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WYNDHAM HOTELS - FDD UFOC ITEM 7 Detail


ITEM 7. INITIAL INVESTMENT

a62J

YOUR ESTIMATED INITIAL INVESTMENT622

 

a623


The following tables provi4e estimates of the initial investment required to construct or to renovate a 3Q1 room Wvndham Hotel and a 126 room Wvndham Garden Hotel. The estimates in the new construction tables exclude the cost of land. The presentations in the conversion tables presume that vou already own the hotel. Your actual expenditures for a System Hotel mav fail outside of the ranees presented. Your expenditures will depend upon many variables such as, region of the country, labor costs, economic conditions and timetable for completing the project.


Notes:


(1)


882 883 884

The Application Fee^�� ,��� Initial Franchise_�ee-JnfpjTOaticjLT^hnQlojrv Fee and Reservatiftn__SiarlLUD��� Fee arc


further described in Item 5. If we grant you a franchise, we will credit the Application Fee against your Initial Franchise Fee.

(2) We do not provide assistance in site selection. However, we do require that you obtain a market feasibility study by an independent third party consultant if you will be constructing a new*51��� System Hotel.


01


J3ie_outcome of the PhasjJ^iyJJ^mmentalJSuryev mav, dfctate_that additionaLe_iyjr<3iUTiental_^


aiiyjam4gms__mLrmtenji^������������������������������������������������������������������������������������������������������������������������� of these adiiUiQMli^ie^carjJjeJiiBhlv variable.


inahle to estimate real estate costs because of widevariatif


.rjdjnjL.PJlJ''actors like locatJPJ__j-i-�_af


th�_prc_perty. meiitYpneiiof_j_wj3ej^ip^������������������������������������������������������������������� market condfriPJ^JChere is no minimurn_iicigagej%auirem^

ampunt.pf, land required for development may varyflreatlv deo.endingjtpoji Ipcaj building codes, setback requirements,,parking

a^uwems^ndfiimUarJacJQrs-


(5)_____ This item inch


liteclural-^d^rtfi ngeruig _fees__i nteriQr_-and__land_icar.


.costs;, surv�ysLJees^ for. other


Text Box: rqpertyand the

ljKarieiuvithJhc^r^

t vou wULmanagejhe

888

cjnsultantsJnyolved-inJhe System Hotel''s de-jiim^d^mstnictionijind, other cost locationgnd desigj__oJjhe System Hotel and the premis^s__3n_wjiiciah^

System Hotel''s development yourself, so this itemJOCS not includeJhirdjafly^avelonmentJXuna^

(6^���� Insurance premiums mav, viu^wjdej^j_as�dJHUlieJ^^����������������������������������������������������������������������������� Hotel. the_sizej3f_t

ryp^_f_cc_y.erage. We require the minimum coverages describ^nJtem.8^f-thi-LDiscU

jncludes-thejotal-construction cost of a System, Hotel excluding thej&sLoijaKMeai^


and^ite^rluiremii


iax^arx-due_ic__wjdj^���������������������������������������������������������������������������������������� includes the consiactiojijaf resiaujajit-and


lojjnget_kJtchenl.swimminfi,pool[ exercise rop^aridjmaJandscar_infl^
under.federidiaiid/Qr-jaate^lga^�������������������������������������������������������������������������������� Impact fees varxirimu-dsdicJiQuJa^


amount to be chareed to vour Hotel, The item also excludasJlnaticJDg costs, which mav vaix_vyMely_hased on factors like the typ^j-fJoanulie--iize-and location of the Hotel and vour-jiMryjorthiness. Building construction costs vary gTeat_y_from region to, region depending upon materiaUabj3r_cpj5lsJ_uniorLor non-union practices and othei_yjariaMe-i-,

f8) This item covers the cost of furnishing a Wyndham System Hotel and includes furniture, carpeting, wall covering, and other furnishings (including those for the restaurant and louneel exercise equipment, laundry equipment kitchen equipment and,

business center equipment. It does not include telephone, reservation and property management systems.

