title 45)]

hourly rental
Louisiana: “Any municipality or city or parish governing authority may prohibit
any hotel, motel, or inn or bed and breakfast from charging for a room for less
than a twenty-four-hour period. No such entity shall charge an hourly rate.”
[SOURCE: Louisiana 2001 (RS §20-4.920.1.)]

housing accommodation
New York City: “That part of any building or structure, occupied or intended to be
occupied by one or more individuals as a residence, home, dwelling unit or
apartment, and all services, privileges, furnishings, furniture and facilities
supplied in connection with the occupation thereof. The term housing
accommodation will also apply to any plot or parcel of land which had been
regulated pursuant to the City of Rent Law prior to July 1, 1971, and which
became subject to the RSL after June 30, 1974.”
[SOURCE: New York City 1987 (9 NYCRR § 2520.6 (a) Definitions*)]

innkeeper
Alabama: equates innkeepers, boarding house keepers and hotel keepers
[SOURCE: Alabama Department of Revenue 2001]

South Carolina: " ‘Innkeeper’" as used in this section [§ 45, lodging tax] shall
mean the proprietor of any hotel, inn, boarding house, motor court, or motel
where beds or lodging are for hire. ...Keepers of boardinghouses shall have the
same rights and remedies for enforcing and collecting claims for board as are
allowed by law to innkeepers or hotelkeepers....”
[SOURCE: South Carolina 2004, (Title 45); 2001( § 45-1-40)]

Maryland: " ‘Innkeeper’ means the owner, operator, manager, or keeper of a

lodging establishment, or the agent of an owner, operator, manager, or
 179

keeper of a lodging establishment.”

[SOURCE: Maryland nd (Administrative Code Business Regulation §15-201(b))]

Louisiana: “Those are called innkeepers, who keep a tavern or hotel, and make
a business of lodging travelers.”
[SOURCE: Louisiana nd(1) (Civil Code, Article 3232 §6 Innkeepers)]

lease, let or rental

Hawaii: “‘Lease’, ‘let’, or ‘rental’ means the leasing or renting of living quarters or
sleeping or housekeeping accommodations in hotels, apartment hotels, motels,
condominium property regimes or apartments defined in chapter 514A, (and)
cooperative apartments, rooming houses, or other places in which lodgings
are regularly furnished to transients for a consideration, without transfer of the
title of such property.” [SOURCE: Hawaii 1997, cf Hawaii 2005 (HRS §467-1) ]

lodger
Michigan: "a person who rents a room in a bed and breakfast for fewer than 30
consecutive days." [SOURCE: Michigan 1913]

lodger or boarder
Ohio: one, two and three family dwellings, bed and breakfasts, motels, and
hotels with more than 5 lodgers or boarders; must meet the Ohio Basic Building
Code as transient (Group R-1) or non-transient ( Group R-2) residential building.

lodger (or boarder), non-transient

“makes use of a family dwelling or residential facility for 30 or more days;
such facilities are Group R2, non-transient residential buildings including
inns, bed and breakfasts, motels and hotels”
lodger (or boarder), transient
“makes use of a residential facility (Group R-1 or R-2) for a period of less
than 30 days.
[SOURCE: Ohio nd(2)]

lodging establishment
Missouri: “any building, group of buildings, structure, facility, place or places
of business where five or more guest rooms are provided ...advertised or
held out to the public for hire which can be construed to be a hotel,
motel, motor hotel, apartment hotel, tourist court, resort, cabins, tourist homes,
bunkhouse, dormitory or similar place by whatever named called;
includes all accommodations for hire for either transient guests, permanent
guests, or both transient and permanent guests.”
[SOURCE: Missouri Business Net 2005] (Missouri state law
further includes in the regulated and taxed “lodgings establishment” class of
buildings: inns, bed and breakfast inns, boarding houses, rooming houses, and
all condos, cabins, houses, apartments, resorts, ranches or other forms of real
 180

estate or accommodations available for daily, weekly, or vacation rental at any

time in the year. Licenses for lodgings must be renewed annually.)

lodging establishment
Tennessee: “any structure or space, or any portion thereof, which is occupied or
intended or designed for occupancy by guests of the lodging establishment for
dwelling, lodging or sleeping purposes, and includes any hotel, inn, tourist camp,
tourist court, tourist cabin, motel, bed and breakfast establishment or any place
in which rooms, lodgings or accommodations are furnished to guests for a
consideration; whether or not meals are served therein.”
[SOURCE : Tennessee nd (§68.14. 601)]

lodging establishment
Maryland: " ‘Lodging establishment’ means an inn, hotel, motel, or other
establishment that has at least four rooms available for a fee to transient guests
for lodging or sleeping purposes.”
[SOURCE: Maryland nd (Administrative Code Business Regulation §15-201(c))]

lodging house
New York City: the formal legal term for a room and board house.
New York State: “a ‘lodging house’ is a multiple dwelling, other than a hotel, a
rooming house or a furnished room house, in which persons are housed for hire
for a single night, or for less than a week at one time, or any part of which is let
for any person to sleep in for any term less than a week.”
[SOURCE: New York State 1929 (as amended*)]

lodging house
Commonwealth of Massachusetts: ““an establishment where lodgings are let to
four or more persons not within the second degree of kindred to the operator,
and which is licensed or required to be licensed under M.G.L. Chapter 140, s.
23.... The presence of one or more of these factors may indicate that an
establishment is a lodging house in determining whether an establishment is ... a
lodging house...for the purpose of the room occupancy excise....The occupancy
is characterized by a degree of permanency, so that the establishment is
considered the occupant's residence or temporary residence. The relationship
between the operator and the occupant is not that of landlord-tenant, with an
exclusive right or privilege in any particular room. Instead, the occupant merely
has an agreement with the operator for the use or possession of a particular
room or rooms. The operator may provide maid and linen service, meaning the
operator may clean the room or rooms and may change the linen on a regular
basis as part of the rent or as a separate charge. The operator may provide
meals or may furnish individual cooking facilities for the preparation, serving,
eating, and storage of food.”
[SOURCE: Commonwealth of Massachusetts 1988 (§ 830 CMR 64G.1.1)]
 181

lodging house, dormitory (style)

sleeping accommodations renting cots or bunks in large, open rooms ("for ten to
fifteen cents per night" in late 19th century), "typically located over taverns or
saloons." Public shelters (e.g. the Armory in New York City) and U.S. Army
barracks (beginning in World War I) adopted this style. Sleeping dormitories
remain available in youth hostels and workers quarters.

lodging tax
Alabama: “The lodgings tax shall be collected by all persons who operate any
hotel, motel, rooming house, apartment house, lodge, inn, tourist cabin, tourist
court, tourist home, camp, trailer court, or any other place where rooms,
apartments, cabins, sleeping accommodations, house trailer parking
accommodations, or other accommodations are made available to travelers,
tourists, or other transients. ... (10) “Exemptions from the lodgings tax are as
follows: (a) On or after December 1, 2001, charges for rooms, lodgings, or
accommodations supplied for a period of 180 continuous days or more in any
one place are exempt from state, county, and municipal lodgings tax.
Prior to December 1, 2001, the tax did not apply to charges for rooms, lodgings,
or accommodations supplied for a period of 30 continuous days or more in any
one place.”
[SOURCE: Alabama Department of Revenue 2001 (§ 810-6-5.13. (4) and (10) ]

MDL Acronym used in New York for Multiple Dwelling Law of 1929 as amended.

motel
Humboldt County, California: "a building or group of buildings
comprising individual living quarters or dwelling units for the accommodation of
transient guests which is designed so that parking is on the same building site
and is conveniently accessible from the living units without having to pass
through any lobby, and where luggage is moved between the parking area and
living unit without necessarily having to pass through any lobby or interior court.
This definition includes auto court, tourist court and motor hotel, but does not
include accommodation for manufactured homes or recreational vehicles.
[SOURCE: Humboldt County 2000]

City of Fullerton, California: "a group of attached or detached buildings in which

there are individual sleeping units which provide transient occupancy for periods
of thirty or fewer consecutive calendar days to overnight guests for
compensation where a majority of such units open individually and directly to the
outside, where not to exceed twenty percent of the units have kitchens, and
where a garage is attached or a parking space is conveniently located to each
unit.... (The word "motel") includes auto courts, motor lodges, motor courts,
tourist courts, automobile courts, and automobile camps.
[SOURCE: City of Fullerton, 2004]
 182

City of Portland : "... a motel shall be defined the same as a hotel."

[SOURCE: City of Portland nd (City Code, § 29.10. E.)]

Prince George's County, Maryland: “ a motel (in R-R zone) must be on 5 (or
more) acres, have a 200 foot frontage on a right of way (at least) 120 feet wide."
See hotel or motel.”
[SOURCE: Prince George’s County 2005 (County Code § 27-365)]

multi-family dwelling
City of Santa Cruz: "a building containing two or more dwelling units for the use
of individual households; an apartment or condominium building is an example of
this dwelling unit type." [SOURCE: City of Santa Cruz 2002]

multiple dwelling
New York State: ”A ‘multiple dwelling’ is a dwelling which is either rented,
leased, let or hired out, to be occupied, or is occupied as the residence or home
of three or more families living independently of each other. On and after July
first, nineteen hundred fifty-five (July 1, 1955), a "multiple dwelling" shall
also include residential quarters for members or personnel of any hospital staff
which are not located in any building used primarily for hospital use provided...
(Exclusions) A ‘multiple dwelling" shall not be deemed to include a hospital,
convent, monastery, asylum or public institution, or a fireproof building used
wholly for commercial purposes except for not more than one janitor's apartment
and not more than one penthouse occupied by not more than two families. For
the purposes of this chapter "multiple dwellings" are divided into two classes:
"class A" and "class B."
multiple dwelling ‘class A’
New York State: “a multiple dwelling which is occupied, as a rule, for
permanent residence purposes. This class shall include tenements,
flat houses, maisonette apartments, apartment houses, apartment hotels,
bachelor apartments, studio apartments, duplex apartments, kitchenette
apartments, garden-type maisonette dwelling projects, and all other
multiple dwellings except class B multiple dwellings.

multiple dwelling, ‘class B’

New York State: “A ‘class B’ multiple dwelling is a multiple dwelling which
is occupied, as a rule transiently, as the more or less temporary abode of
individuals or families who are lodged with or without meals. This class
shall include hotels, lodging houses, rooming houses, boarding houses,
boarding schools, furnished room houses, lodgings, club houses, college
and school dormitories and dwellings designed as private dwellings but
occupied by one or two families with five or more transient boarders,
roomers or lodgers in one household.
[SOURCE: New York State 1929 (MDL)]
 183

occupant
New York City: "any person occupying a housing accommodation as defined in
and pursuant to § 235-f of the Real Property Law. Such person shall not be
considered a tenant for the purposes of this.
[SOURCE: New York City 2000 (NYCRR § 2520.6 (l))*]

“palace hotel”
vernacular term applied to first-class luxury grand hotels in the early 20th century
which housed elite residents in addition to accommodating visiting transients.
Examples of these hotels include New York City's Plaza Hotel, built in 1907, the
residence of families "the closest New York had to royalty"; Los Angeles' former
"crown jewel", The Alexandria Hotel, also built in 1907 and the Waldorf-Astoria,
which is still home to multimillionaires. (See Groth1994/1999.)

parking space, private

City of Fullerton, California: "an open area other than a street, alley or other
public property, which area is provided for the parking needs of occupants of a
dwelling, hotel, motel, apartment hotel, apartment house, boarding house or
lodging house or any other permitted or conditionally permitted use in the
residential zones, to which these facilities are appurtenant."
[SOURCE: City of Fullerton 2004 (Zoning Ordinance)]

permanent housing programs for homeless people

"provide long term housing assistance with support services for which
homelessness is a primary requirement for program eligibility....does NOT
include public housing, Section 8,federal, state, or local housing assistance
programs for low income persons that do not includea specific set aside for
homeless persons, or forwhich homelessness is not a basic eligibility
requirement." [SOURCE: United States Department of Commerce, Bureau of
Census 1997 Appendix B, page 2, Definitions of NSHAPC Programs.]

primary residence
New York City: “Although no single factor shall be solely determinative, evidence
which may be considered in determining whether a housing accommodation
subject to this Code is occupied as a primary residence shall include, without
limitation, such factors as listed below:
(1) specification by an occupant of an address other than such housing
accommodation as a place of residence on any tax return, motor
vehicle registration, driver's license or other document filed with a
public agency;
(2) use by an occupant of an address other than such housing
accommodation as a voting address;
(3) occupancy of the housing accommodation for an aggregate of less
than 183 days in the most recent calendar year, except for
 184

temporary periods of relocation pursuant to § 2523.5(b)(2) of this T

Title; and
(4) subletting of the housing accommodation.”
[SOURCE: New York City 2000 {9 NYCRR § 2520.6 Definitions (u)}*]

public accommodation
Federal: ”The following private entities are considered public accommodations
for purposes of this subchapter, if the operations of such entities affect
commerce— (A) any inn, hotel, motel, or other establishment which provides
lodging to transient guests, other than an establishment located within a building
which contains not more than five rooms for rent or hire and which is actually
occupied by the proprietor of such establishment as his residence;...”
[SOURCE: United States 2005 (USC 42. 21. II § 2000a and 126.III)]

rent control
New York State: beginning in 1969, Rent Stabilization has been gradually
phased in to replace "Rent Control" for most the regulated apartments and
hotel dwellings in New York City. See rent stabilization.

rent stabilization code ("RSC")

New York State : Rent Stabilization Code (RSC), issued by the New York State
Division of Housing and Community Renewal (DHCR) codifies laws and
procedures of the Rent Stabilization Law (RSL)

rent stabilization, application to hotels, lodging houses,

rooming houses, and SROs

New York City: RSC "applies to dwelling units in all hotels built prior to July 1,
1969 with 6 or more dwelling units that charged no more than $300/month or
$88/week the week of May 31, 1968 and/or eligible for benefits under (rent
control).
[SOURCE: City of New York 1969 (NYC Rent Stabilization Law § 26-506)]

a. ... this (city rent and rehabilitation) law shall apply to dwelling units in all hotels
except hotels erected after July first nineteen hundred sixty-nine (July 1, 1969),
whether classified as a class A or a class B multiple dwelling, containing six or
more dwelling units, provided that the rent charged for the individual dwelling
units on May thirty-first, nineteen hundred sixty-eight (May 31, 1968) was not
more than three hundred fifty dollars per month ($350/month) or eighty-eight
dollars per week ($85/week); and further provided that, notwithstanding the
foregoing, this law shall apply to dwelling units in any hotel, whether classified as
a class A or a class B multiple dwelling eligible for benefits pursuant to the
provisions of § 11-244 of the code.
 185

b. Upon application by a tenant or owner, the division of housing and community

renewal, shall determine if such building is a hotel covered by this law, based
upon the services provided and other relevant factors. If it is determined that
such building is not a hotel, it shall thereafter be subject to this law pursuant to
subdivision b of § 26-504 of this chapter.

New York City: The allowable level of rent adjustment over the lawful rent
actually charged and paid on September 30, 1999 shall be:
1) Residential Class A (apartment) hotels: 4%
2) Lodging houses: 4%
3) Rooming houses (Class B buildings containing less than 30 units): 4%
4) Class B hotels: 4%
5) Single Room Occupancy buildings (MDL § 248 SRO's): 4%
Except that the allowable level of rent adjustment over the lawful rent actually
charged and paid on September 30, 1999 shall be 0% if: Fewer than 70% of the
residential units in a building are occupied by permanent rent stabilized or rent
controlled tenants paying no more than the legal regulated rent, at the time that
any rent increase in this Order would otherwise be authorized. Furthermore, the
allowable level of rent adjustment over the lawful rent actually charged and paid
on September 30, 1999 shall be 0% on any individual unit if the owner has failed
to provide to the new occupant of that unit a copy of the Rights and Duties of
Hotel Owners and Tenants...” [SOURCE: New York City 1999b (Rent Guidelines
for Hotels, Rooming Houses, Single Room Occupancy Buildings and Lodging
Houses) ]

rented room
City of Fullerton: “a room or rooms within, and part of, a single-family residence
that may be rented to individuals as living accommodations. A rented room is not
a separate dwelling unit having its own kitchen facilities; it may or may not have
separate access from the exterior.
[SOURCE: City of Fullerton 2004 (Zoning Ordinance)]

residence
City of Fullerton, California : a building or structure or portion thereof, which is
designed for or used to provide a place of abode for human beings, but not
including hotels. The term "residence" includes the term "residential" as referring
to the type of or intended use of a building or structure.
[SOURCE: City of Fullerton 2004 (Zoning Ordinance)]

residential hotels
BLS: "Residential hotels provide living quarters for permanent and
semipermanent residents. They combine the comfort of apartment living with the
convenience of hotel services. Many have dining rooms and restaurants that also
are open to the general public."
[SOURCE: US Department of Labor, Bureau of Labor Statistics 2005]
 186

New York: See multiple dwelling, Class A, and hotels, Class A

residential hotels and retirement hotels

Included in NAICS 2002 531110 Lessors of Residential Buildings and Dwellings
formerly SIC 6513
[SOURCE: United States Department of Commerce, Bureau of Census 2005a
http://www.census.gov/epcd/naics02/def/ND531110.HTM#N531110]

rooms (sleeping rooms)

Iowa: “... any and all sleeping rooms in any hotel , motel , inn , public lodging
house , rooming or tourist court , or in any place where sleeping
accommodations are furnished to transient guests, whether with or
without meals, except....sleeping rooms in dormitories and in memorial unions at
all universities and colleges located in Iowa, are subject to tax.The rental of a
mobile home which is tangible personal property rather than real property is
subject to tax under this chapter in the same fashion as a sleeping room. The
renting of all sleeping rooms would be exempt from the tax if rented by the
same person for a period of more than 31 consecutive days.
[SOURCE: Iowa 1987 {Iowa Code 103.1(2)}]

room occupancy excise

Massachusetts: name for a tax elsewhere known as a lodging, transient,
tourist, or hotel tax. “The “room occupancy excise is imposed upon the transfer
of occupancy of any room or rooms for a period of ninety days or less in a hotel,
in a lodging house, or in a motel located in Massachusetts.” Establishments
subject to the 'room occupancy excise' include hotels or motels and lodging
houses. [SOURCE: Massachusetts Commonwealth 1988]

rooming house
New York: "Class B buildings containing less than 30 units" (maybe a private
home that rents rooms, see multiple dwelling); the proprietor must live on the
premises. ... A ‘rooming house’ or a ‘furnished room house’ is a multiple
dwelling, other than a hotel, having less than thirty sleeping rooms and in which
persons either individually or as families are housed for hire or otherwise with or
without meals. An inn with less than thirty sleeping rooms is a rooming house.
[SOURCE: New York State 1929]

Washington, D.C. : "A rooming or boarding house shall be permitted as a matter

of rights in an R-4 District; provided: (a) Accommodations are not provided to
transient guests who stay ninety (90) days or less at the premises;
(b) No sign is displayed on the premises; (c)No advertisement is displayed or
published on or off the premises holding out the establishment to be a hotel,
motel, inn, hotel, bed and breakfast, private club, tourist home, guest house, or
other transient accommodation; (d) Cooking facilities are not provided in any
 187

individual unit; and (e) In a rooming house, no central dining or food preparation
area is provided for guests."
[SOURCES: District of Columbia 2002 (Municipal Regulations Zoning- 49DCR
2750 of March 22, 2002)

rooming and boarding houses

NAICS 721310 : "This industry comprises establishments primarily engaged in
operating rooming and boarding houses and similar facilities, such as fraternity
houses, sorority houses, off-campus dormitories, residential clubs, and workers'
camps. These establishments provide temporary or longer-term
accommodations which, for the period of occupancy, may serve as a principal
residence. These establishments also may provide complementary services,
such as housekeeping, meals, and laundry services.”
Inclusion and correspondence:
2002 1997 1987
NAICS NAICS SIC Corresponding Index Entries

721310 721310 –---- Boarding houses

721310 721310 7041 Clubs, residential
721310 721310 7021 Dormitories, off campus
721310 721310 7041 Fraternity houses
721310 721310 7021 Migrant workers' camps
721310 721310 7021 Off campus dormitories
721310 721310 7041 Residence clubs, organizational
721310 721310 7041 Residential clubs
721310 721310 7021 Rooming and boarding houses
721310 721310 7041 Sorority houses
721310 721310 7021 Workers' camps
721310 721310 7021 Workers' dormitories
[SOURCE: NAICS 2002 (No change 1997 to 2002 NAICS)
http://www.census.gov/epcd/naics02/def/NDEF721.HTM#N7213]

rooms, units, or quarters types

(1) primarily rented as residential quarters or units (occupied as one's primary
residence)
(2) primarily rented as transient guest rooms or units
[SOURCE: Department of Commerce, Bureau of Census 2001
(Public Use Form AF 721)]

Section 8 Rental Voucher/Certificate Program

City of Santa Cruz 2002-2007 : a tenant-based rental assistance program that
subsidizes a family’s rent in a privately owned house or apartment. The program
is administered by local public housing authorities. Assistance payments are
based on 30 percent of household annual income. Households with incomes of
 188

50 percent or below the area median income are eligible to participate in the
program [SOURCE: City of Santa Cruz 2002 (City Code)]

Section 8 Moderate Rehabilitation Single Room Occupancy building ("SRO building")-

Federal, HUD: "A building remodeled with funds from HUD under this title housing
low income qualified tenants who pay a maximum of 30 per cent of their income
as rent." [SOURCE: United States Department of Housing and Urban
Development ("HUD") nd]

Section 811 Supportive Housing for Persons with Disabilities

Federal HUD: " Section 811 is designed to increase rental opportunities with
support services to enable persons with disabilities who are very low-income to
live independently in the community. The program provides interest-free capital
advances to nonprofit organizations to construct or rehabilitate rental housing with
support services for very low-income persons with disabilities who are at least 18
years old. The advance remains interest-free and need not be repaid as long as
the housing remains available for very low-income persons with disabilities for a
minimum of 40 years. In addition, the program provides rental assistance for
residents in the housing. Residents pay 30 percent of their adjusted gross
income in rent and Section 811 pays the difference between the monthly
approved operating cost and the rent received from the tenant."
[SOURCE: US Department of Housing and Urban Development nd]

Shelter Plus Care (“S+C” or “Shelter Plus”)

Federal (HUD): Shelter Plus Care provides rental assistance combined with
service supports for people who are homeless and have a disability, particularly
those people with serious mental illness, chronic alcohol and/or drug problems,
and AIDS or related diseases, and their families. S+C funds a variety of housing
options such as apartments, group homes and individual units for those who do
not have families. Funds provided by S+C are allocated for the following four
types of housing assistance:

Tenant-Based Rental Assistance that contracts directly with the tenants who
qualify as low-income.

