Hi Kindren
Hope your target is lucrative for you.
My Opinion. Goulburn is a great motel town. It even provides well for motels of lower star ratings.
One motel has just been knocked out of commission by being converted into a half way house.
Recent sales should provide plenty of info for a valuer.
Lilac City is for sale. Also Goulburn Motor Inn. Trappers just sold.
Business comes from many different sources in Goulburn, like Police Academy, tradies, Wakefield car racetrack, reps, tourists, hume hwy traffic never stops. Provide quality and value for money and a motel business will grow there. Must be effective on the net though.
Being a town of weather extremes, effective efficient heating & cooling and insulation are essential. Distance to food is important coz you can freeze on the street in 100 metres (speaking from bitter experience). There are 2 good motel opportunities there, so PM me if you like.

Lithgow motels should make good money, thrive on the coal & power stations. Council website includes an excellent S.W.O.T. analysis even specialising in hospitality & tourism too, worth reading. Zig Zag & Bowen dominate, both excellent. One near prison always busy, needs reno. Lose a chef though, could be waiting a while to find a replacement in Lithgow. Also a town of weather extremes. Tradies bookout most everything Mon-Fri. Weekends sparse. Expect it to go up and down hitched to the fortunes of the power & coal industry. Opportunity exists to buy or renovate nearby properties for extra overflow accomm. ” Proposed ” superhighway won’t affect a good motel there unless it’s mostly dependent on passing trade, none are.

Both the above towns have some tired motels and some great ones.
PM me a lease or the listing with specifics if you want more info.
All the above is opinion only.

Cheers
thecrest

Hi Bobbs
There are 2 considerations here, maintaining the star rating, and/or meeting the annual brand quality inspection requirements.

Star Rating – Most leases state that the tenant must maintain the star rating at the tenant’s expense.

Brand – The lease will show who is responsible for replacing or maintaining those items which are not up to brand standard. Usually the business is considered to be the tenant’s business so the tenant decides what brand to use, but some leases insist on maintaining a particular brand or prevent changing a brand without mutual consent of the tenant and landlord.

Because the tenant is usually the one who pays for refurbishment of interiors and visible fittings, then usually the tenant pays.

But a “refurbishment” may require resurfacing the carpark or driveway, replacing the fence, rendering, new signage, new gardens, guttering or tiles, etc which are bigger capital items and may be the landlord’s expense, again depending on what the lease says.
That document is king, almost.

Cheers
thecrest

Hi Bobbs
PM worked fine. Sending material.
Formule1 owned by Accor do their homework. Their philosophy is choose a site which has the minimum level of traffic flow according to RTA & Council traffic counts, and must be near or next to food & fuel. In retail terms, they’re “category killers” and king of no frills, the vending machine of the accommodation industry. Not a fan, but at least they filter out the lowest paying guests in your geographical area so you don’t have them hassling you for a $59 room. Good area where you are. Years ago we operated the Banksia Motel at Bass Hill, wish we owned it.

Hope your project is a great success, sounds amazing, it’s way out of my league so I’d love to talk to you about it sometime.

Cheers
thecrest

Hi Bobbs
As only one of the many Forum people, welcome to the Forum.

Glad you found some useful information. The Forum and others have helped me so repaying the cosmos works for me.

Information is our most precious commodity which we exchange here as freely as possible and if everyone contributes in some way then it helps others.
It sounds like you have embarked on an amazing journey and any information you’d care to share here would be welcome as you’d know from looking around..

I’ll see what I can find in a lease for you. Pls advise email address by posting here or PM.

Cheers
thecrest