(9) This item includes computer hardware (including the required servers, workstations,.laptpps, and printers^, appropriate
software lic
ensing. ClSI%U;QUieE.-QthgrJnft����������������������������������������������������������������������������� equipment, together with network setup and installation for

the System Hotel''s information technology ("in infrastructure. In particular, the item includes the Micros Opera property
management system application/software licensing_Jnj5iaU3tic_q_and training, tlieJjprinLdfltaj;ircuit for accessing our wide area
qeiwoik- Wavnort high speed Internet access sy
stem for guest usAg_t_j_Qjmt_Qf^le^ystem. euesUacJqnjLSystem. time clocks and
payroll system, and sales and catering-^ppJicalion. The item alsoJncludes
the_Sy_jejnJMelVtslej-hone switch (including
cjanj^ejjjmd-jJifiitaLadmjnis^���������������������������������������������������������������������������������������������������������������������������������������������������������������������� guestroom. telephones-fcorded and

cQrdkss-, See UemsJLand 11.


flttt��� This iter


3pJiejLfor_�uest_r.Poms


inventory^-and


SAmplies..needed,for,trie_�e^ glassware, china, liquor and food.


Lifomstjnamtenance_sunnlies. paper goods, silverware.


 


CI 1)��� This.item,includes costs for permit fees, uliUty_dsRosits,,business,licenses.and.Qthej^taflujixeqiiirementS


894


Q2)__ _ Uquor license costs vary w_dgly_dgnending on the iurisdicj^Qn, In many.states, the cost,wW.be closer tQ,theJp_W.,end,.of
th�janses.:..The,cQst will likely lie^njhgJiiRh end of thiLiim�eJpr.,may..ever^��������������������������������������������������������������������������������� endLinJhQseJunsdictions,which

Uniiuhe^uinbeji-^iauor licenses issued and cousjdj.uhsiiuuLass�tj.fj^����� '' ''


(ML


,This item includes.miscellaneQus.pre-opening.expenses,such as.postage_-Qffl.c


stitejlaiimient-jdues.andJuJwu3tm


iejiLKntaLej-pens_es_


 


JEhjs_amoui


aUnj_lu4e_Royalt tes Jvlarketii


sexyatiou-Syslem


implied. Many fast.


rgycrweiLand


operating costs, including seasonality, ore-openine advertising_an.


)ULiQCatiQiU-^Qur management ability, staff


peijorinance and local markelfaciQrs.su.cli-asj&^������������������������������������������������������������������������������ and ermgnv.

don''t guarantee thatyau will not hay^ additional expenses starting the bjiainess.


sesincludejat;


Text Box: '' ''4
Text Box: V.''
Text Box: v   " ■ V


 


Text Box:
Text Box: 91S909''


910

.■|-^il4LS;^^5,

,9W


 

.9.1? ■:


912

LooiiMltynt1


 


Text Box:
;�� '' "922


"*V� - ''� !- pjg


924


Text Box: 932_>4_y78.


936


''Vil


>940


j- ''^l- .941


lib


�*47


.cnQgali oil B)


945


�''946

As ntraoggd *


,947 *>


Illds.-pcTldt''Ot



 

SuppW^As. . i
arranged^..


 

 

'' ,^53


Pi


 

 

 

 

 

967 f


 

 

 

 

968 ''

 

 

,.fN ■ * p'' qta~


LWCandtJs; "

 

 

,9^4

jitcaogtrd

970

 

 

\ 976

�>�C4&dU&; VgheniaTOJced:

 

 

 

971

 

 

v���� ■ * 977''

 

 

\\W''.,iA Vti^dors.

� 972

CoVLtjiiiitttt

Aj^dt-.UtoltlJE ^78


(j''ivx rnracnt Vgency


■9sr


,982


983

r\a&ttanged f


jloldot


:986 .


4. ■ ■■


987


■� '': , ''l>988 - .

Lump Vum y


,989


 


Text Box: ,995993 ■ ■"


As amused


A&anaflgcd,


, '' 996


 


Text Box: ,*1000TMrsr^i\ff>ntha.oC


S5418ti0.Q0999-:-


As incurred


1001


..���������������������� 1002 "


Notes;


1009


 





e of the Hotel


(&)����� This item includes tl


as-towelsjjnens and hejlding_andJnventorv and


iJarJhs^eneral operation of the SvstemJjotelsuch asMuniforms^maint�

chJiia^iifluoxiindJbQd. f9)���� This item includes costs forjgnnjXfee.s^utility^tosits, busines^ljcensesjuidjitt:


 

 

lenls.


 

1018


OQI

Liquor license costs vary w.idelyjjepending on the jurisdiction. In many states the COSLwilLbe_ClQSer tQ the Ipw end of thjLrange^The cost will likely be on the high end of the rarjgeJor_mav even exceed the hi|hjmdluUuQse jurisdictions which

limiuhejmr

 

ilties. MarkeiingJUld. Global, Sales Fees or Reservation System


Fees vou must pay, us. No financial performance.representation is JmpIJed^JVlanyJaclQls. affect voi


jsnuesjind


operating costs. includjnjLseasojialitv. pre-opem^g^dmtising-and_marketing. yourjocationr your manjgernentahilitvr staff jcejuidiocaLmarket factOKjsijch^sjaimpetition forjcjjstomers^and employees, These expenses include lat

dfln^Lguarantee that vou will not hay,e additional expenses starting the business


 

 

''v? 5vT - 1022

v*

* v� . -Amount

-j,����� . 1. �''.