Project-Based Rental Assistance that contracts directly with the building owner.

Sponsor-Based Rental Assistance that contracts with a nonprofit organization.

Single Room Occupancy (SRO)-Based Rental Assistance that contracts with a

public housing authority.
[SOURCE: United States Department of Housing and Urban Development,
Community Planning and Development 2001a]

Single Room Occupancy (SRO):

 189

Federal: “`Single room occupancy housing' means a unit that contains no sanitary
facilities or food preparation facilities, or contains one but not both types of
facilities (as those facilities are defined in 887.251 (a) and (b), that is suitable for
occupancy by an eligible individual capable of independent living.”
[SOURCE: United States 1992 (USC 24CFR887.481 §. 887.481)]

City of Santa Cruz: "a SRO is a cluster of residential units of a smaller size than
normally found in multiple dwellings within a residential hotel, motel, or facility
providing sleeping or living facilities in which sanitary facilities may be provided
within the unit and/or shared, and kitchen or cooking facilities may be provided
within the unit or shared within the housing project."
[SOURCE: City of Santa Cruz 2002]

New York State: "Single room occupancy" is the occupancy by one or two
persons of a single room, or of two or more rooms which are joined together,
separated from all other rooms within an apartment in a multiple dwelling, so that
the occupant or occupants thereof reside separately and independently of the
other occupant or occupants of the same apartment. When a class A multiple
dwelling is used wholly or in part for single room occupancy, it remains a class A
multiple dwelling. [SOURCE: New York State 1929: 16]

SRO building
New York City: [Applicable laws include New York City Local Law 19 requiring
landlords to file a certificate of no harassment" (of tenants) to obtain a permit to
alter or demolish a SRO unit or building.]

SRO buildings are subject to unique regulations. SRO buildings must provide one
toilet, one washbasin, and one bath or shower for every six SRO units. Every floor
on which tenants reside must have bathroom facilities. Each room has a
maximum occupancy of two adults. No residents may be younger than 16 years
old. Each sleeping room must have at least one window that faces outside. The
manager of a SRO building is required to reside in the building. The NY State
Division of Housing and Community Renewal (DHCR) regulates rents for most
SRO buildings.

SRO building owners who wish to alter the number of rooms, transform rooms
into apartments or alter the number of kitchen and bathroom facilities must first
receive a Certificate of No Harassment from HPD.
[SOURCE: NYC Housing Department, HPD SRO Compliance Unit]

SRO building
Chicago, Cook County, Illinois: “a class of residential buildings subject to low
assessment and consequently lower real estate taxes that meet the legal
definition and eligibility criteria established by law.
SRO, Class 2 - Definitions and Eligibility:
 190

A building that meets the Class 3-SRO eligibility requirements and

A. At least one-third of the SRO units are leased at no more than 80% of the
current" Fair Market Rent Schedule for Existing Housing for single room
occupancy units as set by the United States Department of Housing and Urban
Development. The most current HUD rent levels are attached as "Bulletin
Appendix: Class 2-SRO Rent Level Requirements"; and
B. No SRO unit rent exceeds 100% of the current HUD Rent Schedule for SROs;
and
C. The overall maximum average rent per unit for all SRO units in the building
does not exceed 90% of the current HUD Rent Schedule for SROs; and
D. The subject property is in substantial compliance with all local building, safety
and health code requirements.

Assessment Level: 16 percent of fair market value

Required Information and Documentation
To effect a change in classification to Class 2-SRO, a Real Estate Valuation
Complaint and a Class 2-SRO Eligibility Application must be filed. The eligibility
application shall require certain information from the applicant including, but not
limited to, the following:
A. Completion of the Assessor's "SRO Occupancy and Rent Information Form"
for each month of the twelve months immediately prior to date of application....
1. If rents have been reduced prior to application in order to qualify for Class 2-
SRO status, the owner of the building must submit copies of written notices to
tenants that indicate the new rent levels and beginning date of the rent change.
2. Buildings must be in operation at the time of application. For buildings having
no occupancy or rent level history for the full twelve months preceding application,
the Assessor's SRO Occupancy and Rent Information Form must be submitted to
the Assessor's Office on a monthly basis for each month of the first year that the
building is in operation.
B. A drawing of the layout of each floor of the building. If a general architectural
plan is not available, your own drawings of the floor plans are acceptable. (Note:
Newly constructed, rehabilitated or converted buildings require architect's
drawings.)
C. Income and expense statements for the past three years of operation,
accompanied by the Assessor's form affidavit verifying the accuracy of the
information. (Note: It is preferred that the statements be certified by an
independent Certified Public Accountant or be comprised of copies of the Federal
Income Tax return relating to the property. It is also acceptable, however, to file
income and expense statements prepared in the ordinary
course of business.)
D. Documentation that the property is in substantial compliance with all local
building, safety and health code requirements. E. A sworn statement attesting
that rents for the next year will not exceed the rent level requirements set forth
above.
 191

Maintenance of Class 2-SRO Status

The owner must file an annual affidavit attesting to continuous compliance with
Class 2-SRO requirements for SRO buildings. The affidavit, which is provided by
the Assessor, must be filed annually, no later than April 16

Termination of Class 2-SRO Status

The Class 2-SRO classification may be terminated under any of the following
circumstances:
A. Failure to file the annual affidavit prior to the filing deadline;
B. Failure to meet requirements for percentage of SRO units within the building;
C. Failure to comply with the SRO occupancy standards;
D. Failure to comply with the rent level requirements;
E. Failure to maintain the property in substantial compliance with all local
building, safety and health code requirements.”
[SOURCE: Cook County Assessor's Office 2005]

SRO facility
San Diego, California: "a facility with more than five sleeping rooms
that is kept, used, maintained, advertised, or held out to the public as a place
where sleeping rooms are offered on a single room occupancy (SRO) basis and
intended for use as a primary residence for residential guests for a period of more
than thirty days."
[SOURCE: City of San Diego 2003 (Municipal Code 1301:7-5-08 (A) §124.1.2).]

SRO facility
State of Ohio: "A facility with more than 5 sleeping rooms that are kept, used,
maintained, advertised, or held out to the public as a place where sleeping rooms
are offered on a single room occupancy (SRO) basis and is intended for use as a
primary residence for residential guests staying for a period of more than 30
days....that offer such rooms to 1 occupant with the intent of the room being the
occupant's permanent residence for period longer than 30 days. Note: Various
state titles and housing authorities define SRO buildings."
[SOURCE: Ohio nd(2)]

single room occupancy hotel (“SRO hotel)

City of Chicago: a “dwelling containing five or more living units for rent by
permanent or transient residents”.
A “Class I SRO Hotel (with) “Permanent Residents” is levied an annual fee of
$110 and “Class II (with) Transient Residents”: $220. Both classes of SRO
hotels are required to be inspected by and receive permits from Zoning, Fire,
Buildings, Health Surveillance, Electrical, and Plumbing.
[SOURCE: City of Chicago nd(3) (Municipal Code Reference 4-209)]

Single Room Occupancy (“SROs”) and Supportive Housing Options

(“SHO”) permanent residences
 192

San Diego: (A protected class of residential hotels which must be replaced in kind
or with a contribution to the SRO construction fund if demolished or converted
and (since 1985) for which repair, rehabilitation, and new construction is
encouraged with City tax breaks, loan guarantees, loans and grants, and other
incentives.) [SOURCE: City of San Diego 2002 (Municipal Code, Chapter 14)]

SRO hotel resident

State of California: "A person who has lived in an SRO hotel continuously for
32 days or more."

City of Chicago: “a SRO hotel resident who has a lease.”

SRO hotel transient

City of Chicago: an SRO hotel resident who pays day by day, week by week, or
month by month.

SRO housing unit

Portland, Oregon: "A one-room dwelling unit in a hotel providing sleeping,
cooking, and living facilities for one or two persons in which some or all sanitary
or cooking facilities (toilet, lavatory, bathtub or shower, kitchen sink, or cooking
equipment) may be shared with other dwelling units.”
[SOURCE: City of Portland nd (City Code Chapter 29.10.F)]

SRO residential hotel

Fullerton, California: “a building or structure containing six or more SRO units and
developed in accordance with § 15.30.080 of this title. Notwithstanding the above,
an SRO hotel does not include a building or structure in which persons are
housed or detained under legal restraint, hospitalized or otherwise under medical,
nursing or psychiatric care.”
[SOURCE: City of Fullerton 2004 (Zoning Ordinance)]

SRO hotel tenant (with tenant's rights)

San Diego, California: "A person who has lived in a SRO hotel continuously for 30
days or more." SRO hotel long term tenant: "A person who has lived in a SRO
hotel continuously 90 days or more."

SRO housing
Federal, HUD: "A residential property that includes multiple single room dwelling
units. Each unit is for occupancy by a single eligible individual. The unit need not,
but may, contain food preparation or sanitary facilities, or both."

City of Salinas CA: Single room occupancy housing. (a) Purposes. The purposes
of single room occupancy housing are to:
(1) Provide affordable, long-term housing for small nontraditional households and
for people with special needs;
 193

(2) Provide high density housing in close proximity to transportation and services
in a commercial environment; and
(3) Provide the highest possible livability standards of design, environment,
conform and security given the constraints of limited living space and the need to
maintain affordability.
(b) Development Standards. Single room occupancy housing shall conform to the
following development standards:
(1) Density. Single room occupancy housing which conforms to the requirements
of this section shall not be considered to exceed the allowable lot area per unit for
the lot upon which it is located.
(2) Floor Area. Maximum three hundred square feet per living unit, including
bathrooms. Minimum one hundred fifty square feet per living unit, including
bathrooms.
(3) Kitchen. Each living unit shall contain kitchen facilities including a sink,
cooking apparatus and refrigerator.
(4) Bathroom. Each living unit shall contain a bathroom including a toilet, sink and
shower or tub.
(5) Entryways. Living units shall not have separate external entryways.
(6) Common Area. Four square feet per living unit, designed and furnished for the
use and comfort of residents. No common area shall be less than two hundred
square feet. Common areas shall not include storage rooms, laundry facilities or
hallways.
(7) Maximum Occupancy. Two persons per living unit.
(8) Manager's Unit. A manager's unit shall be provided in a central location which
may exceed the maximum allowable square feet per living unit.
(c)Design Guidelines. The following guidelines are intended as a reference to
assist the designer and operator in understanding the city's purposes in allowing
single room occupancy housing which meets the purposes stated in this section.

These guidelines are intended to be interpreted with some flexibility in their

application to each project. The guidelines will be used in conjunction with other
regulations and within the discretion afforded the city through a conditional use
permit in accordance with Division 37-22: Variances and conditional use permits.
(1) Unit Design. Living units should have amenities sufficient to sustain daily living
including, but not limited to, furnishings designed for smaller spaces, built-in
cabinets, closets, miscellaneous storage and individually controlled heating and
ventilation.
(2) Telephone/Cable Television. Living units should be pre-wired for both
telephone and cable television service.
(3) Physically Disabled Access. There should be a greater percentage of living
units designed for persons with disabilities than required by the California Building
Code.
(4) Janitor Closet. Storage space should be provided for janitorial supplies on
each floor.
(5) Laundry Facilities. Laundry facilities should be provided.
 194

(6) Supply Room. A supply room should be provided adjacent to the manager's
unit.
(7) Internal Security. There should be a security plan emphasizing residents'
safety without unreasonably imposing on residents' activities.

(d) Exemptions.
(1) Property Development Regulations. The requirements for lot area/unit,
bedrooms per unit and usable open space applicable to residential uses shall not
apply to single room occupancy housing.
(2) Existing Structures. Existing structures may be converted to single room
occupancy housing and exempt from the development standards contained in this
section provided the following findings can be made:
(A) There is substantial compliance with development standards;
(B) Alternative means of compliance with development standards are provided
which contribute to livability; and
C) Strict compliance with development standards would render conversion of the
structure to single room occupancy housing impractical.

(e) Operating Standards.

(1) Management Plan. Single room occupancy housing shall have a management
plan which will assure:
(A) The presence of an on-site twenty-four-hour manager or alternative
which affords residents the same level of service and security;
(B) Short- and long-term physical maintenance of the building and its
grounds;
(C) That operations, rental procedures and staffing contribute to and
promote a high quality of life for residents;
(D) The safety and security of residents and their property.
(2) Tenancy. Tenancy shall be limited to twenty-nine or more days, and thereafter
no less than on a monthly basis.

(f) Affordability.
(1) Percent Affordable. A minimum of fifty percent of the living units shall be
affordance and available to very low income households, as defined in §50501 of
the Health and Safety Code, or low income households, as defined in
§50079.5 of the Health and Safety Code.
(2) Affordable Housing Plan. An affordable housing plan shall be included as a
condition of a conditional use permit issued in accordance with Division 22:
Variances and conditional use permits, which shall include:
(A) The number of units to be affordable to very low and low income
households; and
(B) The means by which permanent maintenance and affordability of the
units will be achieved.
[SOURCE: City of Salinas nd (Ord. No. 2245 NCS § 29 City of Salinas Municipal
Code, Sec. 37-161.1)]
 195

Single Room Occupancy Program (SRO)

Federal, HUD: The SRO Program provides rental assistance for homeless
persons in connection with the moderate rehabilitation of SRO dwellings. SRO
housing contains units for occupancy by one person. These units may contain
food preparation or sanitary facilities, or both.

The Single Room Occupancy (SRO) program is authorized by § 441 of the

McKinney-Vento Homeless Assistance Act. Under the program, HUD enters into
Annual Contributions Contracts with public housing agencies (PHAs) in
connection with the moderate rehabilitation of residential properties that, when
rehabilitation is completed, will contain multiple single room dwelling units. These
PHAs make Section 8 rental assistance payments to participating owners (i.e.,
landlords) on behalf of homeless individuals who rent the rehabilitated dwellings.
The rental assistance payments cover the difference between a portion of the
tenant's income (normally 30%) and the unit's rent, which must be within the fair
market rent (FMR) established by HUD.

Rental assistance for SRO units is provided for a period of 10 years. Owners are
compensated for the cost of some of the rehabilitation (as well as the other costs
of owning and maintaining the property) through the rental assistance payments.
To be eligible for assistance, a unit must receive a minimum of $3,000 of
rehabilitation, including its prorated share of work to be accomplished on common
areas or systems, to meet housing quality standards (HQS).

Assistance provided under the SRO program is designed to bring more standard
SRO units into the local housing supply and to use those units to assist homeless
persons. The SRO units might be in a rundown hotel, a Y, an old school, or even
in a large abandoned home. "
[SOURCE: United States Department of Housing and Urban Development (HUD),
Community Planning and Development 2001a and b]

Single Room Occupancy (SRO) unit (in an SRO hotel)

Fullerton, California: " a living unit within an SRO residential hotel consistent with
§17958.1 of the California Health and Safety Code which is rented to the same
person for a period of more than 30 consecutive days at a rate at or below 30
percent of 50 percent of the monthly median income adjusted for a household
size of one as defined by the U.S. Department of Housing and Urban
Development for the Standard Metropolitan Statistical Area of Anaheim -
SantaAna - Garden Grove. SRO units shall be developed in accordance with
§15.30.080 of this title.
[SOURCE: City of Fullerton 2004 (Zoning Ordinance, Chapter 15)]

Single room occupancy (SRO) unit in ‘MDL Section 248 SROs’

 196

New York City: "SRO units consist of one or two rooms that either lack complete
kitchen and/or bathroom facilities, or share them with other units. SRO units are
often furnished, and rent may be paid weekly or monthly."
[SOURCE: New York 1929 (MDL) and see * footnote ]

Skid Row (vernacular term)

The original term was “skid road” and referred 19th century road in Seattle where
lumberjacks "skid" logs to load boats on the Willamette River and where they
lodged in the rooming houses lining the road. The name was applied to loggers’
lodgings in Portland, Oregon in the late 1800s, on a similar road (which is today
the main urban street, Burnside). Over time the term "skid road" evolved into
"skid row." The term “skid row” has been applied to areas in other cities where
low cost lodgings were concentrated. New York City’s “skid row” was "the
Bowery" district in south Manhattan on the Lower East Side. By 1850, a former
immigrant Irish shanty town morphed into a town of lodging houses, "raunchy"
entertainment enterprises and old style tenement housing. From the Depression
in the 1930s through the 1950s, the Bowery contained New York City's largest
concentration of old style "rooming" houses. The equivalent "South End" of
Boston was, in 1900, the largest lodging house district in the nations,
accommodating 37,000/night; by 1963 this area had a reputation as an enclave of
homelessness and "vice" (prostitution, heroin addiction, drunkenness). The
equivalent concentration in a Los Angeles garment, wholesale market and light
industrial district is still normatively called "Skid Row" (per se) although
developers have renamed its "Central City East". In Lost Angeles Skid Row, low
rent accommodations were "stabilized" and "contained" between 1978 and 2000.
Afterwards, many workers' low rent hotels were sold to real estate re-developers.
The equivalent San Francisco districts where commercial SRO hotels survive
include the "Tenderloin", "Mission" and "Chinatown". The term “skid row” has
been extended to many other impoverished, run-down sections of towns and
cities and carries unflattering stigmas of social pathologies.

sleeping accommodations
Pennsylvania: “Rooms in which people sleep; for example, a dormitory or hotel
or motel guest room.”
[SOURCE: Pennsylvania nd(2) (Administrative Law § 60.1]

sleeping accommodations
“The City of Chicago requires a business which offers seven or more sleeping
accommodations for rent to pay a base annual license fee ($82.50 plus $1.10 per
room) and be inspected by zoning and the police.”
[SOURCE: City of Chicago nd (4) (Municipal Code 4-208)]

supportive single room occupancy residences ("supportive SRO")

New York: "supportive SROs provide permanent housing in a single room
occupancy building where tenants receive leases. Supportive SRO residential
 197

buildings are typically owned and operated by nonprofit organizations. On site

mental health and social services are funded by state agencies, including the
Department of Mental Health (DMH), the HIV/AIDS Services Administration
(HASA formerly known as DASIS), the Department of Homeless Services (DHS),
among others. Supportive SROs often specialize in an exclusive category of
eligible residents, and only house, for example, people certified as mentally ill, or
AIDS patients, or recovering from substance abuse, or low income elderly. Other
supportive SROs receive a mix of tenants. The rent (housing service) payment is
set at Social Security Insurance Level I (known as the "community level").
Residents receiving social security disability or retirement generally pay between
$200 and $250 per month rent; residents on New York Public Assistance ("PA")
pay the "shelter allowance".

supportive SRO subtypes (New York):

Single Room Occupancy Community Residences (SRO/CRs)

License limits size to 100 beds; usually residents have their own
bedroom and share bathrooms; some SRO/CRs have efficiency
apartments. Those eligible for residence must be NYC/NYS certified
with a mental illness or certified to have spent 14 days in prior 2
months in a NYC shelter. Rent/services payment is at SSI Level II.