''�� ?�� �������� 1024�� , ,

; up^W... 4.

i � ; -

To whrnupd^ncnf 1 is to Vie made10** *

 

1 r i%��� ="V

K,V''; ,� & J*>-

■*. *�� "''.����� �" \

I''^-''f

^■tft-;f...

�^)��S^pf .

�������� � >> 1.1 ''

 

 

 

, .�� ■- "\ ,1038 ''

AAJ&aqfied1M9 s ''

, 1040

 

 

 

. ■������� \ �-��■

 

 

 

 

-104?

. .'': v-� it-

 

 

 

ij, >*, , ■����� , - ■

a'' : -

52,2)01052

■. ^ ■1 �'' t-.�� " ■

 

u>lMS .

 

 

 

.1059 '' As aininfipd

":,> ,io6o-''

Asattraifiod���� ■ ''

Aiwhtr. Euganecra,

,-����� ,�� , ldfiT " j.un--ult''.nH

 

 

 

 

 

JnsntPitce 1� cat''M^

 

 

�I070~~~.

■�''�� **������� C 1071

1 As^craru^d:� -�� ''> -

'' ,1072

~ .������� ^ 1073,

:^y*v-''>y; loo s

:^��� :.-k\ - i

- -'' ''

?iup; Vtrodorn and '' Sujjpliets: A�

SupplitusxAs . ".1078, . ...

ViffT., Ui Vcndois

^W�7c . ...

 

1

a -����� ''"1083� r." -''

* .

AVamtng^d?0*4

������� ,���� t,�� .. 1085

 

 

J" S2''10400 "1088

^W-Cj^d jLTs: Lym^;

Siipplictii''AK� . *''

.1089 jumai&d

^o>edJ>d5f5jt^. ,l

_����� .����� 109! "

■*�''.'' " i

$shbbb..v .■<*

 

 

-> � . .

AiarrWd''0^

^....1096 , (A^nahi^;a i,.^

 

 

 

moo

*''���������� ■ , v "\ 1101;'' :^-�

 

, -���� - a t6> ■

 

 

* Tnoe .

A^flrctngt''d� '' ,

 

(JOw<^.^url^''ril A^rocy

,w mJ*1**�� :�� '' .

 

 

 

1 rid

When M$mcc& ■

■ ■

r�&&�&&ag''3 > ��� .5

k��� "����� ^ " 1; ''����� . '' ■ ''

 

^asoll^iedw1119''

 

 

v 3r�r------------- ----------------------------- t

''■ Ex&Openinfc Working

 

 

 

A*amnged����� . .

(.-■>n.tt fetors. Vfndhn..



ipplication Fee, initial Franchise Fee, information Technology Fee-aad_Reservation StarHJpJEee_aBe! further dsscribedin Item 5. If we grant vou a franchise, we will credit the Application Fee itgairisLyiauJnilial Franchise Eee^.

tern Hotel.

(2)���� We do not provide assistance in site selection. However, we do require mayu-abJain_a-;

rr5

tyj^QB&ultant-ii


(3)���� The_p_utcome.pf.the Phase,.l.Enyirpnmental.Suryey may-djclatsJhat_3C


il, studies he dpjiejQ-SMsfy


any.concerns over.potential.hazards_aUheJocation you,select. The cqst.pf these additional


variable.


(A)���� We_ire_unabieJo_�sUmate-ttaUfl^^������������������������������� wide variations in prices depend!ng^onJactors like location, size of

the_pronertv, the typ__)f ownership interest vou aimirejmdjiiarJiSl^

amount of land required for develoipentjiray^ryja^t^���������������������������������������������������������������������������� codes. setbacJ_reguirements^j^Mng

is


(S)����� This, item.Jnciude^-JJXluleJ^riiLand engineering fees: .interior.,and landscape design costs: surveys: fe_________________________________________

sment fees.

cxmsnllants involvedJ.nJhe_SyjsJem Hotel''s design gp_l__3nstruction: and other costs. �, The amount-varies with the complexity, locationjffldjtesjgn_-tlhs. System HoieljmdJheaumisesjmjvntch-^

TT5T

smjJo^sjmUnciu^htdjariy^

(6)��� insurance premiums mav vary widely based on the locaijon-Qf the System Hotel, the size of the Hotel property and the

type_Qf-C_yerage. We require the minimum coverag�S_dg5Ciib_e_Lin^��������������������������������������������������������� Disclosure Document.