Private Proprietary Home for Adults (PPHA)

a permanent boarding residence housing licensed by the NYS
Department of Health to house 50-400 residents in doubles sharing a
bathroom, usually a mixed population of the elderly and the medically
or psychiatrically ill or physically disabled. Residents are required to
be served three meals a day, some housekeeping, and 24 hour
staffing. (Various PPHA offer additional on-site services, from
medical supervision to organized social dancing.) Most PPHAs
operate as for-profit businesses, accept SSI or PA Level II rent,
directly receive residents' checks, and deduct for rent, food, laundry,
and other services.

Residences for Adults (RFA)

non-profits licensed by the New York State Department of Health
which house residents in single or double rooms, and provide meal,
housekeeping, linen, 24 hour staffing and supportive services. RFAs
combine the model of the Supportive SRO and the PPHA. Payment
for rent and services is SSI Level II.
[SOURCE: Center for Urban Community Services (212) 801-3333.]
(NOTE: New York City outlawed construction of new for-profit SROs residential
buildings in the late 1950s and occupancy of SROs by families with children or
children under age 16 in the early 1960s. Since the early 1990s, these and other
laws and tax incentives favored the conversion of former hotels, rooming houses,
 198

lodging houses, and SRO buildings by non-profit organizations into supportive

housing under the New York State Single Room Occupancy Support Services
Program. By 1996, 225 community-based nonprofit groups owned and managed
over 50,000 housing units in the City. The first new construction "SRO" in New
York City -- studio apartments units with kitchens and baths, a common dining hall,
and social assistance in New York City opened in 2000 as supportive housing for
elderly military veterans.)

supported housing option ("SHO")

New York: "SHOs" are the subtypes of supportive SROs: Single Room
Occupancy Community Residences (SRO/CRs), Private Proprietary Home for
Adults (PPHA), Residences for Adults (RFA)- see above)

temporary residence
"means dwelling unit accommodations offered for pay to persons for a period of
one year or less."
[SOURCE: 1301:7-5-08 Hotel and SRO Facility License A § 124.0
General (a) 124.1.1(a)]

tenant
City of Chicago: "Tenant means a person entitled by written or oral agreement,
sub-tenancy approved by the landlord or by sufferance, to occupy a dwelling unit
to the exclusion of others." (applies to all dwelling units -housing, hotels, SROs, et
al.) [SOURCE: City of Chicago nd (1) {5.12.030 (h)}]

Exclusions of the application of § 5-12-010 ‘Residential Landlord and Tenant

Ordinance’ ...unless the rental agreement thereof is created to avoid application of
this chapter":
(a) dwelling units in owner-occupied buildings containing six units or less...
(b) dwelling units in hotels, motels, inns, tourist houses, rooming houses, and
boarding houses but only until such time as the dwelling unit has been occupied
by a tenant for 32 or more continuous days and the tenant pays a monthly rent...
[SOURCE: City of Chicago nd (1)]

subtenant, sublessee
New York City: "Subtenant or sublessee: Any person lawfully occupying the
housing accommodation pursuant to an agreement with the tenant by
authority of the lease or by virtue of rights afforded pursuant to §226-b of
the Real Property Law. Such person shall be entitled to all of the benefits of
and be subject to all of the obligations of this Code except the right to
renew, and the right to purchase upon conversion to cooperative or
condominium ownership. [SOURCE: 9 NYCRR § 2520.6 Definitions (k)*]

time share New Mexico: “‘time share’ means a right to occupy a unit or any of
several units during five or more separated time periods over a period
 199

of at least five years, including renewal options, whether or not coupled

with an estate or interest in a condominium or a specified portion thereof,
or any other estate or interest in land.
[SOURCE: New Mexico nd (§ 12.2.3.7.A)]

tourist Lincoln County, New Mexico: “a person traveling for business,

pleasure, or culture to a county or municipality imposing the occupancy
(lodging) tax”
[SOURCE: New Mexico House of Representatives 2005]

tourist court Georgia State: “a tourist court is any facility consisting of two or more rooms
or dwelling units providing lodging and other accommodations
for tourists and travelers and includes tourist courts, tourist cottages,
tourist homes, trailer parks, trailer courts, motels, motor hotels, hotels, and
any similar place by whatever name called and any food, beverage,
laundry, recreational or other facilities, or establishments operated in
conjunction therewith.” [SOURCE: Georgia nd ]

transient City of Portland, Oregon: “Transient” means any individual who exercises
occupancy or is entitled to occupancy in a hotel for a period of 30
consecutive calendar days or less, counting portions of calendar days as
full days. The day a transient checks out of the hotel shall not be included
in determining the 30-day period if the transient is not charged rent for that
day by the operator. Any such individual so occupying space in a hotel
shall be deemed to be a transient until the period of 30 days has expired
unless there is an agreement in writing between the operator and the
occupant providing for a longer period of occupancy, or the tenancy actually
extends more than 30 consecutive days. In determining whether a person
is a transient, uninterrupted periods of time extending both prior and
subsequent to the effective date of this Chapter may be considered.
[SOURCE: City of Portland, nd(3) (City Code §010.020. I “Transient”)]

transient accommodations
Hawaii: ‘Transient accommodations’ mean the furnishing of a room,
apartment, suite, or the like which is customarily occupied by a transient for
less than one hundred eighty (180) consecutive days for each
letting by a hotel, apartment hotel, motel, condominium property regime or
apartment as defined in chapter 514A, cooperative apartment, or rooming
house that provides living quarters, sleeping, or housekeeping
accommodations, or other place in which lodgings are regularly furnished to
transients for consideration.”
Exceptions: “ (1) Health care facilities... (2) school dormitories... grades
kindergarten through twelve, or of any institution of higher education, (3)
lodgings provided by nonprofit corporations or associations for religious,
 200

charitable, or educational purposes....(4) Living accommodations for

persons in the military on permanent duty assignment to Hawaii...,
(5) Low-income renters receiving rental subsistence from the state or
federal governments and whose rental periods are for durations shorter
than sixty days. (6) Operators of transient accommodations who furnish
accommodations to full-time students enrolled in an institution offering
post-secondary education. The director of taxation shall determine what
shall be deemed acceptable proof of full-time enrollment. This exemption
shall also apply to operators who furnish transient accommodations to
students during summer employment. (7) Accommodations furnished
without charge..." [SOURCE: Hawaii 1997]

transient hotel
San Diego: “ Any structure consisting of one or more buildings, with more than five
sleeping rooms, that is kept, used, maintained, advertised, or held out to the public
to be a place where sleeping accommodations are offered for pay to transient
guests for a period of thirty days or less, including but not limited to, such a
structure denoted as a hotel, motel, motor hotel, lodge, motor lodge, bed and
breakfast, or inn.... “Hotel” does not include agricultural labor camps, apartment
houses, lodging houses, rooming houses, or hospital or college dormitories.
[SOURCE: San Diego 2003 (1301:7-5-08 (A) §124)]

transitional housing programs

(One time survey) :"have a maximum stay for clients of two years and offer
support services to promote self-sufficiency and to help them obtain permanent
housing. They may target any homeless sub-population such as persons with
mental illnesses, persons with AIDS, runaway youths, victims of domestic
violence, homeless veterans, etc."
[SOURCE: Department of Commerce Bureau of Census 1998 (Appendix B, page
2, Definitions of NSHAPC Programs)]

traveler accommodations establishments

NAICS:
1. Types in the 721* category:
hotel or motel (721 110 00 16),
bed and breakfast inn (721 191 00 18),
casino hotel (gambling) with guest rooms for lodging ( 721 120 00 14)
ski area or resort with guest rooms for lodging (721 110 00 24)
rooming and boarding house (721 310 00 14)
tourist court or cabins (721 310 00 22)
lodging house operated by a membership organization (721 110 00 32)
fraternity or sorority boarding house (721 210 00 32)
hotel (721 199 00 28)
sporting or recreation camp, including fish camp dude ranch (721 214 00
11)
 201

trailer park, recreational vehicle park, or campground

except residential (721 211 00 14)

2. Types in the 713* category:

Businesses classified in other industries sometimes operated in or as
establishments known or licensed as "traveler accommodations" (hotels, motels,
camps)
casino hotel (gambling) without guest rooms for lodging (713 210 00 20)
ski area or resort without guest rooms for lodging (713 920 00 21)
3. Types in the Real Estate Industry (531*):
apartment building operator (531 110 10 33)
hotel/motel real estate owner, owning land or building but not the
lodging business (531 120 90 67)
4. Type in the Association (813*) industry:
property owners' association (813 990 40 18)
5. Types in the Food and Beverage Service (722*) industry:
bar or restaurant operated by a social or fraternal organization for members
(722 110 0014)
bar, tavern, pub, or other drinking places, selling alcoholic beverages for
consumption of the premises (722 410 00 11)
full service restaurant, patrons order through waiter/waitress service and
pay after eating (722 110 00 14)
limited-service restaurant, patrons pay before eating, including delivery only
locations (722 211 00 20)
[SOURCE: United States Census Bureau, 2001 (Public Use Form AF - 72101)]

voucher distribution programs

(One time survey:)
..."provide homeless persons with a voucher, certificate, or coupon that can be
redeemed to pay for a specific amount of time in a hotel, motel, or similar facility."
[SOURCE: United States Department of Commerce, Census Bureau 1998]

welfare hotel (vernacular term)

popular term for a hotel or motel in which temporary housing or shelter is granted
to families and individuals by local governments as a form of public assistance
(‘welfare') or by charitable organizations.

The 1997 National Survey of Homeless Assistance Providers and Clients

(NSHAPC) explicitly included "welfare hotels" as a kind of "supervised publicly or
privately operated shelters designed to provide temporary living accommodations"
[SOURCE: United States Department of Commerce, Census Bureau 1998 (B2)]

workingmen's hotel (Midwest variant: ‘work men's hotel’)

Name for a category of hotels built in the late 19th and early 20th century that
catered to skilled craftsmen, mechanics, and steadily employed “white”, “blue” and
 202

“pink” collar workers. These hotels provided small furnished private bed rooms
and such services as laundering and pressing clothes and meals in dining rooms.
Bathrooms were generally shared and entire hotels or floors were restricted to one
sex. Work men’s hotels were the most expensive of the low rent
accommodations. Around 1900, a room in a workman’s hotel cost as much as a
dollar a night when a cot in dormitory or sleeping shift in cage lodgings cost a
nickel or a dime, and a “flop house” or “barrel house” cost a penny. Beginning in
1950s, new building standards curtailed new developments of workingmen’s
hotels. In the period between about 1975 and the present, many of these hotels
“were demolished, converted into commercial Single Room Occupancy hotels, ...
into permanent housing", or into supportive permanent or transitional housing.

The principal surviving ‘workingmen’s hotels’ are in urban areas --in New York
City, Los Angeles, Chicago, and other cities– where they are generally known as
"commercial" Single Room Occupancy (SRO) hotels. The variant ‘workman’s’
hotel or workmen’s hotel is still used in popular speech in Chicago.

_______________________________
Laws, ordinances, state, municipal, or county codes, rules, zoning, legal definitions, and
regulations were in force in 2005 unless noted as draft or bills. Legal material is
referenced to the year in which it became effective in the jurisdiction, the year a
compilation was made public or as “no date” (nd).

* The New York City laws, rules, definitions, and other legal materials quoted and directly
referenced rest on the following additional statutory authority: New York City
Administrative Code, § 11-243, 11-244; Multiple Dwelling, § A7-C; Real Property Law, §
226-B, § 235-F; Real Property Tax Law, 423; New York City Administrative Code,
T27C2; Real Property Tax Law, 421-A, N.Y.C. Administrative Code, 26-511(b), 26-
518(a) History: Added 2520.6 on 5/01/87; amended 2520.6(c)on 12/20/00; repealed and
added 2520.6(e) on 12/20/00; repealed and added 2520.6(f) on 12/20/00; amended
2520.6(I) on 12/20/00; amended 2520.6(n) on 4/04/90; amended 2520.6(n) on 12/20/00;
amended 2520.6(o) on 4/04/90; amended 2520.6(o)(1) on 12/20/00; amended 2520.6(q)
on 4/04/90; amended 2520.6(s) on 12/20/00; amended 2520.6(t) on 12/20/00; added
2520.6(u) on 12/20/00.
 203

APPENDIX B: BRANDS

Abbreviations and terms used:

MAIN TYPE
Full service (FS) -includes food and beverage service, restaurant on premises
Limited service (LS)
w F&B = with food and beverage service
w/o F&B =without food and beverage service

Luxury rates in the $100s or $1000s per night

Upscale rates in $100s, under $500
Midscale rates in the range of $80 - $200
Economy rates $55 or less

Resort Full service (with food and beverage services) located at a resort

Casino Full service hotel with a casino on the premises

Legacy Property built before 1940

Extended Stay (ES) Property with all studio or bedroom apartment units and
monthly rates available or required

(F) Franchise The brand is serviced by a turnkey franchise system.

(F/IOO) The brand is franchised however properties are largely managed

either by independent owner-operators or by professional hospitality f
firms.

Chain (C) Brand is exclusive to the same organization that owns and operates (or
contracts private management for) a chain of multiple hotel properties.

Both (B) Brand is both franchised and operated by a core chain. (In most cases,
the core chain developed the brand system then spun off franchises.)

Association (A) Brand is controlled and serviced by an association of independent

(A/IOO) owner-operators.

Independents Independents are small chains operating under “brand” name.

APPENDIX B: BRANDS Chain (C), Franchise In the United States,

(F), Both (B), Num ber of
Association (A),
Independent(I)
 204

BRANDS & Sub-brands A M AIN TYPE BRAND PARENT U.S. hotels U.S. uUnits
Abbott Resorts Condotels (I) Resort Quest 7
Adam s Mark (+nam e of Conference hotels HBE 17 10,826
city) (Chain)
Adm iral Benbow Inn Econom y TQ (B) Adm iral Benbow of 4 350
Am erica
Affinia Urban hotels (Chain) Affinia Hospitality 7
Am alfi Condo hotels (Chain) Hostm ark Hospitality 1
Group
Am erica's Best Inns and Econom y (F/IOO) Buckhead Am erican 85
Suites Corp
America's Best Inn Econom y (F/IOO) Buckhead
** America's Best Suites Economy (F/ IOO) Buckhead
Am erica's Best Value Inns Econom y (A/IOO) Best Value (Mem bership 268 15059
Association)
Best Value Econom y (A/IOO) Best Value
Best Value Inns Econom y (A/IOO) Best Value
America's Best Value Inn and LTS (IOO) Best Value
Executive Suites
Best Value Inns & Suites Econom y LTS Best Value
(A/IOO)
Best Value Inn and Extended Extended Stay Best Value
Stay
(A/IOO)
Best Value Inn Hotel Econom yTQ (A/IOO) Best Value
AmericInn Lodge & Limited Service AmericInn 195 10316
Suites (F/B) International, LLC
Am erica's Inn Econom y (I) Independent 2 140
Am eriHost Inn ® (since Econom y (F) Am eriHost /Cendant 104 7077
1989)
**A m erihost Inn & Suites SM Econom y (F) Am eriHost /Cendant
**AmeriSuites "All Suites" ES Hyatt (prior to 12/04: 147 18000
(Chain) Blackstone/US
Franchise)
AmeriTel Inns 10 1000
**Arcadia Residential Extended Stay Independent / Extended 2 144
Suites (IOO) Stay Netw ork
Aston Hotels & Resorts ® Condo rentals Resort Quest Hawaii 4
Hawaii (Chain)
Bally's Casino hotels Harrah's (fka Ceasar's 3 5802
(Chain) Entertainment)
Baymont Inns & Suites LS "all suites" ES M arcus 89
(Both chain & Corp./Baymount & La
franchises to IOO) Quinta
Bella Vista Suites (Third party Hostm ark Hospitality 6
managed) Group
Best Inns & Suites -See America's Best Inns
and Suites

Best W estern Limited Service Best W estern 2,181 186422

(A/IOO) (Association)
Best Western Suites "All suites" hotels Best W estern
(A/IOO)
 205
**Best Western Extended Stay &Extended Stay Best W estern 3
Suites
(A/IOO)
Bradbury Suites Extended Stay Best W estern & 3
(IOO) Bradford Suites LLC
**Bradford Homesuites Extended Stay Bradford Suites LLC 9 1,222
Budget Host Inn Economy TQ (F/I) Budget Host 160 5765
International
Budget Inn Economy TQ (I) Independent operators 6 180
**Budget Suites of Extended Stay Bigelow M anagement 19
America (Chain)
Budgetel --> See Economy TQ (C&F) Baym ont / La Quinta
Baymount
Caesar's Casino hotels Harrah's Entertainment 3
(Chain)
Cambria Suites (new in All suites (F) Choice Hotels 0
2005) International, Inc
Cambridge Suites Extended Stay Inter-Continental/ 34 3500
converted 2004 (Chain) Candlew ood
**Candlewood Suites ® Extended Stay (B) Inter-Continental/HPT/ 126 14383
(by IHG) Candlew ood
Carlson Park & Lifestyle Residential hotels Carlson W orld W ide
Living (Chain)
Carlton Lodges Limited Service Focus Enterprises 3 249
Chain
*Chase Suites by LS apt ES (Chain) W oodfin/Hardage LLC 10 1,233
W oodfin
Chino Economy TQ Royal Host (Canada)
(Chain)
Clarion Hotel M idscale w/F&B* Choice Hotels
(Chain) International, Inc
*Clarion Suites FS "All Suites" Choice Hotels 8
(Chain) International, Inc
ClubHouse Hotel Resort (Chain) Club House Inns & 1
Suites Inc.
*ClubHouse® Inn & Suites All studio(Chain) Club House Inns & 11
Suites Inc.
Clubhouse Resort & Resort CfC (Chain) Club House Inns & 2
Conference Centers
Suites Inc.
Comfort Inn Hotel & Limited Services Choice Hotels 379 36206
Suites (F/IOO) International, Inc
Comfort Inn M idscale w/o F&B Choice Hotels
(Franchise/IOO) International, Inc
* Comfort Suites "All suites" w/o Choice Hotels
F&B (F/IOO) International, Inc
Conrad Hotels Luxury hotels Hilton International 3
(Chain)
Country Hearth Inn & Limited Service Buckhead America 61 3173
Suites (Chain) Corp (in Canada, Royal
Host)
Country Inns M idscale w/o Country Inns
F&B*(Chain)
 206
Country Inns by Ayres M idscale w/o Ayers Hotels (14 in US 14
F&B*(F/IOO) & WW)
* Country Inn & Suites by ES suites (F/IOO) Carlson W orld W ide 330
Carlson
Country Inn by Carlson M idscale w/o Carlson W orld W ide
F&B*(F/IOO)
*Courtyard by M arriott "All suites" (B) M arriott
**Crestw ood Suites Extended stay Sun Suites Interest LLP 17 2,487
(Chain)
Cross Country Inn Economy (Chain) Cross Country Inns 3
LLC
**Crossland Econom y Extended stay HVM L.L.C.,SM 39 5067
Studios (Chain) /Extended Stay Hotels
Crow ne Plaza Full service (C&F) InterContinental Hotels 87
Group PLC [UK] “IHG”
*Crown Plaza Suites "All suites" (F) IHG
Crystal Inn Economy TQ (C) Crystal M aggelet 11
Days Inn (since 1970) Economy w /o Cendant 1872 153701
F&B(F)
Days Inn & Hotel Economy w/o F&B Cendant
(F)
Daystop ® Economy w/o F&B Cendant
(F)
Destination Hotel/Resort Resort, legacy, Low es Enterprises 32 8500
(Chain)
Disney Resort, them e W alt Disney W orld 23 30000
(Chain)
Doral Resorts & InterContinental Hotel 3 861
Conference (B) Group
Doubletree (since 1969) Full service (B) Hilton (acq.Promus 154 40,922
Hotel Corp 1999)
*Doubletree Guest Suites® FS "All suites" Hilton 32
(32)
(F/IOO)
Doubletree Hotel ® Conference (F) Hilton
Doubletree Resorts® FS resort (F) Hilton
Douglas Inns & Suites Economy w/o F&B Independent operators 2
(IOO)
Dow ntow ner Inn Limited Service (F) Hospitality 4 234
International
Drury Inn M id LS w/o F&B* Drury Inns Inc. 109 15,513
(Chain)
* Drury Suites Extended Stay (C) Drury Inns Inc.
Drury Plaza Economy w/o F&B Drury Inns Inc.
(Chain)
Econo Lodge Economy TQ (F) Choice Hotels 650
International, Inc
Economy Inns of America, see M asters' Inns
Efficiency Lodge Extended Stay Efficiency Lodges Inc 13
(Chain)
*Em bassy Suites Hotel FS "All suites" (F) Hilton 178 43,379
(since 1983)
 207
Embassy Vacation Resort ® Timeshares (F) Hilton 4
Exel Inns Economy (Chain) Exel Inns of America 22 2794
Executive Inn/ Hotel M id FS w / F&B* (F) Executive Inns 9
(Canada)
**Executive Suites M id FS w/ F&B* Best W estern & Best 3
Extended Stay (A/IOO) Value
**Extended StayAmerica Extended Stay HVM L.L.C.,SM 399
(Chain & F/IOO) /Extended Stay
America
** Extended StayAmerica Extended Stay HVM L.L.C.,SM / 338 37498
Efficiency Studios®
(Chain & F/IOO) Extended Stay America
**Extended Stay Hotels Extended Stay 4 different chains
EZ-8 M otels Economy (Chain) E-Z8 M otels, Inc. (C) 13
Fairfield Inn Limited Service M arriott 400
(F/IOO)
Fairfield Inn by Marriot ® (F) M arriott
Fairfield Inn & Suites by (F) M arriott
Marriott ®
Fairfield Resort Timeshares (Chain) Cendant subsidary, 70 9,000
Fairfield Resorts Inc.
Fairmont Luxury (F) Fairmont Hotels & 10 5581
Resorts
Family Inns of America Economy (A/IOO) (American Best Value 24 3120
Inns)
First Inns Economy (IOO)
Forum Hotels Full service (Chain) InterContinental Hotels
Group
Four Points Hotel by M idscale w/ F&B* Starw ood
Sheridan (Chain & F/IOO)
Four Seasons Luxury (Chain) Four Seasons Hotels & 63 16242
Resorts
Friendship Inns Economy (IOO) Independent operators
Gaylord Conference & Gaylord Entertainm ent 3 5798
resort (Chain)
Golden Nugget Casino
"Golden Tulip" (Hotel, Luxury (Chain) Golden Tulip 1 75
Inn, or Resort) W orldwide BV
Good Nite Inn Economy (Chain) Goodnite Hotels Inc. 12
Grand Chalets Resort (Chain) IHG
Grand Heritage Hotels Luxury (A/IOO) Heritage Hotels
Grand Hyatt Luxury (B) Hyatt
**GrandStay Residential Extended stay (F) GrandStay Hospitality 5 267
Suites LLC
Great W olf Lodge® Family resort Great Wolf 6
(Chain)
GuestHouse International Economy (Chain & ShoLodge/ Guesthouse 60
Inns & Suites F/IOO) International subsidiary
Guest House Inn Limited service Guesthouse
Guest House Inn and Suites Limited service Guesthouse
Guest House Suites LS "all suites" (B) Guesthouse
Guest House Suites Plus "All suites" (B) Guesthouse
 208
Guest House Hotel FS w F&B (B) Guesthouse
Guest House Hotel & Suites
FS w F&B (B) Guesthouse
Hampton Limited Service (F) Hilton
Hampton Inn Limited Service (F) Hilton
Hampton Inn & Suites "All suites" (F) Hilton (/IHG)
Hard Rock Hotels Theme & casino 8
(Chain)
Harrah's Casino(Chain) Harrah's Entertainm ent 18
**Harvey Suites (by Extended Stay FelCor Suite Hotels,Inc. 1
Felcor)® (Chain)
**Hawthorne Suites /Hotel Extended Stay (F) US Franchise System s 99
& Suites / Hyatt
Hawthorn Suites
Hawthorn Suites LTD
Hawthorn Inn & Suites
Hawthorn Hotel & Suites
**Hearthside Extended Stay (F) Cendant 4
Heartland Inns Limited service (C) C Heartland Inns of 20
America
Hilton ** Full service w F&B* Hilton
(B)
Hilton ® Full service w F&B* Hilton 230 89256
(B)
Hilton Suites FS "All suites" (B) HIlton 11
Hilton Garden Inn "All suites" (F/IOO) HIlton
(221 worldwide
Hilton Grand Vacations Resort hotels (F) Hilton
Club
(See Conrad, Embassy Suites
& Homewood Suites)
Holiday Inn LTS option (B) InterContinental Hotels 1064
Group (IHG)
Holiday Inn Select ® Limited Service TQ IHG
w /o F&B* (B)
Holiday Inn Express® Limited Service TQ IHG 362
aka Express by Holiday Inn®
w /o F&B* (B)
Holiday Inn Garden M idscale w F&B* IHG
Court®
(B)
Holiday Inn Sun Spree® Resort (B) IHG
**Homestead Studio Extended Stay (C) HVM 132 16856
Suites® L.L.C.,SM /Extended
Stay Hotels
** Homestead Village Guest Extended Stay (C) BRE/Hom estead
Studios Village, L.L.C
** Homestead Studio Suites Extended Stay Hilton
Hotel®
**Homesuites Extended Stay (C) Independent operator
**Hom e Tow n Suites Extended Stay (C) Hom e-Tow ne Suites 6 420
USA
**Homew ood Suites by Extended Stay (F) Hilton 155 15,442
Hilton®
Horseshoe Casino (C) Harrah's Entertainment 3
 209

Hotel M onaco Luxury boutique Kimpton Hotel Group 7

(C)
Hotel Indigo Boutique urban (F) ICH 2 207
How ard Johnson Hotels Economy TQ Cendant 205 14161
(since 1953) (F/IOO)
Howard Johnson Express Economy TQ w/o Cendant
Inn®
F&B (F/IOO)
Howard Johnson Hotel Economy TQ w Cendant
F&B (F/IOO)
Howard Johnson Inn Economy TQ w Cendant
F&B (F/IOO)
Howard Johnson Plaza Economy TQ w Cendant
Hotel
F&B (F/IOO)
Hyatt Hotel M idprice full Hyatt
service (B)
Hyatt M idprice full Hyatt 103
service (B)
Hyatt Regency M idprice full Hyatt 80
service (B)
Grand Hyatt M idprice full Hyatt 8
service (B)
Park Hyatt M idprice full Hyatt 7
service (B)
Ibis Luxury (Chain) Accor
Imperial Palace Luxury Independent operators
Inns of America Economy (Chain) 6 662
**In Tow ne Suites "All suites" InTow ne Suites Inc. 119 15272
Extended Stay
(Chain)
Inn Suites Economy (B) InSuites Hospitality 12 1848
Trust/Best W estern
InSuites Hotel and Suites"All suites" InSuites Hospitality Trust/Best
Extended Stay (B) W estern
Intercontinental Hotels & Full service w Intercontinental Hotel 44
Suites F&BS Upscale Group
(Chain)
James Hotel Luxury & resort (C) James Hotels, Limited 2 600
Jameson Inn Economy TQ w/o Jameson Inns, Inc 113 7745
F&B (Chain)
J.W . M arriott Hotel Full service (B) M arriott
Kelly Inn Economy (Chain) Kelly Inns Ltd/Ram kota 21 1957
Company
Key W est Hotel Economy resort Jackson Hospitality 14 840
(F/IOO) Services
Knight Inns (since 1974) Economy (F/IOO) Cendant/ Knights Inn 194
Franchise System
Villager Extended stay Cendant/ Knights Inn 74 8,015
(F/IOO) (Villager) Franchise
System s
Villager Lodges ® Extended Stay (F) Cendant/ Knights Inn
Franchise System
 210
Villager Premier ® Extended Stay (F) Cendant/ Knights Inn
Franchise System
La Quinta Hotel Economy TQ La Quinta Corporation 363 43457
(Chain)
La Quinta Inns La Quinta Corporation
* La Quinta Inns & Suites "All suites" (Chain) La Quinta Corporation
**Larkspur Landing Extended Stay Larkspur 11 1100
(Chain) Hotels/Larkspur
Hospitality
Leading Hotels of the Upscale
W orld
Lees Inns of America Limited service (B) Lee's Inns of America 19 1474
Le M eridien Luxury full service Starw ood 6 6092
(Chain)
Lexington Hotel Suites Limited service Lexington Hotel Suites 5 775
(Chain) & Inns
L-K Inn (motel) Economy (Chain) C 4
Lodge America Economy (Chain) Sun Suites Interest LLP 2 270
Loews Hotels Luxury & resort (C) Loews Hotels 13
Luxe Hotels
Luxor
(The) Luxury Collection Resorts (B) Starw ood 7
M agnolia Hotel Urban historic full Stevens Holtze 2
service chain Corporation
**M ainStay Suites Extended Stay (F) Choice Hotels 24 2776
International, Inc
M andalay Bay Full service (C)
M andarin Oriental Full service (C)
M anhattan East
M arc Resorts Resorts (C)
M arriott ® M arriott (Franchises) M arriott 1,646 212,766
Hotels & Resorts
Marriott Suites Full service "All F M arriott 14
suites"
**Marriott Executive Apartments Extended Stay w /o M arriott
®
F&B (F)
M aster Host Inn Economy (F/IOO) Hospitality 3 330
International
M aster's Inn (fka M aster's Economy Extended M asters Econom y Inn 30 3548
Economy Inn) Stay (F/IOO)
M cIntosh Inns Limited service (C) Independent operator
M eristar Hotels
M GM Grand Casino M GM Grand/M andalay 1 5034
M GM Grand Condo hotel M GM Grand/M andalay
Residences Tow ers A&B
M icrotel Inns & Suites "All suites" (F) US Franchise System s 264 18328
& Ind OO
M illennium (+unique Full service luxury M illennium 13
name or 2nd brand) & resorts (Chain)
M irage Casino hotel M GM Grand/M andalay 1 3044
 211

M onaco Hotel Full service luxury Kimpton Hotel & Restaurant

(Chain) Group, LLC ©
**M otel 6 (w eekly rates) Economy (Chain) ACCOR Econom y 816
LTS Lodging Division
M otel 8 Limited Service w/o
F&B (F/IOO)
National 9 Inns Economy 12
Navy Lodge
New W orld Hotel
Nickelodeon Family Suites
Family resort InterContinental Hotels
by Holiday Inn
(Both) Group
Nichols Inns & Suites Economy (IOO) Independent operator 2 102
Novotel Full service, ACCOR Novotel 6 1600
upscale (Chain) Division
BRANDS & Sub-brands O M AIN TYPE PARENT US hotels US units
Omni (+ unique or Full service, legacy Omni Hotels Inc 37 13,900
location nam e) (Chain)
Outrigger Hotel Resort
Orleans Casino (unique) 1 1,886
Oxford Suites Hotel Limited service "All Independent operator 14
Suites" (Chain)
Pan Pacific Hotels
Paris (Las Vegas) Casino hotels
Park Hyatt --see Hyatt (Chain) Hyatt 7
Park Inn (Chain) Carlson Hotels 30
W orldwide
Park Inns & Suites (Chain) Carlson Hotels
W orldwide
Park Inns International (Chain) Carlson Hotels
W orldwide
Park Plaza Hotel M idscale w ith Carlson Hotels 10
F&BS (Chain) W orldwide
Park Plaza Suites (Chain) Carlson Hotels
W orldwide
Passport Inn Economy (F/IOO) Hospitality 14 443
International
Pear Tree Inn Econom y (Chain) Drury Inns Inc. 12
Phoenix Inn Suites "All Suites" (Chain) 13
Posada Ana Inn (Chain) Drury Inns Inc.
Preferred Hotels
Premier Inns Economy E-Z8 M otels, Inc. 6
Prime Hotels Extended stays (C) Prime Hotels
BRANDS & Sub-brands Q M AIN TYPE PARENT US hotels US units
Quality Inns, -Hotel, - M id LS & condotels Choice Hotels
Suites (Chain & F/IOO) International, Inc
** Quality Inn Extended Stay Extended Stay (B) Choice Hotels 27
Suites International, Inc
Radisson Hotels & Full service (B) Carlson Hotels 152
Resorts W orldwide
Ramada® (since 1954) M idscale, offers Cendant /Ramada
LTS (F/IOO) Franchise System
 212
Ramada Inn Limited service w Cendant
F&B, offer LTS (F)
Ramada Limited Limited service TQ Cendant
w /o F&B (F)
Ramada Plaza Hotel Full service w F&B Cendant
(F)
Red Carpet Inn + location Economy w/o F&B, Accor Econom y
w eekly rates (B) Lodging/Hospitality
Red Lion Hotel Full service (B) Red Lion Hotels 57
Red Roof Inn Economy w/o F&B, Accor Econom y 349 38211
discount long-term Lodging division
rates (Chain)
(The) Regent® + unique Full service, luxury Carlson Hotels 2
name (Chain) W orldwide
Renaissance Full service, luxury M arriott
legacies (Chain)
**Residence Inn by Extended Stay (F) M arriott 482
M arriott
ResortQuest Hawaii Full service ResortQuest Hawaii fka 4
condotels (C) Aston
**Ritz-Carlton Hotel Full service luxury M arriott 35 11114
(B)
The Residences at Condos in full M arriott & developers 10
Ritz-Carlton
service (F/IOO)
Rock Resorts Full service luxury RockResorts 11
(C)
Rodew ay Inn Economy (Chain) Choice Hotels 139 11056
International, Inc
**Savannah Suites Extended Stay (C) Savannah Suites /GHIC 11 1709
Scottish Inn Economy (F) Hospitality 120 4882
International
**Second Hom e Suites Extended Stay
Select Inn Economy LS TQ (F) Country M aid 9 560
Financial/Select
Franchising
Sheraton M idscale w F&B (B) Starw ood
Sheraton Suites Full service "All Starw ood 21
suites"(B)
Shilo Inns Economy (Chain) Shilo Inns Inc. 41 4,571
Shilo Inns and Suites
Shilo Inn Hotel
Shilo Inn Suites Hotel "All suites"
Shoney's Inns Economy w F&B ShoLodge
(Chain)
**Sierra Suites® Extended Stay (C) Lodgeworks LLC 22 2,400
Signature Inn® Economy (Chain) Jameson Inn 24 2827
Corporation
Sleep Inn® Economy (Chain) Choice Hotels 318 27,435
International, Inc
Sofitel Full service, ACCOR Novotel 11
upscale (Chain) Division
 213

Sonesta Hotel and Suites Full service resort Sonesta International 6 2,066
(F/IOO) Hotel Corp.
Sol M elia
Southern Suites Economy (Chain) Independent operator
**SpringHill Suites by Limited service "All M arriott 130 14,950
M arriott Suites" Extended
Stay (F/IOO)
**Staybridge Suites by Extended Stay (B) InterContinental Hotel 110
Holiday Inn Group
St. Regis Full service, upscale Starw ood 7
(F/IOO)
St Regis Club Timeshares in Starw ood 2
hotels
St Regis Residences Condos in hotels Starw ood 5
**Studio 6 Extended Stay ACCOR Econom y 40 5,135
(Chain) Lodging Division
**Studio PLUS Deluxe Extended Stay (B) Extended Stay America 95 7,675
**Suburban Extended Extended Stay (F) Suburban Franchise 67 8,821
Stay Hotel System s
**Suburban Lodge Extended Stay
**Suites of America Extended Stay (C) Bigelow M anagement 2
**Suite One Extended Extended Stay (C) SuiteOne Hotels 7 696
Stay Hotels
**Summerfield Suites by Extended Stay (C) W yndham/HPT/Candle 23
W yndham w ood
Summit Hotel
Sundow ner Inn TQ /B&B (former Now BW , Best Values, 8 350
chain beginning to Independent
franchise)
**Sun Suites Extended Stay (C) Sun Suites Interest LLP 22 2,798
Super 8 M otel (since Economy (F/IOO) Cendant 2,076 125,844
1974)
"Sw iss Chalet" (not a brand) (Unaffiliated 4
independent operators)
Sw issôtel Full service, luxury Colony Capital Asia 3
(Chain) Limited LLC
Thrifty Inn Economy (Chain) Drury Inns Inc.
**Tow nePlace Suites ES all suites (F) M arriott 112 11,462
Travelodge Economy limited Cendant
service TQ (F)
Thriftlodge® Economy limited Cendant
service w/o F&B
(F/IOO)
Travelodge Suites ® Limited service "All Cendant 8
suites" (F)
Trendw est Resort / W orld Resort timeshare Cendant / Trendw est 50
M ark condotels (Chain)
Trump Casino&condotels Trump Hotels & Casino 6
(Chain) Resorts, Inc.
 214

BRANDS & Sub-brands M AIN TYPE PARENT US hotels US units

U, V, W , X
Vagabond Inn Economy (F/IOO) Vagabond Franchising 44 3,630
System
**Value Place -200 Extended Stay (F) Value Place Franchise 7
planned Services LLC
Venetian Casino (unique) 1 4,049
W Hotels Full service, luxury Starw ood 17
(F)
W alt Disney Resorts Resort hotels Disney Corporation 4
(Chain)
W arw ick (+ Unique Nam e) Full service luxury W arw ick International 4 888
Hotel (Chain) Hotels
**W ellesley Inn & Suites Extended stay (B) Prime Hospitality 84 9411
Corporation
**Wellesley Inn Extended stay (B) Prime Hospitality
Corporation
W est Coast Hotels Botique hotels(C) Red Lion Hotels/W estCoast
Hospitality
W estin Hotel Full service, Starw ood
Upscale & resorts
(Chain)
W ilson Inn Economy Independent operator
W ilson W orld Hotels Independent operator
W indmill Inn & Suites (Chain) W indmill Inns & Suites 6 847
(since 1984)
W ingate Inn (since 1996) M idscale, limited Cendant 141
service w/o F&B*
(F)
**W oodfield Suites Extended stay La Quinta /Baymont 6
apartments (Chain)
**W oodfin Suites Hotel Extended stay full W oodfin 8 1,096
service apartments
(Chain)
W orld M ark (see
Trendw est, above)
W yndham Full service (B) Cendant (109) / 107
W yndham
Wyndham Luxury Resorts Full service resort Cendant/ W yndham
(Chain & F/1OO)
Wyndham Garden Hotel (Chain & F/IOO) Cendant/ W yndham
XYZ Hotel (new in 2007- Full service them e Starw ood Hotels & 0
500 are planned) (F/IOO) Resorts W orldwide

Properties and units noted, Properties Units

totals
United States Total 21,190 1,656,959
Brands listed, worldw ide Total 37,495 4,116,361
 215

APPENDIX B, Part 2:
EXTENDED STAY BRANDS
WITH ALL STUDIO OR
BEDROOM APARTMENT UNITS C =Chain, F=Franchise, B=Both,
A=Association, I=Independent
1day EXTENDED STAY HOTELS
AV$ GROUP, Brand, Sub-brands States #Prop#Units Rooms Studios BR apts

ACCOR ECONOM Y LODGING

DIVISION
$28 Studio 6 ® 14 C 40 5,135 Rooms Studios no

BEST W ESTERN
Best Western Extended Stay & Suites ® NJ A 3 300 Rooms Studios
(line begun in 2005, expanding)
$66 InnSuites® CA,AZ, C 12 1,848 Suites Studios no
NM,TX

CARLSON
Country Inn and Suites by Carlson 358

$28 CENDANT "HOSPITALITY"

Knights Inn 31 F 212 Rooms Sstudios some
states
formerly know n as Villager 25 F
states

Villager Lodge Extended Stay Living F no Studios BR apts

Villager Premier F no Studios BR apts

(W yndham Franchises)
$80 Summ erfield Suites by W yndham ® 12 F 23 3,245 no no 1&2 BR
states