 

and.site.work,premiums-^iciunay_yarv due to wid�_yariations,in.site_conditions. It includes the,constriction^

jtem.dpes.not.include-impact fees.which mav be assessed by local authorities to,defray the costs. Of their clean_up_obligations under federal and/or state clean aiL^d-W^UsrJegisJation^- Impact fees_/_ar_v_fipjniuri You^houlaLcligck wjthjhe�aprilkabie_tol_^^ to determine if anyjmjacjjees-are_3ssessed and, if so. how thev are_c_ilcaufltejLandJhe amount to he charaedJo^QurJiotel. The item also exclud�s_fjnanc_Qg costs, which may vary widely basj^LonJactors like the Woe of loanune^e^andjoxationjif the Hotel and vour creditworthiness. Building constmclion costs vary greatly_ jonjnaterialJabor costs, union or non-unioiLPractices and other variables.


other.

JJnsj^enLCQvers the cost of furnishing a_W_yndham SvstemJiPieLand includes furniture, carpeting.'' wall i^yeiing^and

the restauranLanjjIojmge,_e__;rcise eouinmentJaundry equipment. kitchen.eaui

TT60"

husines


jter_har

SPJLwitreJic^sing^-D^CO router, .Qther


auiied_S�i:

4re_and_3u_iliary^uj.r.


artetations^ptc


stallation for


 

managemsr


f''IT"^ infrastructure.� In particular,,the item includes,the Micros Opera property md training, the Sprint data circuit for accessing pur wide area


ngtwor


rtemelaccess system for_guest usaee, point of sale SVStem. guest tracking s\


consoles an_l_dJ�ilaLadministrative DflflnK?). voice mail. Jazz call acamnting_sysiem. and guest room teJenhongs_jlcj3rd�d_and

CCjdkSSl_See Items 8 and 11.


jncludes^iitheiiicoslJbjiir-i-iaJ-SUpP^������������������ guest rooms SUChjasjoaelsJii

s.uppiig_jieedeiiipx_^�������������������������������� of the SvstenUioMjuchjis-uniforms. maintenance supniii

gkss__arj^jminflJu^nior and food.


-iny.entQrv-.and


 


usJlem.incl udeuosts-for


dteJausinejssJic^sexand. other staflup-cecLuirements,


1163


(\2\ Liouor license costs vary widebLdependinE on the jurisdiction, Irunany--tat]-Llhe___ist will he clQseUoJheJpjty_^raLaf the_janfieJ_The cost will likely be on thejiighjsnjdjrfjnej%nge^������ even exceed Jhe_hjj|h end^ in those iurisdictionS-wJikh

limiUhejiumbjuiOigiior licenses issu�d_ifflp_j_MSJderJhsrn an asset of the license holder.

ThjsJieirUncludgs_mis^ enierlainmenj_j3ue^jand.subsc^^ expenses.


jnclude Royalties. Marketing and,

This amour

teservation System, Fj;es_jQiupust pay us. No financial PcrfQrmancejwesentatiorusJjnplie^

sts_iV>

QpjeraUng-i&sJ^ncJudj���������������������������������������������������������������������������������� adyertisinajad-miujielmg^ajr location..-^r_mjaDagementiiipbilityri .staff

p_er&lffi|u^^

dQnZt^arantee.ihjai^pu_wl^

^dbfl^^gdfti^ioJd rrj^calv err ion ,r l?Q^img


Qun(


1174


;�Mtthod of

1-170


 


Text Box: j
Text Box: 1 "i�


 



sum


ItTS


Text Box: nits1181


mm,


1185


Consults i


1186


 


t''J 1190 mm �

What^''S^fJt. ^


 


1195


: ,1.196*


U97.


t^ons^ltr n i


 


Yaoo"


- */�� v"f_nt 1


1202


Text Box:

1210


1214


''���� alii'' :''


 


" I_uiri|gi|ej.Fixtures and,

ski!!17


 

 

 

;\^l ,Viv~"n - .** �


 

 

 

5JT


 

lata-.

 

122s


Vendor* jjnd'' , v .1120-

^ ^enjnvniced; V/^''doEtaad; -

 

 

 

s .1227


 

 

hiropaet

^''etidor.