CHOICE HOTELS INTERNATIONAL

$92 M ainStay Suites ® 14 F 27 3,118 Rooms Studios 1&2 BR
states apts

$50 Quality Inn Extended Stay Suites® F 27 Suites some no

Suburban Extended Stay® 11 F 67 8,821 no Studios BR apts
states

EXTENDED STAY AM ERICA INC/ HVM

L.L.C.,SM
$46 Extended StayAmerica ® 42 A 335 37,498 no Studios no
states

$52 Extended StayAmerica Efficiency Studios® A no Studios no

 216
Extended Stay Deluxe ® A 64 Studios BR apts

(Properties fka Wellesley Inn & Suites

or Sierra Suites before 2005)
$29* Crossland Econom y Studios® A 39 5,067 no Studios no
$53 Hom estead Studio Suites® 32 C 132 16,856 Suites Studios no
states

$49 Homestead Village Guest Studios ® C

$44 Studio Plus ® 30 C 96 7,675 no Studios BR apts
states
Studio PLUS Deluxe ® C no Studios BR apts

HILTON
$122 Homew ood Suites by Hilton® 36 F 155 15,442 Suites Studios BR apts
states

US FRANCHISE SYSTEM S
$99+ Hawthorne Suites 33 F 99 10,528 no Studios BR apts
states

INTERCONTINENTAL HOTEL GROUP

$90 Candlew ood Suites ® (IHG) 34 C 112 12,900 Suites Studios 1BR apts
states

Harvey Suites Hotel TX C 1 Suites no BR apts

$109 Staybridge Suites by Holiday Inn ® B 78 8,850 Rooms Studios 1BR apts

M ARRIOTT
$127 Residence Inn by M arriott® 45 F 482 54,019 Rooms Studios 1 BR apts
states

$89 Tow nePlace Suites ® F 112 11,462 no Studios 1&2 BR

apts
SpringHill Suites by M arriott ® 34 F 106 12,254 Suites Studios BR apts
states

LA QUINTA CORPORATION
La Quinta Suites B 363 Suites some some
Baymont Inns & Suites TX B 89 Suites some some
W oodfield Suites 5 B 6 no Studios 1 BR apts
states
SUN SUITES INTERESTS LLP/
Longhouse Hospitality
$24 Sun Suites Extended Stay 7 C 22 2,798 Rooms Studios no
states
Crestw ood Suites ® 5 C 18 1,487 Rooms Studios 1 BR
states

LodgeAmerica ® NC C 2 Rooms Studios no

W OODFIN / HARDAGE LLC

Chase Suites by Woodfin ® 9 C 10 1,233 no Studios 1&2 BR
states

W oodfin Suites ® Hotel 8 C 8 1,096 no no 1&2 BR

states
 217

STARW OOD HOTELS &

RESORTS INC.
Aloft (new in 2005)
AV$ GROUP, Brand, Sub-brands States #PropUS#Units Rooms Studios BR apts
OTHER EXTENDED STAY BRANDS
$65 AmericInn Lodge & Suites® 21 F 220 10,028 Suites no no
states
Arcadia Residential Suites OH I 2 144 Suites Studios BR apts
$36 Bradbury Suites GA,SC C 3 Suites
Bradford Homesuites® TX,CO C 9 1,222 Rooms Studios 1 BR
$33 Budget Suites of America AZ,NV, C 19 no no 1&2 BR
TX

ClubHouse®Inn& 11 B 14 1,680 Suites Studios no

states
Suites
Efficiency Lodge GA C 13 no Studios BR apts
Excel Inn 7 C 22
states

GrandStay Residential Suites 47 F 5 267 Studios BR apts

states
Guest House Suites C Suites no no
Hearthside TX C 4 Suites Studios no
Hometow n Suites USA 6 C 6 537 Suites Studios no
states
InTow n Suites ® 19 C 120 15,392 no Studios no
states
Extended Stay Hotel
$99 Larkspur Landing CA, C 11 1,100 no Studios BR apts
OR,
WA
$23 Lexington Hotel TX, C 5 775 Suites Studios BR apts
OK
Suites & Inns
M aster's (Economy) Inn 6 30 3,548 Suites Studios BR apts
states
NYLO (new in 2005) NY
$27 Savannah Suites® GA,FL,C 12 1,200 Rooms Studios
SC,VA

Sierra Suites 8 C 20 2,341 Rooms Studios no

states
Suburban Lodge F

$37 Suite One Extended AL,GA, C 7 696 Rooms Studios no

SC
Stay Hotels
$33 Suites of America AZ,TX 2 no no 1&2 BR
Sundow ner Inn 7 8 350
states
Value Place Inn (all studio hotels) CA,KS,F 9 1,000 no Studios no
OK,TX
(New in 2005, 300 planned)
Hotels Units
SUB-TOTAL, in Extended Stay noted 3,639 261,912
 218

BRANDS WITH "LONG TERM STAY” DISCOUNTS

(MONTHLY OR MINIMUM STAYS)
INTERCONTINENTAL HOTEL GROUP
Crow n Plaza® Suites F Suites no no

$51 Holiday Inn® (since 1952) 50 B 1,484 278,787 Rooms no no

states
AV$ GROUP, Brand, Sub-brands States #PropUS#Units Rooms Studios BR apts

BRANDS WITH WEEKLY OR

FLEXIBLE STAY DISCOUNTS
BEST VALUE ASSOCIATION
$47 Best Value Inns® 48 A 400 23,941 Rooms no no
states
CHOICE
Comfort Suites® 50 F 379 36,206 Suites no no
states
Comfort Inn® 50 F Rooms no no
states
Cambria Suites® Suites no no
HILTON
Em bassy Suites® 38 F 179 Suites Studios no
states
M ARRIOTT
Fairfield Inn® by M arriott B 400 Suites no no
CENDANT
c$55 Ramada® F 900 Rooms no no
ACCOR
$36 M otel 6 ® C 816 Rooms no no
$28 Red Roof Inns ® B 349 38,211 Rooms no no
$28 Red Carpet Inn ® B 110 6,024 Rooms no no
SONESTA INTERNATIONAL
Sonesta Hotel (3 of 6) MA, FL F 6 2,066 no Studios BR apts

SUBTOTAL, LTS /discount brands Hotels Units

Properties noted: 5,023 385,235

States #PropUS#Units Rooms Studios BR apts

OTHER "ALL SUITES”
CHOICE
Clarion Suites ® 37 F 8 Suites no no
states

HILTON
DoubleTree GuestSuites 19 B 32 Suites no no
states
HYATT
$109 AmeriSuites ® --> 32 B 147 18,000 Suites Studios BR apts
states
(Changing to "Hyatt Place")
M ARRIOTT
M arriott Suites B 14 Suites no no
 219

US FRANCHISE SYSTEM S
M icrotel Inn and Suites 39 F 262 Suites no no
states
Extended Stay
InSuites SW 12 1,848 Suites
Oxford Suites OR,WA, 14 Suites no no
CA
Phoenix Inn Suites OR, 13 Suites no no
WA,AZ
SUBTOTAL Additional “all 502
suites”hotels notes:

States #PropUS#Units Rooms Studios BR apts

Condos in hotels and
condotel brands
(Num erous legacy urban
independents)
(Numerous uniquely nam ed resorts
and regional chains)
Destination Hotels & Resorts 32 Suites no BR apts
Hard Rock Hotels 3 Suites no BR apts
HILTON
Conrad C 2 Suites no BR apts
HYATT
The Residences at Park Hyatt B Suites no BR apts
STARW OOD
W (new in 2005) 8 F 17 Suites no BR apts
states
St. Regis Residences 5 F 7 Suites no BR apts
states
Trum p 3 I 6 Suites no BR apts
states
Four Seasons F 63 16,242 Suites no BR apts
The Regent 2
Le M eridian 5 6 6,092 Suites no BR apts
states
$495 Ritz Carlton 15 35 Suites no BR apts
states

Sonesta 3 2 Suites no BR apts

states

Kor Hotel Group, Falor 11

$85 Quality Inn 1 Rooms no no
CARLSON
Carlson Park Lifestyle Living 1 409 no no Apts &TH
Community
States #PropUS#Units Rooms Studios BR apts
Private residence club
brands
Ritz Carlton 35 Suites no BR apts
Four Seasons Suites no BR apts
Arvida Suites no BR apts
Hyatt Intraw est Suites no BR apts
Starw ood Resorts Suites no BR apts
 220
States #PropUS#Units Rooms Studios BR apts
Membership quarters
$120 Athletic Clubs 5 Rooms no no
(M any fraternities and sororities) Rooms
Young M ens Christian Association 140 Rooms Studios no
YM CA
SUB-TOTAL, hotels noted : 21,965 1,212,912

OTHER

Temporary Housing BrandsStates #PropUS#Units Rooms Studios BR apts

Affordable Suites NC,SC C 13 Suites no BR apts

(serviced apartments in dedicated buildings) ,VA
Bridgestreet Broker no Studios BR apts
Corporate Housing Inc. A Broker Apts &
houses

M ARRIOTT
Execustay by M arriott F Suites Studios BR apts
Marriott Executive Apartments F no Studios BR apts
Executive Suites AL,AZ, 3 Suites Studios no
TX
Extended Stay
The Gilmore Group, Inc. (TGG) Broker 20,000 Suites Studios BR apts
Habitat Corporate Suites LLC Broker Suites Studios BR apts
Just Like Home Corporate Housing Broker Suites Studios BR apts
M edStay Broker
Oakwood Corporate Housing Broker 20,000 Apt&TH
Oakwood Apartments (rental apartments) Broker no no BR apts
Oakwood Residence (serviced apartments) Broker no no BR apts
Oakwood Premier (serviced apartments) Broker no no BR apts
RESORTQUEST A 5,000 Suites Studios BR apts
(rent resort condos & houses)
SuiteAmerica Broker Suites Studios BR apts
"corporate living" 20,000 interim stay apts no no BR apts
(Hundreds of local brokers)

Campus housing chains (rented by Number of Number of Number Number of

states properties of apts beds
bed or apartment; by year or term; by
where
law open to the public) located
American Campus Communities 20 3,900 11,800
ACC Management 6 states 48 22,300
Capstone Development Corporation 16 states 18
M cKinney Properties TX,PA,WV 4
Ambling M anagem ent Company
17 states
University Housing Division 113 16,000
Education Realty Trust, Inc. 8 states 43 28,000
GENERAL ELECTRIC CAPITAL 8 states 10
SERVICES / JPI Campus Quarters
INTEGROUP REALITY TRUST FL,TX,MN 4
Melrose Communities/United Campus
Housing
Place Collegiate Properties 8 states 23
 221

APPENDIX C: COMPANIES

Companies included owned at least five hotels or one thousand hotel units at some
point in 2005 and, together, over 20,000 hotel properties with 2.7 units. Major
associations and consortia included not “independent owners” as the property owners.

Information is based on industry sources (AH&LA), the company’s own publicity, and
financial analyses of the company. The company websites consulted are listed at the
end. (No confidential Census Bureau information was reviewed or used in any way
used in the preparation of this appendix.)

Brands of extended stay hotel are highlighted in bold to emphasize companies’

investment and operation in these new lines and business model of hotels.
 222

Number of Number of
Properties Units Company Name
in the U.S. in the U.S. Subsidiary
Associated Brand Names
Accor Hotels
(Ranked 4 th largest; worldwide owns and operates 4,000 properties with
466,000 room s in 90 countries)
1,252 136,385 Accor North America
Ibis ® Hotel
Accor Economy Lodging Division
M otel 6 ® (360 in U.S.; 600 in North Am erica)
(fka Red Roof Inns, Inc.)
Red Roof Inns ® (350 in U.S.)
Red Carpet Inn ®
Studio 6 ® Extended Stay (30 in U.S.)
Accor International (W orldwide, owns and
operates 1705 properties )
Novotel Hotel Division
Novotel ® ( "Midscale" only 3 of 346 in US)
Sofitel ® (“up scale”)

9 2,000 Affina Hospitality (All properties in New York;

fka "Manhattan East Suites Hotels")
12 AIRCOA Companies
SWAN Hospitality Services, Inc.
fka "AIRCOA Hotel Partners, LP"
fka "Richfield Hospitality"
AEW Capital Managem ent, L.P.
1 2,567 Aladin Gaming (Owns one large casino hotel, extended stay hotels,
and casinos)
6 595 Hawthorn Suites (Managed by LodgeW orks)
4 American Casino & Entertainment Properties LLC
(Owns and operate casino hotels)
2,444 units Stratosphere Casino Hotel & Tower ®
Arizona Charlie's Decatur ®
Arizona Charlie's Boulder ®
Sands ®
13 926 American Liberty Oil Company ("Amlico") (Parent com pany)
American Liberty Hospitality ("ALH"- hotel m anagem ent
subsidiary operates 1 uniquely nam ed resort, extended stay
hotels and hotels with LTS arrangeents in Louisiana and Texas
under franchised brands:)
Holiday Inn ®, Holiday Inn Express ®, Best
W estern ®, Country Hearth Inns ®,
Hawthorne Suites ®
42 11,550 American Property Management Corporation
(Owns and m anages uniquely nam ed legacy hotels, botique hotels, and
hotels operated under franchised brands:)
Number of Number of Company Name
 223

Properties Units Subsidiary Associated Brand Names

American Property Management Corporation -continued-
Starwood Luxury Collection ®
Marriott ®, Hilton®, Sheraton ®
Radisson ®, Holiday Inn ®, Amerisuites ®,
Clarion ®, Ram ada ®, Days Inn ®
103 12,764 Apple REIT Companies
16 Ayers Hotels (Botique country hotels and under 2 brands:)
Country Inn by Ayers ®
Ayers Hotels ®
Banyan Hotel Investment Fund
Barceló Crestline Corporation
39 8,330 Crestline Hotels & Resorts
Crestline Capital Corporation
5 Baystar Hotel Group (Operates under IHG brands:)
Ham pton ®
Holiday Inn ®
0 Best Hotels (Represents 20 independent operators)
Best Value Inn Brand Membership, Inc. (Association)
435 26,415 (Mem bers own properties operated under association brand:)
Best Value Inn ®
Best Western International, Inc.
2,181 18,6422 (Association m em bers own properties operated under brand:)
Best W estern ®
21 Bigelow Management
(Owns and operates extended stay hotels with 1 & 2 bedroom
apartm ents in 3 states, under brands :)
19 properties Budget Suites ®
2 properties Suites of America ®

4 Boca Resorts, Inc. (Hotels in Florida and one m arina )

24 7,209 Boykin Lodging Company
(Owns hotels in 16 states franchised under brands:
Doubletree®, Marriott®, Hilton®, Radisson®,
Clarion® , Em bassy Suites®, Courtyard by
Marriott® , Holiday Inn®, Quality Suites®,
Ham pton Inn®
and “rent-back” condotel developm ents:
1 91 W hite Sand Villas
1 43 Captiva Villas
6 Buccini/Pollin Group (Develops and owns branded hotels)
187 Buckhead America Corporation (Owns and m anages hotels under
its proprietary brands which it franchises to other owners:)
102 properties Country Hearth Inns ®
85 properties Am erica's Best Inn and Suites ®
 224

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
5 Canyon-Johnson Urban Funds (Canyon Capital Realty
Advisors & Earvin "Magic" Johnson)
(Invests in developm ent of hotels in predom inantly m inority areas
franchised as:) Starwood brands
"XYZ" Project
Carlson Hotels Worldwide
(10 th largest world wide owns and operates 890 hotels under proprietary
brands properties franchised to other owner/m anagers:
584 88,102 Carlson Hospitality (Firm specialized in Carlson brands )
Carlson Park & Lifestyle Living Community ®
Country Inns & Suites by Carlson ®
Park Inns & Suites ®
Park Inns International ®
Park Plaza Suites ®
Radisson ®
Regent International
Regent International Hotels ®
Regent Seven Seas (cruise ships)
Carnival Corporation & plc
(W orld wide operates 79 cruise ships with m ore than 137,000+ lower
berths guest units in 2005 with 12 new ships ordered for delivery between
January 2006 and April 2009; organized in brand lines:)
Carnival Cruise Lines
Holland Am erica Line
Princess Cruises
Seabourn Cruise Line
W indstar Cruises
(Also AIDA Costa Cruises, Cunard Line
P&O Cruises, Ocean Village
Swan Hellenic, P&O Cruises (Australia)
0 CENDANT Corporation /North America
(Merger of form er CUC International Inc and
Hospitality Franchise System s, Inc.”HFS”)
Cendant Corporation Hotel Group Inc.
(Spin off as "HOSPITALITY" planned as of October2005;
FRANCHISES -does not own or m anage any-
1/4th of the m idrange properties in the US operated under
Cendant’s 9 core brands )
US Franchise Systems Inc.
(fka Hospitality Franchises System s Inc.;
subsidiary franchises to independent owners and operators:
of 744 properties, 81581 units worldwide of which
455 properties with 35,160 units are in United States)
[See Am eriHost Inn ® under Arlington subsidiary]
Days Inns Worldwide (fka as "Days Inns of Am erica Inc";
franchises 18,863 properties with 153,701+ units as Days Inns:)
Days Inn® by Cendant
Days Inn ® & Hotel, Daystop ®
 225

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
Cendant, continued:
(Franchises originally acquired from the form er Howard Johnson;
in 48 states and at 457 properties worldwide )
Howard Johnson ®
Howard Johnson Express Inn®
Howard Johnson Hotel ®
Howard Johnson Inn ®
Howard Johnson Plaza Hotel ®
Knights Franchise Systems
(Subsidiary since 2005 integrating acquisition fka Villager
Franchise System s Inc. franchising brands which offer m ilitary
discounts and extended and long stay deals:)
Knights Inn ®
Villager Lodges ®
Villager Premier ®
Hearthside Extended Stay
(Brand under direct Cendant developm ent in 16 properties:)
Hearthside by Villager®
(All units w ith kitchen & bath )
Ramada International Hotels & Resorts
(Subsidiary when acquired from Marriott in Decem ber 2005
franchised 904 Ram adas in the U.S. and 204
outside; total dropped to 977 worldwide by October 2005;
Ram ada brands are:)
Ram ada ®, Ram ada Inn ®
Ram ada Lim ited ®, Ram ada Plaza Hotel ®
Super 8 Motels, Inc.
(Subsidiary franchises lim ited service “no frills”
brands of m otels:)
Super 8 ®
Travelodge ®
Thriftlodge®
Travelodge Suites ®
Wingate Inns, L.P
(Subsidiary franchises one brand:)
W ingate Inn®
Wyndham Worldwide
(Subsidiary franchises and can contract to m anage hotels that
are not part of the W yndham chain under W yndham brands:)
W yndham Hotel®,
W yndham Resort®,
Summerfield Suites by W yndham ® et al
Arlington Hospitality Inc.
(fka Am erihost Properties, Inc.
(Subsidiary m anages hotels with Cendant brand franchises)
[Arlington] AmeriHost Franchise Systems, Inc.
(Subsidiary franchises two brands:)
Am eriHost Inn
Am erihost Inn & Suites SM
 226

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
Cendant, continued-
Cendant Timeshare Resort Group
(Planning to spin off as of October 2005)
70 Resort Condominiums International (RCI)
Fair Share Plus
Fairfield Resorts Inc.
Fairfield Resorts ®
Trendwest Resorts Inc.
Trendwest Resort
W orld Mark
Cendant Travel Services
Avis, Budget
Cendant Real Estate Brokerages
Coldwell Banker, CENTURY 21, ERA, RCI

Choice Hotels Holdings, Inc. (Parent Com pany)

3,644 295,014 Choice Hotels International, Inc
(W orld wide and dom estic owner and franchiser
operating properties under proprietary brands:)
Cambria Suites ®
Clarion ®
Com fort Inn®
Com fort Suites®
Econo Lodge ®
Flag Inns & Hotels ® (Australia, New
Zealand,Canada)
Quality ® Inn Hotel & Suites
Rodeway Inn ®
Sleep Inn ®
(Choice Midscale and Economy
Extended Stay Division fka
Suburban Franchise Holding Com pany Inc.
& Suburban Franchise System s Inc.)
28 4,401 M ain Stay Suites®
67 8,821 Suburban Extended Stay Hotel®
CNL Financial Group (Parent Company)
129 31,384 CNL Hotels and Resorts, Inc.
(Second largest hotel REIT in United States; owns hotels in 37 states,
som e co-owned with Marriott, Hyatt; acquired form er KSL Recreation
Corporation and form er RFS Hotel Investors, Inc. (2004) fka CNL
Hospitality Corporation; operates uniquely nam ed resort hotels and
franchised brands:) Ham pton ®, Holiday Inn ®, 4 Points ®,
Hom ewood Suites ®
Residence Inns ®
Springwood ®
Courtyard by M arriott ®,
Hyatt, Doubletree, Doral
 227

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
Colony Capital Asia Limited LLC (2005)
Raffles Holdings Limited
Raffles International Ltd.
Raffles International Hotels and Resorts
(None in U.S --W orldwide owns 38 luxury hotels and 15 resorts,
operating as Raffles Hotels & Resorts and Merchant Court ®)
Swissôtel Hotels & Resorts
(Subsidiary acquired in 2001 operates
3 3 luxury hotels in U.S. and 26 worldwide, under exclusive brand:)
Swissôtel ® Hotels & Resorts
65 20,000 Columbia Sussex Corporation
(In 2001 acquired hotels branded as:)
W yndam ®
14 Columbia Properties Vicksburg
(Operates 6 casino hotels and hotels franchised as:)
Marriott ®, Crowne Plaza ®, Holiday Inn ®,
W estin ®, Radisson ®
22 Cooper Companies
Cooper Hotel Group (own and m anage hotels branded as:)
Hilton ®, Hom ewood Suites ®, Doubletree ®,
Ham pton Inn ® ,
Cooper CSS Hotel Division (m anage hotels branded as:)
20 Holiday Inn ®, 2 Doubletree ®
17 Country Maid Financial
(Owns properties m anaged by its subsidiary)
Territorial Inns Management Inc (franchised as:)
Select Inn ®, Best Inn ®
37 7,000 Crestline Capital Company (Parent Com pany)
Crestline Hotels and Resorts
(Subsidiary m anages hotels owned by parent com pany in
franchises as:) Marriott ®, Hyatt ®, Hilton ®, Sheraton ® ,
Renaissance ®, Crowne Plaza ®
18 Diplomat Hotel Corporation (Owns and operates hotels in
Southeast under diverse franchises)
23 6,041 Driftwood Hospitality Company (Owns and operates hotels under
franchises:) Crowne Plaza ®, Holiday Inn ®, Park Plaza ®,
Radisson ®, Sheridan ®, Staybridge ®,
W yndam Gardens ®
115 13,824 Drury Inns Inc. (Owns and operates hotels under exclusive brands:)
Drury Inn ®
Drury Inn & Suites ®
Pear Tree Inn ®
Posada Ana Inn ®
Drury Plaza ®
 228

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
12 3,200 Eagle Hospitality Properties Trust Inc.
(Owns upscale all-suites and apartm ent hotels.)

13 Efficiency Lodges, Inc.

(Specializes in extended stays hotels and real estate)
113 13,763 Equity Inns, Inc
(Operates 110 properties with 13471 units as extended stay and full
service m idrange hotels in franchised brands:).
Residence Inn®, (Am erisuite®),
Homew ood Suites®. Ham pton Inn® ,
Holiday Inn®, Coutyard by Marriott®
26 3,300 Exel Inns of America & Exel Management Associates (since
1974; owns and operates an 8 state chain in an exclusive brand and
franchised brands:)
Excel Inn ®
Hilton ®, Hilton Garden Inn ®
Blackstone (Parent REIT)
650 67,606 Extended Stay America Inc./HVM L.L.C.,SM
(14 th largest brand fam ily in U.S.; owns and operates and franchises
extended stay hotels)
ESA Services, Inc. (Hospitality m anagem ent subsidiary)
Properties & units franchised as of Fall 2005 :
338 37,498 Extended StayAmerica Efficiency Studios®
132 16,856 Homestead Studio Suites®
95 7,675 StudioPLUS Deluxe Studios®
39 5,067 Crossland Economy Studios®
102 Amerisuites
72 26,419 Fairmont Hotels & Resorts Inc. (Canada)
Fairm ont ®
Fairm ont Hotel ®
Fairm ont Resort ®
131 37,753 FelCor Lodging Trust Inc.
(fka Bristol Hotel Com pany, m erged with Harvey Hotels)
Harvey Suites (by Felcor)®
1 hotel, 98 units The Century Hotel, Chicago
1 hotel, 161 units Hotel Blake at Printers Row, Chicago
The Falor Companies Hotel Group
FelCor Suite Hotels, Inc.
(Operates “all suites” hotels under franchised brands:)
53 properties Em bassy Suites®
14 properties Doubletree Guest Suites®
60 properties IHG InterContinental Hotel Group brands
69 16,242 Four Seasons Hotel Group (Association)
4 6,101 Gaylord Entertainment
(Owns and operates hotels under an exclusive and franchised brand :)
Gaylord
 229

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
Resort Quest (resort rental condos)
28 5,000 ResortQuest Hawaii/ Aston
Abbott Resorts Main Office
Golden Tulip Worldwide BV
3 311 Golden Tulip Hotels, Inns & Resorts
(Only 3 of 270 hotels worldwide are located in US)

12 Good Nite Inn, Inc. (Chain in California trading under its exclusive
brand:)
Good Nite Inn ®
Great Wolf Resorts, Inc. with CNL Income Properties
(Expanding chain of exclusively branded fam ily vacation resort hotels with
indoor water parks and other them es:)
11 40,000 Great W olf Lodge ®
1 Blue Harbor
8 Great Western Hotels
(Hotels in California, Oklahom a, and Missouri; uniques or branded as:)
Best W estern ®, Ram ada ®
22 16,514 Harrah's Entertainment
(Owns and operate 28 casino hotels in 13 states-- 30 casinos
worldwide-- as large uniques and as chains under exclusive brands:)
Harrah's ®
3 properties Horseshoe ®
Harvey's
1 hotel, 1,561 units Laughlin
1 hotel, 2,551units Rio
28 26,101 (Added group of casinos hotels fka Caesar's Entertainm ent and "Park
Entertainm ent" and Im perial acquired in 2005)
Caesar's ®
Bally's ®
Flam ingo
Grand Casino
Caesars at Sea/Crystal X
1 hotel, 3,400 units Caesar's Palace, Los Vegas
1 hotel, 2,916 units Paris, Los Vegas, Unique
1 hotel, 2,700 units Im perial Palace Hotel, Los Vegas
21 HBE Corporation (Conference and resort hotels in 13 states
branded as:) Adam 's Mark Hotel ®
Adam ’s Mark Resort ®
5 Helmsley Hotels (4 luxury hotels in New York; one in Florida)
22 Hersha Hospitality with Hersha Hospitality Trust
(Owns 22 of the 37 properties operated in the Northeast franchised as:)
Courtyard by Marriott ®
Hilton ® Four Points by Sheraton ®
Residence Inn by M arriott ®
Holiday Inn Express ®
various Choice Hotels International brands
 230

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
Hilton Hotels Corporation
(Hilton owns 120 properties worldwide and franchises Hilton brands:
in the U.S, 2,184 properties with 357,332 guest units operate under Hilton
brands and worldwide, 2,268 with 355,321 units in 2005. Brands are:)
Hilton ®
Hilton Garden Inn ®
Hilton Grand Vacations Club ®
Red Lion Inn ®
Scandic ®
(In 1999, Hilton bought franchising rights for 650 properties, with about
85000 units from the com pany fka Prom us Hotel Corporation which was
a 1995 Harrah spinoff set up to franchise Ham pton Inn, Em bassy Suites
& Hom ewood Suites that m erged with Com panies fka Guest Quarters
Suites & fka Doubletree. As a result, Hilton also franchises the following
brands:) Doubletree Hotel ®
Club Hotel by Doubletree ®
Doubletree Guest Suites®
Ham pton Inn ®
Ham pton Inn & Suites ®
Em bassy Suites Hotels ®
Em bassy Vacation Resort ®
Hom ewood Suites ®
Hilton International
Hilton Group PLC & Hilton Hotels Corporation
1 The W aldorf Tow ers™
3 Conrad ® Hotel
218 38,028 Historic Hotels of America Inc. (Association)
(Legacy independent hotels.)
298 42,376 Hospitality Properties Trust (REIT owns hotel properties
professionally m anaged under various franchises: )
125 hotels, 17,926 units Marriott brands
119 hotels, 16,850 units IHG brands
12 hotels, 2,662 units Prim e Hotels & Resorts /Carlson Group brands
18 hotels, 2,399 units Hom estead Studio Suites ®
24 hotels, 2,929 units Hyatt brands
13 (Acquired February 2005 from IGH; additional acquisition in Decem ber)
8 600 Host Funding, Inc.
Hostmark Hospitality Group (Manages 250 properties
operated under franchises and exclusive brands:)
3 properties Am alfi ® Hotel
Bella Vista Suites ®
Hilton ®, Days Inn ®,
Holiday Inn ®, Ram ada ® ,

Host Marriott - (See below, Marriott)

19 1,999 HP Hotels (Owns and operates under franchised brands:)
Best W estern ®, Choice Hotels, Hilton Garden
Inn ®, Ham pton Inn ®, Holiday Inn ®, Holiday
Inn Express ®, W ingate ®, Four Points ®
 231

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
HYATT Global Hyatt
18 Classic Residence by Hyatt (rental retirem ent hotels):
Classic Residence by Hyatt ®
341 18,000 Hyatt Hotels Corporation
(Owns and operates under Hyatt brands :)
143 properties in US Am erisuites ®
103 properties in US Hyatt ®
80 properties in US Hyatt Regency ®
7 properties in US Park Hyatt ® (24 worldwide
8 properties in US Grand Hyatt ®
Hyatt Vacation Club (Tim e shares)
AIC Holding
Hyatt International
Hyatt Equities
U.S. Franchise Systems, Inc. "USFSI"
(Franchises about 500 properties in the Hyatt brands:)
Hawthorn Suites ®
M icrotel Inns & Suites ®
America's Best Inns & Suites ®
11 1,500 Innisfree Hotels (Owns and operate under franchises:)
Fam ily Inns of Am erica ®
Best W estern ®, Days Inn ®,
Hilton Garden Inn ®, Holiday Inn
69 8,745 Innkeepers USA Trust (Operates extended stays and all suites in 20
states)
Innkeepers USA LP
11 1,665 InnSuites Hospitality Trust
4 947 owned with RRF Limited Partnership
(Properties in Arizona, California, and New Mexico; all units are studios
or 1 bedroom apartm ents; operate under unique nam es or as an
exclusive brand:)
Inn Suites ®
2,523 37,643 InterContinental Hotels Group PLC [UK] “IHG”
(Sucessor incorporating com panies fka Bass /Intercontinental Pan
Am /Bristol fka Bass PLC of London, fka Bass Hotels & Resorts, fka
Bristol Hotels & Resorts, nd fka Candlewood Hotel Com pany, Inc.
[bought by IHG in 2004. W orld wide in 2005, IHG owned and operated
3,656 properties and franchised its brands to others:]
Candlewood Suites® by IHG
Centra ®
Crowne Plaza, Crowne Plaza Resort
Forum Hotel ®
Grand Chalet ®
Ham pton Inn ®, Ham pton Inn & Suites®
Holiday Inn ®, Holiday Inn Hotel & Suites ®
Holiday Inn Select ®, Holiday Inn Express®
 232

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names

InterContinental Hotels Group “IHG” - continued-

(Franchised brands:)
Holiday Inn Express Hotel & Suites ®
Holiday Inn Garden Court®
Holiday Inn Sun Spree®
Nickelodeon Fam ily Suites by Holiday Inn
Hotel Indigo ®
Inter Continental Hotels & Suites®
Park Royal ®
Posthouse ®
Royal Inns®
Staybridge Suites by Holiday Inn ®
Econolodge ®

288 64,909 Interstate Hotels and Resorts Inc.

(15 th largest in U.S.; world wide owns and operates 302 properties;
incorporates the com pany fka Interstate Hotel Corporation “IHCO”)
Interstate LLC
Prime Hospitality LLC (Leases and m anages 210 properties
operated under various franchises, form erly as:)
W ellesley Inn and Suites ®
W ellesley Inn ®
Prim e Hotel & Resort ®
(Incorporates com pany fka Meristar Hospitality Corporation
and 99 acquired properties operating under franchise brands:)
Hilton ® or Marriott ®, et al
Bridgestreet Corporate Housing (Tem porary housing)
Doral Resort and Conference Centers (Resort hotels)
120 15,520 InTowne Suites
Suburban Franchise Systems, Inc.
(Subsidiary operates 70 extended stays hotels.)
67 8,821 Suburban Lodges of America, Inc.
(Subsidiary operates properties under exclusive brand:)
Suburban Lodge ®
4 Intrawest Corporation (Resort hotels )
Invest West Financial
21 1,680 Pacifica Hotel Company (PHC)
Pacifica Hotel Investors
(Operates 8 uniques and franchised under various brands:)
Best W estern ®, Holiday Inn ®, Quality Inn ®
Sommerset Suites ®
126 8,224 Jameson Inns, Inc. (owns and operates under exclusive brands:)
102 properties Jam eson Inn ®
24 properties Signature Inn ®

55 10,214 Janus Hotels & Resorts

 233

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names

32 4,796 JHM Hotels (Franchises brands:)

Hilton ®, Marriott ®, Holiday Inn ®
58 John Q. Hammons Hotels, Inc.
John Q. Hammons Revocable Trust
Em bassy Suites ®
Renaissance ®
Marriott ®
Radisson ®
Residence Inn ®
Homew ood Suites by Hilton ®
Holiday Inn ®
Courtyard by Marriott ®
37 2,280 Kimpton Hotels and Restaurants LLC
Hotel Monaco ® and uniquely nam ed
The Kor Group
9 Kor Hotel Group (Operates a chain and uniquely
nam ed hotels, som e offering condo units)
Viceroy ® (+ place nam e) chain
19 2,000 Larkspur Hospitality Company
11 hotels, 1,100 units Larkspur Landing ®
5 hotels Hilton Gardens ®
4 hotels uniquely named
560 60,000 La Quinta Corporation/Meditrust Corporation
(fka La Quinta Inns, Inc.; owns and operates 560 of the 592 properties
with 65384 units in the U .S operated under their lim ited service brands
and franchise to others, m ainly the Marcus Group.)
La Quinta Inns®
La Quinta Inn & Suites®
Baym ont Inn & Suites®
W oodfield Suites®
Budgetel® (converting to other brands)
23 7,600 LaSalle Hotel Properties
(Owns urban all suite hotels in 14 states and D.C. m anaged
by a subsidiary as franchises of various brands:)
LaSalle Hotel Operating Partnership, L.P
W estin ®, Sheraton ®, Hyatt ®, Sandcastle ®,
Crestline, Outrigger ®
56 9,300 Kimpton Hotel & Restaurant Group, LLC.
5 775 Lexington Hotels (Sm all chain in Oklahom a and Texas )
35 LodgeWorks Hotel LLC
(Developed, owns, and m anages an exclusive brand of extended stay
hotels; owns and m anages hotels under franchise and m anages
extended stays owned by others)
9 hotels Sum m erfield by W yndam ®
21 hotels Sierra Suites ®
6 m anaged in Texas Hawthorn Suites ®
 234

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
88 16,368 Lodgian, Inc.
(Successor to the 1998 m erger of two com panies fka Im pac Hotel Group
and Servico Inc.; m anage a total of about 150 hotel properties with
28,000 room s franchised under IGH and Marriott brands:)
Intercontinental: Crowne Plaza ®, Holiday Inn ®
Marriott: Courtyard ®, Fairfield ®, Residence Inn ®
Lodging Unlimited LIU Group
Lodging Unlimited (East ) (m anages 210 properties )
6 847 Lodging Unlimited (West) (m anages and owns properties
including som e in an exclusive brand chain:)
W indm ill Inns & Suites ®

32 8,500 Lowes Enterprises

(Own uniquely nam ed legacy hotels, 1 Em bassy Suite hotel, condo
resorts, and uniquely nam ed conference centers)
Destination Hotels & Resorts (Managem ent subsidiary)
0 Luxe Worldwide Hotels (Represents 200 hotels world wide )
20,796 Marcus Corp. (The)
Baymont Inns, Inc.
89 [Marcus] Baymont Inns & Suites ®
88 Baymont Franchises International (Subisidary franchises:)
Baym ont Inn ®, Baym ont Suites ®
Marriott
107 54,689 Host Marriott Corporation (Holds properties owned and equity in
hotels operated under Marriott brands)
Marriott International, Inc. (Franchises and m anages
Marriott brand hotels; in the U.S., 3,891 properties with 31,982
units operated under Marriott brands in 2005; world wide and
world wide, 4,769 properties with 392597 units. Brands are:)
Courtyard Inn by Marriott ®
Fairfield Inn /Fairfield Inn & Suites by Marriot ®
J W Marriott Hotels & Resorts
Marriott ®, Marriott ® Conference Center
M arriott Executive Apartments ®
New W orld Hotel ®
Renaissance by Marriott ®
Residence Inn by M arriott ®
Spring Hill Suites by M arriott ®
Towne Place Suites by M arriott ®
The Ritz-Carlton Hotel Company LLC
(Develops, franchises, m anages and holds som e equity in
properties under the exclusive brand, Ritz-Carlton ® , which sells
condo apartm ents in its hotels; also m anages several Ram adas -
a non- Marriott brand after Cendant brought franchising operation
in Decem ber 2004)
36 hotels, 12015 units Ritz-Carlton ®
Ram ada ®
 235

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
Marriott -continued-
Marriott ExecuStay Division
M arriott ExecuStay ®
Marriott Vacation Club International
Horizons by Marriott
The Ritz-Carlton Club
M arriott Grand Residence Club
10 (Marriott) J.W.M. Family Enterprises, L.P
(Operated by Marriott under various Marriott brands)
72 20,115 MeriStar Hospitality Corporation
(Hotel REIT owns professionally m anaged properties in 22 states and
D.C. including 10 uniquely nam ed legacy luxury hotels and full service
hotels franchised under various upscale brands:)
Hilton®, Sheraton®, Marriott®,
Ritz-Carlton®, W estin®, Doubletree®,
Holiday Inn®, Em bassy Suites® , Radisson®,
10 uniquely nam ed
15 26,053 Mandalay Resort Group
12 21,154 MGM Mirage/Mandalay (fka "MGM Grand Inc." owns and operates
uniquely nam ed casino hotels and condotels in Nevada and New
Mexico:)
3933 units Bellagio, Los Vegas
4032 units Excalibur, Los Vegas (unique)
3744 units Circus Circus,
4408 units The Luxor
c4400 units Mandalay Bay
3049 units The Mirage, Los Vegas (unique)
5034 suites MGM Grand, Los Vegas (unique)
Condotel M GM Grand Residences, Tow ers A & B
2035 units New York!New York! Los Vegas
2900 units Treasure Island Los Vegas (unique)
4049 suites Venetian, Los Vegas (unique)
1886 suites Orleans, Los Vegas (unique)
Beau Rivage, Biloxi(unique)
6 Mandarin Oriental
Madarin Oriental -Americas
Hong Leong Singapore Group and Millennium & Copthorne
Hotels PLC "M&C"
20 8,341 Millennium Hotels and Resorts "MHR"
(Parent Corporation owns 90 hotels in 16 countries; hotels of the
subsidiary for the Am ericas are in “gateway” cities and at resorts
operating under an exclusive and franchised brands:)
Millennium ®
Sheridan ®, Com fort Inn ®
1 1,000 Monarch Casino & Resort, Inc. (Own and operate the Atlantis
casino hotel in Reno)
 236