.1282


Notes;


1283


,1284

fn The Application Fee. Initial Franchise Fee, Information Technology Fee. Property improvement Plan Fee and ReseEyatiQn.StartrUp Fee.,areJkrther.descr)bed..in.Item 5, If we gr&nt.yimjiiraMmise_we will credit,the.Application.Fee.afiaiP-t

yxttuJnilial Franchise Eee,

,1286

(21���� We do not providjLassislanc�jnj^e_aelection. However, we recommend-that vou obtajnjunarJieiJsiisibil^^ are converting an existmfi.hoteljojLW_aidham System HoteL

_1288

("31 This,,,item tndudes.such.,.costs,as arcMcjauj^Lan^niuneerinR fees; interior and.landscape_design.,costs; fees�foi_oth_r consultants involved in the System Hotel''s renojationLaniliimer_ie^kn costs. The low end ofjh__rati�ejiresumes thaUheJiotei is in excel lent-CjjndJtion and .only minor interior, .design work,is_ngeded. TheJiigh.end..pf.the_range presumes thaUheJiPiel--ill

Uiid�im^jamiPjehensiye.reno.Yation requiring,all.of.the above architectural and engineering se^vices^ J 290

 

T29T

type of.cQyerage. We requir__tbejiiininuun,coverages.described.in.Item 8 of this.Disclosure, Document. ,1292

5Sibat,.(i),you alreaJy_owri.,the Hotel.and.haye,no^cjuisilionj^ts>-andiii}Jl:


public


iiiioji^witlLnQjstr


jmbing.


heating...v,eiitiMpJLJiLflLr_j^������������������������������������������������������������������������������������� or.�repaying of the parkir^ioJj''ejauir�d,,..The hifih__iQLoiLthj_iangs


roof, new interior design elementsjmdJandscaping. and/or repaying of the parking lot,

 

ffil���� The Jow. end of the ranee, presumes.tjiaLaUiurotture^������������������������������������������������������������������������������������������������������������������������������� ai^n_excj_lsnt cjanjitiPJLflnd

thatJhe-Qnlyjqp^rMngJha��������������������������������������������������������������������������������� of Michaelliiay.es and othsr^iimaturjeJieros^

as the Wvndham Smart �hair� and Wvndham^ larmXiock/Radio/MP3 player,, The high end of the rarme_jir�SUmesJhaLall
guestjopms_^d_rjiibJic area will need to be, refurbished includiruzj;ase_go�ds_�a^����������������������������������������������������������������������������������������� tile, wall coveringsilight

fixtures, bathxpjQj]i_anities. mirrors, artwork,, and lobby furnitur_^ndJrQPLdesk,

_1296

-See

m���� This item presumes tha| the SvsterrLllQtejIsJT^intosiQu^�� is up to date and that the_jmiy__asieins_ne�d& _ns__Uaiipji_pf^^

Items 8 and 11.


,1298

is^uch-aS-tQwels^linens-nnd-bedding-and. inventory,, and

(8)���� TbisJtemJncludes_the-CQSt for initiaLsupplies for Siippli�.neededjQXJhe^ejieraljiPe!ration of thcSystem Hotel sqcJijiS-^ifQnns._maintenanc^^

chinaJiquoLandJood,


1301

,1300

(9\���� This item includes .costs ,1302

(]Q) Liqppr, Hcense,cosi^__arv widely depending on meJurisdictioji_Jaijnany-Statcs the cost will be closer to the iQW-Sndfif lhe_range. The cost will likelv be on the high-jend-^fjAejspge_CoLmav even exceedjhejiigjijsjidljnubose iurisdictionsj^hich

limit the number of honor licenses issu^djMLconsidejjfrem^n^������������������������������������������������������������� license holder.

 

tlJO^^''Diis^amounLiS-an-estimate-and does not include RoYaitie^J!darJteting.and_3lQbalJ&le^ yim-muslj^y.us. ,Np_ii

QP^ting-jxftt&Jnj^ding-seasQ advertising_anjljnaiJ^nfi-^urJoxatiQn^^

tjajormanceflnd local aiackeLfaclors such as comnetttiQiLJfcLc.u^^������������������������������������������������������������������������������������� These expenses include lab_jrj;o_U-_W_fi

donlLguarantee thatyou_will.noliiay^dditiQnal.expenses starting Jhejiusiness^

Except as specifically stated above, no payments made to us are refundable. The terms of your agreements with independent suppliers will determine the refundability of those payments. Except as set forth in Item 10, neither we nor any of our affiliates offer any financing for any part of your initial investment.

 

.1305

 





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