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names

6 Morgans Hotel Group (Hotels in New York, Miam i, San Francisco,

and LA)
17 Noble Investment Group, LLC / Alliance Management
(Own and operate in the southeast under various franchises:)
Marriott ®, Crown Plaza ®,
Courtyard by Marriott ®, Hilton Garden Inns ®,
Hom ewood Suites ®, SpringHill Suites ®
5 300 Northcott Hospitality International LLC (parent com pany)
AmericInn International, LLC (franchising subsidiary)
Three Rivers Hospitality, LLC (m anagem ent subsidiary)
(Own and subsidiaries franchise and m anage 220 properties under a
proprietary brand:) AmericInn ®
90 32,606 Oakwood Worldwide / R&B Enterprises
(Claim to house tem porarily 75,000 individuals and fam ilies per year
in various brands of “tem porary” housing the com pany leases:)
Oakwood Apartm ents, Oakwood Prem ier
Oakwood Residence, Oakwood Corporate
Housing, South Bay Clubs ®
37 13,900 Omni Hotels Inc. (Buys and rem odels legacy hotels owned and
operated under their form er unique or franchised nam e plus the
exclusive brand:) Om ni
Orient-Express Hotels Inc. (W orldwide, owns and operates 47
hotels)
5 North American Division
(Acquired com panies form erly known as Park Place Entertainm ent
Corporation and Park Lane Hotels International; North Am erican Division
owns and operates 5 uniquely nam ed legacy hotels)
5 2,992 Pinnacle Entertainment Inc. (Casino hotels; worldwide owns 9)
10 13,000 Portman Holdings, LLC (Develops and m anages hotel assets.)
Preferred Hotels & Resorts Worldwide, Inc. (Represents
independently owned and operated hotels in 17 states)
74 16,947 [Independent owners]
Blackstone Group (Primary investor)
246 31,837 Prime Hospitality Corporation
(Operates a chain of 75 hotels including those form erly known as
W ellesley Inn & Suites, phasing out this proprietary nam e and phasing in
an exclusive brand and others under various franchised brands:)
W ellesley Inn by Prim e Hospitality Corp ®
Prim e ®
Hilton ®, Holiday Inn ®, Ram ada ®, Sheraton ®
5 1,788 Prince Hotels, Inc.
70 12,500 Red Lion Hotel Corporation
(Consolidated com panies fka W estCoast Hospitality Corporation (W HC),
fka W estCoast Hospitality Corporation (W EH), KA Cavanaugh's
Hospitality Corporation and bought out Red Lion Hotels, L.P.;
 237

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
Red Lion Hotel Corporation -continued-
operates in 12 W estern states under proprietary brands:)
W estCoast ® Hotels
Red Lion Hotels ®
Red Lion Inns ®
46 9,448 Remington Hotel Corporation (Owns and operates uniquely nam ed
and franchised brands; has a REIT and hotel developm ent subsidiaries.)
RFS Hotel Investors, Inc. (REIT )
8 RLJ Development, LLC
1 property Hilton ®
6 properties Homew ood Suites by Hilton ®
1 property Courtyard by Marriott ®
11 Rock Resorts, LLC / Vail Resorts, Inc. (Owns and operates luxury
resort hotels in 7 states)
27 2,263 Royal Host
(Canadian REIT and m anagem ent com pany; worldwide owns and
operates 39 legacy hotels, 115 franchises and m anages 77 others under
various franchised brands:) Travelodge ®
Country Hearth ®
Chim o ®
Super 8 ®
Holiday Inn ®
Ram ada ®
22 2,850 Shaner Hotel Group
(Owns and m anages properties franchised in Hilton, IHG, or Marriott
brands; fully owns 22 and m anages and has partial equity in a total of 57
operated as:)
Hilton: Ham pton Inn ®, Ham pton Inn&Suites ®,
IHG: Crown Plaza ®, Holiday Inn ®, Holiday
Inn Express ®, Holiday Inn & Suites ®,
Holiday Inn Sunspree Resort ®;
Marriott: Marriott ®, Renaissance ®, Residence
Inn ®,
Springhill Suites ®
41 4,571 Shilo Inns (Owns and operates in W est under its exclusive brand:
Shilo Inn ®
91 7,108 ShoLodge, Inc. (Owns and m anages hotels under its proprietary
brands franchised directly and through a subsidiary:)
Shoney's Inn ®
Guest House International Inns, Hotels & Suites
(Subsidiary owns and operates and franchises
exclusive brands:) Guest House ® brands
12 Silverleaf Resorts, Inc. (Resort hotels)
41 9,230 SRS Worldwide
SWHM -Southwest Hotel Management
(Operates hotels franchised under various brands, especially:)
Days Inns ®
 238

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
3 1,175 Sonesta International Hotels Corporation
(In US also m anages three others; owns or leases
and m anages 36 worldwide under its exclusive brands)
Sonesta ®
437 151,000 Starwood Hotels & Resorts Worldwide, Inc. (9 th largest US
dom estic chain in 2004 with 750 hotel properties worldwide)
Starwood Hotels & Resorts Worldwide Inc.(SHRWI)
Sheridan Hotels and Resorts
1 Aladin Resort Casino, Los Vegas (unique)
18 Sheraton Vacation Ownership Inc. (SVOI)
(form erly known as Vistana, Inc.; 18 of 19
Resort condotels are in the U.S.; in 2004,
bought 36 m ore properties to convert into
condotels)
Sheraton Holding Corp (SHC)
(Operates worldwide in 80 countries m anaging 283
Properties in which it has a m inority equity and franchises
An additional 310 under its proprietary brands:)
Sheraton ®, Four Points Hotel by Sheraton ®
St. Regis ®
The Luxury Collection®
W estin Hotels & Resorts® by Starwood®
Botique new in 2005 W ® hotels
Acquired 36 of 130 ww Le Meridien®
500 planned for 2007 "XYZ"® Project

7 SuiteOne Holdings, LLC

Sunburst Hospitality Corporation
(Start up new chain operating under an exclusive brand:)
SuiteOne®
20 Sun Suites Interest LLP
(fka Crestwood Suites Com pany; operates chains in the Southeast
which em phasize extended stays under exclusive brands:)
Sun Suites®, Crestw ood Suites®,
Lodge America®
54 13,183 Sunstone Hotel Investors, Inc
(Owns hotels in 17 states operated under various brands
franchised from : Hilton, Hyatt, InterContinental, Marriott, W yndham )
50 Sunterra Corporation
(Specialized in tim eshare hotels owned in 90 resorts worldwide)
5 1,594 Supranational Hotels (W orldwide owns 707 hotels)
69 Supertel Hospitality, Inc. (fka Hum phrey Hospitality; develops, owns,
operates hotels and m anages hotels under franchise as:)
Super 8 ®, Com fort Inn/ Suites ®,
W ingate Inns ®, Holiday Inn Express ®,
Best W estern Suites ®, Days Inn ®,
Ram ada ®, Shoney's ® Ham pton Inn ®
 239

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
363 25,307 Tharaldson Lodging Companies
Tharaldson Property Management, Inc.
(Owns and m anages hotels and m anages 355 others
in 36 states under various franchise brands:)
Marriott: Residence Inn ®, Courtyard ®, Springhill
Suites ®, Tow ne Place Suites ®, Fairfield Inn
Hilton: Ham pton Inn ®, Hom ewood Suites ®
Intercontinental: Holiday Inn ®, Com fort Suites ®,
Other: Country Inn & Suites ®, La Quinta Inns ®
20 Tharaldson Development Company, Inc. (Develops new hotels )
"THED International" (Paris)
9 2,977 (Tourisme Hôtellerie Engineering Développement
International)
Assistance Hôtels Management International
AKA "AHMI Rooms Properties"
(French private com pany; in U.S. concentrates on spa resort
hotels)
3 Res-Hotel, S.A (Paris)
(Broker investing in buying U.S. condo hotels and units in them )
Tishman Realty & Construction Company (Parent com pany)
14 6,000 Tishman Hotel Corporation
(Owns and operates uniquely nam ed hotels and under
franchised brands:) Sheraton ®, W estin ®, Crowne Plaza ®,
Marriott ®, Renaissance ®
5 Trump Hotels & Casino Resorts Holdings, L.P
Trump Hotels & Casino Resorts, Inc./
(Develops and partially owns casino and urban condo hotels)
US Hospitality Management
613 160,184 [Independent owners in the consortium]
Pegasus Solutions
(fka Utell- m arkets and provides m anagem ent services
for a consoritium of uniquely nam ed legacy independent hotels
and for hotels branded as Microtel; franchises two brands )
102 hotels franchised Am erica's Best Inns & Suites (by USFSI) ®
Hawthorn Suites ®
M icrotel Inns & Suites ®
7 Value Place LLC
Value Place Franchise Services LLC
Vantis International Corporation
(fka VIP International & Lexington Services, m anage
and m arket for:) Lee's Inns of Am erica ®
EnVille Inc. ®
independents
 240

Number of Number of Company Name

Properties Units Subsidiary Associated Brand Names
4 888 Warwick International Hotels (Paris) (W orldwide owns 31 hotels
with 4414 units; in U.S. owns and operates 4 urban hotels (NYC, SF)
under exclusive brand:) W arwick
324 40,711 Westmont Hospitality Group
InVest REIT
(Owns and operates 420 hotels worldwide operating under
franchises:)
Holiday Inn/Crowne Plaza, Radisson, Ham pton Inns
89 12,200 White Lodging Services
(Owns 85% of hotels m anaged under franchises:)
Marriott, Residence Inn by M arriot,
Spring Hill Suites by M arriott, Courtyard by Marriott;
Fairfield Inn, Hilton, Holiday Inn
50 7,028 Winston Hotels, Inc. / WINN Limited Partnership
(Owns hotels in 16 states (44 fully) m anaged by
operating subsidiary partnership )
18 Woodfin/Hardage LLC and Hardage Suite Hotels,
LLC (HSH)
(Leases additional properties operated as W oodfin or Chase)
W oodfin Suite ® Hotel
Chase Suite ® Hotel by W oodfin
217 33,950 Wyndham International Inc.
(Owns 217 of the 312 hotels operating under one of the proprietary
W yndham brands and additional non-W yndham brands; franchises the
W yndham brands)
Wyndham Hotel Corporation
Performance Hospitality Management
W yndham Luxury Resort®
W yndham Hotel®
W yndham Garden Hotel®
W yndham Resort ®
A W yndham Historic Hotel®
Sum m erfield Suites by W yndham ®
Ram ada®, Holiday Inn®, Radisson®, Hilton ®
 241

Company Websites Consulted

ACCOR Hotels http://www.accorhotels.com/accorhotels/index.html/

Accor Economy Lodging Division
Motel 6®
Red Roof Inn®
Red Carpet Inn®
Studio 6®Extended Stay
Accor International
Ibis® Hotel
Novotel Hotel Division
Novotel® http://www.novotel.com/
Sofitel® http://www.sofitel.com/

AEW Capital Management, L.P. http://www.aew.com/

Ambling Management Company
University Housing Division (student housing company)
http://www.ambling.com/
American Campus Communities Group (student housing company)
http://www.studenthousing.com/
American Liberty Hospitality http://www.amliberty.com/
Ayers Hotels http://www.ayreshotels.com/
Best Hotels http://www.best-hotel.com/
Best Value Inn Brand Membership, Inc. (Membership association)
http://www.bestvalueinn.com/
Best Western International, Inc. (Membership association)
http://www.bestwestern.com/
Boca Resorts, Inc http://www.bocaresortsinc.com/
Boykin Lodging Company http://www.boykinlodging.com/
Buckhead America Corporation
Country Hearth Inns® http://www.countryhearth.com/
Budget Host International http://www.budgethost.com/
Budget Host Inn®
Budget Host®
Capstone Development Corporation (student housing company)
http://www.capstonecompanies.com/about.asp/
University Commons® http://www.universitycommons.com/
Carlson Hotels Worldwide http://www.carlson.com/
Country Inns & Suites by Carlson®
http://www.countryinns.com/
Park Inns & Suites® http://www.parkinn.com/
Park Plaza Suites® http://www.parkplaza.com/
Radisson® http://www.radisson.com/
Regent International Hotels®
http://www.regenthotels.com/
 242

CENDANT Corporation /North America

http://www.cendant.com/
Days Inn® http://www.daysinn.com/DaysInn/control/home/
Howard Johnson®
Knights Inn® http://www.knightsinn.com/
Super 8® http://www.super8.com/Super8/control/home/
Travelodge® http://www.travelodge.com/Travelodge/control/home/
Wingate Inns® http://www.wingateinns.com/Wingate/control/home/
Arlington Hospitality http://www.arlingtonhospitality.com/
[Arlington] AmeriHost Franchise Systems, Inc
AmeriHost Inns® http://www.amerihostinn.com/AmerihostInn/control/home/
Choice Hotels International, Inc. http://www6.choicehotels.com/
Cambria Suites®
Clarion® http://www.clarionhotel.com/
Comfort Inn® http://www.comfortinn.com/
Comfort Suites® http://www.comfortsuites.com/
EconoLodge® http://www.econolodge.com/
Quality Inn Hotel & Suites®
http://www.qualityinn.com/
Rodeway Inn® http://www.rodewayinn.com/
Sleep Inn® http://www.sleepinn.com/
Main Stay Suites® http://www.mainstaysuites.com/
Suburban Extended Stay Hotel®
CNL Hotels & Resorts, Inc. http://www.cnlhotels.com/
Colony Capital Asia Limited LLC. http://www.colonyuinc.com/
Raffles International Hotels and Resorts
http://www.rafflesinternational.com/
Raffles® Hotel
Raffles Resort®
Merchant Court®
Swissôtel® Hotels & Resorts
http://www.swissotel.com/
Columbia Sussex Corporation http://www.columbiasussex.com/
Cooper Hotel Group, Cooper Companies
http://www.cooperhotels.com/
Crestline Hotels, Crestline Capital Group
http://www.crestlinehotels.com
Cross Country Inns, Inc http://www.crosscountryinns.com/
Driftwood Hospitality Company http://www.driftwoodhospitality.com/
Drury Inns Inc. http://www.druryhotels.com/
Drury Inn®
Thrifty Inn®
Pear Tree Inn®
DTI Investments, Inc (student housing company)
http://www.dtiproperties.com/
 243

Eagle Hospitality http://www.eaglehospitality.com/

Education Realty Trust (student housing company)

http://ir.educationrealty.com/
Equity Inns, Inc. http://www.equityinns.com/
Exel Inns of America http://www.exelinns.com/
Excel Inn®
Extended Stay America Inc./HVM L.L.C.,SM
http://www.exstay.com
Extended StayAmerica Efficiency Studios®
Homestead Studio Suites®
StudioPLUS Deluxe Studios®
Crossland Economy Studios®
Amerisuites®
FelCor Lodging Trust Inc. & The Falor Companies Hotel Group
http://www.felcor.com/
Gaylord Entertainment
Resort Quest http://www.resortquesthawaii.com/
Great Wolf Resorts http://corp.greatwolfresorts.com
http://greatwolfresorts.com/
Great Western Hotels http://www.greatwesternhotels.com/
Harrah's Entertainment http://www.harrahs.com/
Caesar’s®
Harrah's®
Horseshoe®
Harvey's®
HBE Corporation
Adam’s Mark® Hotel
Adams Mark® Resort http://www.adamsmark.com/
Hemsley Hotels http://www.helmsleyhotels.com/
Hersha Hospitality & Hersha Hospitality Trust
http://www.hersha.com/
Hilton Hotels Corporation
Conrad®
Hilton®
Hilton Garden Inn®
Hilton Grand Vacations Club®
Red Lion Inn®
Doubletree Hotel®
Club Hotel by Doubletree®
Doubletree Guest Suites®
Doubletree Hotel ®
Hampton Inn®
Hampton Inn & Suites®
Embassy Suites Hotels®
 244

Embassy Vacation Resort®

Homewood Suites® http://homewoodsuites.hilton.com/en/hw/index.jhtml/
Scandic®
Historic Hotels of America Inc. (Association)
http://www.historichotels.org/
Host Funding, Inc.
Hostmark Hospitality http://www.hostmark.com/
Amalfi ® Hotel
Bella Vista Suites® http://www.bellavistasuites.com/
HP Hotels http://www.hp-hotels.com/
Hudson Hotels http://www.hudsonhotels.com/
Hyatt Hotels Corporation & Global Hyatt
Classic Residence by Hyatt®
http://www.hyattclassic.com/
Amerisuites®
Hyatt®
Hyatt Regency®
Park Hyatt®
Grand Hyatt®
Hyatt Vacation Club®
U.S. Franchise Systems, Inc. "USFSI"
http://www.usfsi.com/
Hawthorn Suites®
Microtel Inn & Suites®
America's Best Inn & Suites®
Innkeepers USA Trust http://www.innkeepersusa.com/
InterContinental Hotels Group PLC [UK]
http://www.ichotelsgroup.com
http://www.ichotelsgroup.com/h/d/cw/1/en/home/
Bass Hotel® , Bass Resort®
Candlewood Suites® (by IHG)
Centra®
Crowne Plaza® , Crowne Plaza Resort®
Forum Hotel®
Grand Chalet®
Hampton Inn®
Hampton Inn & Suites®
Holiday Inn®
Holiday Inn Hotel & Suites®
Holiday Inn Select®
Holiday Inn Express®
Holiday Inn Express Hotel & Suites®
Holiday Inn Garden Court®
Holiday Inn Sun Spree®
Nickelodeon Family Suites by Holiday Inn®
 245

Staybridge Suites by Holiday Inn ®

Hotel Indigo®
Inter Continental Hotel & Suites®
Park Royal®
Posthouse®
Royal Inn®
Econolodge®
Interstate Hotels and Resorts Inc. http://www.ihrco.com/
Bridgestreet Corporate Housing®
Doral Resort®, Doral Conference Center®
InTowne Suites http://www.intownsuites.com/
Suburban Franchise Systems, Inc. & Suburban Lodges of America, Inc.
http://www.suburbanlodge.com/
Suburban Lodge®
Intrawest Corporation http://www.intrawest.com
Jameson Inns, Inc. http://www.jamesoninns.com
Jameson Inn®
Signature Inn®
Janus Hotels & Resorts http://www.janushotels.com/
JHM Hotels http://www.jhmhotels.com/
JPI Campus Quarters, General Electric (student housing company)
http://www.jpi.com/
John Q. Hammons Hotels, Inc. http://www.jqhhotels.com/
Kimpton Hotels and Resorts, Inc. http://www.kimptonhotels.com/
Larkspur Hospitality Company http://www.larkspurhotels.com/company/index.html/
Larkspur Landing®
La Quinta Hotels / Meditrust http://www.lq.com
La Quinta Inn®
La Quinta Inn & Suites®
Baymont Inn & Suites®
Woodfield Suites®
Budgetel®
La Salle Hotels http://www.lasallehotels.com/
Lexington Hotels http://www.lexhotels.com/
LodgeWorks Hotel LLC http://www.lodgeworks.com/
Sierra Suites®
Lodgian, Inc. http://www.lodgian.com/
Lodging Unlimited (East ), Lodging Unlimited (West
http://www.lodgingunlimited.com/
http://www.lu-west.com/
Windmill Inn & Suites®
Lowes Enterprises http://www.loweenterprises.com/
Destination® Hotel
Destination Resort®
(The) Marcus Corporation
 246

Baymont Inns, Inc. http://www.baymontinns.com/propertylist.jsp/

Baymont Inn® http://www.baymontinns.com/

Marriot International/ Host Marriott http://www.marriott.com/

Courtyard Inn ® by Marriott
Fairfield Inn ® by Marriot ®
Fairfield Inn & Suites ® by Marriott ®
J W Marriott Hotel ®, J W Marriott Resort ®
Marriott ®
Marriott Conference Center ®
New World Hotel ®
Renaissance by Marriott ®
Residence Inn by Marriott ®
Spring Hill Suites by Marriott ®
Towne Place Suites by Marriott ®
The Ritz-Carlton Hotel Company LLC
Ritz-Carlton®
Marriott ExecuStay Division
Marriott ExecuStay ®
Marriott Executive Apartments ®
Marriott Vacation Club International
Horizons by Marriott
The Ritz-Carlton Club Marriott Executive Apartments ®
Marriott Grand Residence Club Marriott Executive Apartments ®
McKinney Properties http://www.mckinneyproperties.com/student_main.htm
MeriStar Hospitality Corporation http://www.meristar.com/
MGM Mirage/Mandalay http://www.mgmmirage.com/
Millennium & Copthorne Hotels PLC "M&C"
http://mill-cop.com/
Millennium Hotel Group http://www.millenniumhotels.com/
Monarch Casino & Resort, Inc. http://www.monarchcasino.com/
Morgans Hotel Group http://www.morganshotelgroup.com/
Northcott Hospitality International LLC
AmericInn International, LLC http://www.americinn.com/
Americinn®
Oakwood Worldwide / R&B Enterprises (temporary housing)
http://www.oakwood.com/
Orient-Express Hotels Inc., North American Division
http://www.orient-expresshotels.com/
Pinnacle Entertainment Inc. http://www.pnkinc.com/
Preferred Hotels & Resorts Worldwide, Inc.
http://www.preferredhotels.com/
Prime Hospitality http://www.primehospitality.com
Prime®
 247

Red Lion Hotel Corporation (formerly known as) WestCoast Hospitality Corporation
http://rlhcorp.rdln.com/
Red Lion® Hotel, Red Lion® Inn http://www.westcoasthotels.com/
Remington Hotel Corporation http://www.remingtonhotels.com/

Shaner Hotel Group http://www.shanerhotels.com/

Shilo Inns, Inc.
Shilo Inn® http://www.shiloinns.com/
Sho Lodge Inc. http://www.sholodge.com/
Shoney's Inn®
GuestHouse® International® Inn/ Hotel/ Suites
Guest House Inn, Guest House Hotel, Guest House Suites
http://www.guesthouseintl.com/
Sonesta International Hotels Corp. http://www.sonesta.com/
Sonesta® Hotel / Resort
Starwood Hotels & Resorts Worldwide, Inc.
http://www.starwood.com/
Sheridan Hotels and Resorts/ Sheridan Holding Corporation
Four Points Hotel by Sheraton®
Sheraton ®
St. Regis ®
The Luxury Collection®
Westin Hotel & Resorts® by Starwood
http://www.starwood.com/westin/
W® Hotel
Le Meridien®
"XYZ"® Project
SuiteOne Holdings, LLC http://www.suiteonehotels.com/
SuiteOne®
Sun Suites Interest LLP (FKA Crestwood Suites Co.)
http://www.sunsuites.com/
Sun Suites®
Crestwood Suites®
Lodge America®
Sunstone Hotel Investors, Inc. http://www.sunstonehotels.com/
Sunterra Corporation http://www.sunterra.com/
Supertel Hospitality, Inc. (formerly known as Humphrey Hospitality)
http://www.humphreyhospitality.com/
Tharaldson Lodging Companies http://www.tharaldson.com/
Thed International S.A.
A.H.M.I. (Assistance Hôtels Management International)
Health Fitness Dynamics, Inc. http://www.ahmi.com/
Tishman Hotel Corporation http://www.tishmanhotels.com/portfolio.html/
Pegasus Solutions (formerly known as Utell - Consortium)
http://www.pegs.com/
 248

Value Place Franchise Services LLC http://www.myvalueplace.com/

Value Place Inn®
Vantis International Corporation http://www.vantiscorp.com/
Lee's Inns of America®
EnVille® Inc
Warwick International Hotels http://www.warwickhotels.com/
InVest REIT, Westmont Hospitality Group
http://www.innvestreit.com/locations.asp/
Winston Hotels, Inc. http://www.winstonhotels.com/

White Lodging Services http://www.whitelodging.com/

Woodfin Suites & Hardage Suite Hotels, LLC (HSH
http://www.woodfinsuitehotels.com/
Woodfin Suites®
Chase Suites® Hotel by Woodfin
Wyndham International Inc., Wyndham Hotel Corporation,
Performance Hospitality Management http://www.wyndham.com/
Wyndham Luxury Resort®
Wyndham Hotel®
Wyndham Garden Hotel®
Wyndham Resort ®
A Wyndham Historic Hotel®
Summerfield Suites by Wyndham®
http://www.summerfieldsuites.com/
 249

APPENDIX D: CONVERSIONS

EXAMPLES OF FORMER HOTELS CONVERTED INTO SINGLE ROOM OCCUPANCY PERMANENT

HOUSING OR SUPPORTIVE HOUSING OPTIONS “SHO” [RESIDENCES FOR ADULTS (RFA),
PRIVATE PROPRIETARY HOME FOR ADULTS (PPHA), SINGLE ROOM OCCUPANCY COMMUNITY
RESIDENCES (SRO/CRS), AMONG OTHER TYPES]

Chicago
The Harold Washington Apartments, converted the former Morland Hotel built in the
1920s into 70 SRO supported permanent housing units in 1989. All units have
kitchenettes, 10 are complete studio apartments, four are one-bedroom apartments,
and the rest share bathrooms on hallways. This housing developed and managed by
Lakefront Single Room Occupancy Corporation was the first renovated Single Room
Occupancy (“SRO”) residential building in Chicago.

The Belray, opened 1996, 70 SRO units; Lakefront converted from a hotel built in the
1920s; as in all Lakefront’s buildings, tenants pay 30 per cent of their income and sign
one year leases; (Lakefront website; Prosio and Houghton 2003)

Renaissance Apartments, opened 2000, 101 SRO units, developed and operated by
the Wabash 'Y' Renaissance Collaborative (TRC)’s, remodeled the vacant and
abandoned Wabash YMCA Hotel built in 1913 in the Bronzeville with Section HUD
Section 8 SRO permanent housing support (National Trust nd)

Sutherland Apartments, converted from the former Sutherland Hotel into 154 units
(studios and one bedroom apartments) by Century Place Development Corporation
(CPDC), a commercial real estate firm.

The YMCA of Metropolitan Chicago converted the majority of its non-profit hotel units
into permanent residences and describes itself as “the “largest and longest-serving
Single Room Occupancy (SRO) housing provider in the Midwest, supplying more than
2,100 SRO units at seven YMCA residences”. In these hotels, retired or low income
elderly and working singles privately pay about $100 more per month for a room with a
private bath than for a room which shares a bathroom (YMCA Metro Chicago website).

The Somerset, a high rise former hotel property that occupies a quarter city block was
converted --without remodeling-- into a residence for people with mental disabilities in
1995. Some rooms have private baths; some share.

New York City

The Cecil Hotel in Harlem, a landmark hotel vacant for a decade, was renovated in
1988 by Housing and Services, Inc. (HSI) into single room occupancy permanent
residences for people who were formerly homeless.
 250

The Narragansett SRO Hotel and The Kenmore SRO Hotel, were purchased and
renovated by Housing and Services, Inc. in the early 1990s as supportive housing.
(Haaga 1997).

Holland Hotel was renovated in 1995 by Project Renewal as supportive housing.

“Elegant” when it opened in 1918, the Holland went through a phase as a New York
notorious “welfare hotel” during the 1980s (Project Renewal nd).

The Prince George Hotel was built at 14 East 28th Street in Manhattan in 1904-1912 as
a luxury hotel in the Parisian Beaux Arts style. By the mid-1980s, the hotel was entirely
leased by the city as “welfare hotel” and sheltered up to 1600 homeless women and
children until it was closed for uncorrected building code violations. The non-profit
housing organization Common Ground bought the 14 story hotel in 1996, thoroughly
restored the building and remodeled guest rooms into 416 efficiency apartments. The
Prince George opened in October 1999 as supported, subsidized housing for previously
homeless and working low-income working single adults, including some who are
elderly and terminally or chronically ill. (Kershaw 2000; Common Ground 2003).

Times Squares Hotel was originally built in 1923 at the corner of 43rd Street and Eighth
Avenue as an upscale residential hotel and converted into supportive, permanent
housing by Common Ground in the period 1991-1994. By the 1980s, the hotel had
deteriorated and complimented its business of renting self-pay residential single room
occupancy units by leasing rooms to the city for use in its system of emergency
shelters. Common Ground acquired the Times Square in 1991 and worked the
renovation construction around the 210 tenants who remained in residence. The Times
Square supportive SRO currently houses for 652 permanent tenants : 200 of whom are
people with disabilities placed under the New York/New York agreement program, 50
DAS placements (AIDS patients), 74 DHS placements (formerly homeless in need of
supportive services), and 328 low income tenants from the “community”, including the
legacy hotel tenants. (Common Ground 2003; Cosgrove 2005)

In 2000, Common Ground purchased the former residential hotel annex of the
McBurney YMCA built in the early 1900s at 24rd Street and 7th Avenue in Manhattan
and remodeled into The Christopher with 167 units of permanent supportive housing for
low-income or formerly homeless adults, 20 units for New York’s Work-Related
Housing program, and 40 four-bedroom suites for transitional supported housing for
participants in the 18-month post-foster care Foyer program for foster children "aged
out" of the system when they turn 18. (Common Ground 2003)

“The Andrews” at 197 Bowery was one of nine surviving New York cubicle lodgings
when Common Ground acquired the building early in 2002 and began renovations. The
Andrews had rented 7-by-5-foot sleeping cubicle units partially enclosed with
chicken wire for nearly 100 years with one common bathroom on each of the Andrew's
six stories. In 2000, 110 of the Andrews' 200 cubicles renting for $9 per night and 90 of
the cubicle units were occupied by permanent tenants paying at a weekly rate that
 251

worked out to half that --$4.50/night. The renovation plan Common Ground selected
from entries to an international design competition reduced the number of units to 150
single room occupancy units each 8 by 6 1/2 feet with complete walls, floors, ceiling
and doors, and put in one common bathroom for each five SRO units. The 90 Andrews
residents were gradually moved into renovated units where they have the right to stay
permanently and now pay $36 a week. The other renovated units in the Andrews are
currently reserved for stays limited to 21 days for participants in a supported transitional
housing program for formerly homeless individuals who privately pay $7 per night to
stay in one of the SRO units. (See Hevesi 2002 and Isay, Abramson, and Wang 2000.)

The Palace Hotel at 313 Bowery, the largest old style “Bowery lodging house” was
leased in the mid-1990s by the Bowery Residents Committee in the mid 1990s which
uses the building for transitional housing, emergency shelter and social service offices,
while preserving the permanent hotel residences of the Palace’s legacy lodgers.

The Woodstock Hotel, at 127 West 43rd Street in central Manhattan between Sixth and
Broadway, was turned into Glaves House, supportive housing for low income, older
adults on public assistance. The non-profit operator, Project Find, serves residents two
meals six days a week, and provides on site social workers who manage and advocate
residents’ cases and program entitlement and a part time ambulatory medical clinic.

Los Angeles
The Panama and The Russ hotels in the east central Los Angeles’ section known as
“Skid Row” were remodeled by the SRO Housing Corporation. The Panama Hotel was
remodeled into a multipurpose facility: 100 private pay single room occupancy housing
units; 90 units accept housing assistance (DPSS vouchers) for rent, 42 units are
reserved as EEHP continuum of care supported transitional housing, and 29 function as
an emergency shelter. The SRO Housing Corporation remodeled the smaller Russ
Hotel into 44 private pay permanent housing units and 42 EEHP transitional supportive
units.

The Sommerville Hotel, built in 1926 on Central Avenue in Los Angeles, later known as
the Dunbar Hotel when it was a cultural center for African American artists and
musicians, was remodeled into apartments for low income elderly in the mid 1990s.

San Francisco
The Ritz Hotel was converted between 1991 and 1992 into 88 single room occupancy
(SRO) units and street level commercial space by the Tenderloin Neighborhood
Development (TNDC) Housing Corporation and the Chinese Community Housing
Corporation.

The Dalt Hotel was converted into 177 SROs and commercial spaces by TNDC.
The West Hotel was converted into 105 SROs and commercial space beginning
in March 2001.
Ambassador Hotel was rehabilitated 1999 - 2002. The redeveloper and operator,
 252

Tenderloin Neighborhood Development Corporation (TNDC), remodeled the hotel into

134 SRO permanent housing units and commercial space. Fifty SRO units at the
renovated building are reserved for “SHO Shelter + Care” tenants with special needs;
the remainder of the units are rented at commercial rates.

By March 2004, six SRO hotels which had previously been enrolled in San Francisco’s
Hotel Master Lease Program had been converted into 793 SRO units of supported
housing under the "Care not cash" program initiated in 2003:
The Arlington (25 units) operated by St. Vincent de Paul,
The Royan (69 units) run by Tenderloin Housing Corporation (THC),
The Cal Drake (51 units) run by THC,
The McAllister -Conard House (80 units),
The Graystone (74 units) run by THC , and
The Elm (86 units) run by Episcopal Community Services.

San Francisco hotels and SRO hotels being remodeled and refurbished as residential
buildings in 2005 with funding from other sources include:
The Cadillac Hotel (159 SRO units),
Cambridge Hotel (61 one bedroom SRO units),
Clayton Hotel/Chinese Community Housing (82 SRO units),
Dorado Hotel (57 SRO units),
Hamlin Hotel (68 studios),
Knox Hotel (140 SRO units),
Madrid Hotel (47 one bedroom and studio apartments),
Midori Hotel (77 SRO units),
Park View Hotel (41 one bedroom and studio apartments),
Ritz Hotel (90 one bedroom and SRO units),
Saint Claire Hotel (41 SRO units),
San Cristina Hotel (58 SRO units),
Swiss American Hotel (66 SRO units),
Tower Hotel/Chinese Community Housing (34 SRO units),
William Penn Hotel (91 SRO and studio units), and the
Woodward Gardens Hotel/Mission Housing (59 one bedroom units).

Santa Barbara
Victoria Hotel, an historic hotel property was remodeled and is operated by Peoples
Self-Help Housing Corporation (PSHHC) of San Luis Obispo, California, as supportive
single room occupancy housing with on-site health, social services, and case
management. Rents range from $290 to $550; the Victoria has a zero vacancy rate and
a long waiting list.

Seattle
The Bush Hotel, built in 1915, was converted into 96 units of affordable housing by the
Seattle Chinatown International District Public Development Authority and opened in
2002.
 253

The historic “OK Hotel” at Pioneer Square was renovated into 44 units of affordable
housing, artist work spaces, and retail by Triad Development and opened in 2002
(McKnight 2002).

Washington, DC
The Whitelaw Hotel at1839 13th NW, constructed in 1912 by entrepreneur Henry
Whitelaw Lewis to accommodate African American visitors to Washington during the
period (1875-1964) when hotels were by law segregated under U.S. law. The Whitelaw
was a popular stop for out-of-town entertainers and notables who called it "the
Embassy” and for local banquets, dances, and debutante balls. After public
accommodations in the United States were desegregated, the Whitelaw declined to the
point that in 1977, the city closed it down for building code violations. Manna Inc.
remodeled and reopened the Whitelaw in 1992 as a subsidized (Section 8) apartment
complex. (Cook 1995).

Newport News, Virginia

The vacant Warwick Hotel was converted into an SRO (residential) hotel to house the
formerly homeless (Koebal 1995).

EXAMPLES OF NEW CONSTRUCTION SRO HOUSING

NON-PROFIT, RENT SUBSIDIZED
Chicago
St. Andrew's Court, 42 SRO units housing ex-convicts, was built and is operated by the
non-profit St. Leonard's (settlement) House Agency in the near West Side.

LUCHA SRO, a new construction residential building with 68 units, was completed in
1996 by a Hispanic community organization.

The Studios, opened in 1997, which claims to have been the “first new SRO built in
Chicago in 25+ years”, has 170 furnished units, each 225 square feet in size, and is
operated by The Chicago Christian Industrial League (http://theleague.org/)

An eight floor new construction building at 600 S Wabash with 169 SRO units ,
developed and managed the Chicago Christian Industrial League, is scheduled to open
in late 2005 to house employed and disabled low income workers.

The South Loop Apartments at 1521 South Wabash opened 207 new construction SRO
units in 1999, developed and operated by Lakefront.

Lakefront developed and operates its second totally new construction residential
building at 1801 S. Wabash, which opened in February 2004 with 110 SRO units.
A third new building which will combine studio and bedroom apartments is under
construction. (See Lakefront, CCIL websites, and Levavi 1996.)
 254

New York
The Peter Jay Sharp Residence, opened in 2000, has 74 apartments, each equipped
with a private bathroom and kitchen, plus communal lounges and a dining room serving
low cost meals. It’s sponsor, the Doe Foundation, describe its as --“the first newly
constructed SRO in New York City in 50 years”.
(See http://www.doe.org/programs/DoeFundPrograms.cfm?programID=18.)

The Aurora, a new 200 unit supportive housing built in downtown Brooklyn by the
Actors’ Fund of America to provide permanent supportive housing, is managed by
Common Grounds. One hundred units are reserved to house formerly homeless single
adults with special needs or other adults at risk; the other 100 units will house low
income single adults earning less than $26,400 annually employed in the performing
arts and entertainment industries.

San Francisco
Bayanihan House’s 154 SRO units were built at a total cost of $22 million--nearly
$150,000 per unit on the site where the 180 unit Delta SRO hotel burned down. This
new construction SRO housing is owned by the San Francisco Redevelopment
Authority and was developed by the Tenants and Owners Development Corporation, a
nonprofit group. Fourteen million was supplied in the form of federal tax credits by the
Fanny Mae Foundation and through the Enterprise Social Investment Corp. Other
funding came from the redevelopment agency's seismic-retrofit loan program. Units
rent for $485-a-month. Residents were chosen from among 3000 applicants.
Pundits dub the building for low income residents the “the Trump Tower of Sixth Street”
and the “poor folks' Fairmont." (Dineen and Fletcher 2003)

EXAMPLES OF NEW CONSTRUCTION SINGLE ROOM OCCUPANCY HOUSING

FOR PROFIT, COMMERCIAL MARKET RATE RENTAL RESIDENCES

Las Vegas, Nevada

Campaige Place, a new commercial market rate SRO rental building, designed by
architect Rob Wellington Quigley, FAIA and operated by Trilogy Management, opened
in 2000.

Palo Alto, California

The Alma Place, Palo Alto, California, residential SRO apartments were built in 1997.

San Diego, California

Countering the national trend, San Diego’s SRO Preservation and Relocation
Assistance Ordinances of 1987 encouraged building SRO residential hotels and SRO
residential buildings. Within one year, 2,200 new SRO units were built, or were under
construction or in planning stages, and 700 older units were rehabilitated.
Examples include the four new construction single room occupancy commercial
residential apartment buildings designed by architect Rob Wellington Quigley and
developed and operated by Trilogy Management:
 255

Baltic Inn, new commercial SRO opened in 1987;

J Street Inn, opened in 1990;
La Pensione at India & Date, opened in 1991
and the 202 Island Inn, opened in 1992.
These were among the earliest new SRO residential buildings constructed in the United
States after the late 1960s.

OTHER CONVERSION EXAMPLES

EXAMPLES OF HOTELS AND SRO HOTELS UPGRADED TO COMMERCIAL TRANSIENT HOTELS:

New York
California Suites was one of 33 commercial SRO hotels where the New York City’s
agency that assists people living with AIDS (formerly known as DASIS, now known as
HASA) formerly paid rents of $900 to $1200 a month for each single room occupancy
without private bathrooms. DASIS used to place up to 100 of its AIDS patient clients in
this hotel. The hotel was “gut rehabbed” in 1997 and reopened in 1998 as a boutique
hotel (charging $80-120/night) with four DASIS clients resident still living in unrenovated
rooms (Foley 1998).

The Martinique, a 17 floor, 600 room hotel in Manhattan has continuously operated
since 1900 as a hotel; during the 1970s and 1980s, the Martinique was leased to the
city to serve as a "welfare hotel". In the late 1990s, it was remodeled and reopened as
a Holiday Inn.

EXAMPLES OF HOTELS CONVERTED INTO RESIDENTIAL APARTMENT BUILDINGS OR CONDOMINIA

- ENTIRELY
New York
The former Windsor, Stanhope Park Hyatt, Delmonico, and Regent hotels were
remodeled into residential condominium buildings.

The Mayflower Hotel, on the West Side near Columbus Circle near New York Opera
House, was demolished to build a condominium apartment building on its site.

Empire Hotel (373 rooms) was converted into 125 luxury residential condos.

As of 2005, construction inside the 27 floors of the Inter-Continental Hotel at Central

Park South is converting the former chain hotel into 65 cooperative apartment units,
priced at one to ten million dollars (Gregor 2005).

New owners closed The Sutton Hotel, an upscale East Side hotel, in June 2005 for
conversion into condos.

The Morgan Hotel Group converted the former Gramercy Park Hotel at 50 Gramercy
 256

Park North into 23 luxury condos, celebrated with a grand opening/ open house held
Sunday, April 24, 2005.

EXAMPLES OF HOTELS CONVERTED INTO RESIDENTIAL APARTMENT BUILDINGS OR CONDOMINIA

- PARTIALLY
New York
The Prince Hotel at 218- 220 Bowery was sold to the AHJ LLC private developers in
2000. The developers housed the hotel’s 25 legacy elderly lodgers on one floor while
they gutted the upper floors to remodel the structure into luxury residential lofts.

At the legacy New York landmark hotel The Plaza, unionized workers arbitrated a
tentative deal in April 2005 forcing new owners, Elad Properties, to trim back the
number of guest suites they plan to convert into residential condominiums from 348 to
150 and to preserve the grand hotel's public spaces, including the Oak Room and Palm
Court.

The owner of the New Plaza Hotel, which previously sold about half its units as
residential condos scattered among guest units, is negotiating in 2005 to sell part or all
of its remaining “hotel half” to a chain operating as a luxury brand.

The Millennium U.N. Plaza Hotel announced plans to turn 200 units into condos, “going
halfsies”– about half guest units and half residential condos.