Asset Diligence
Before you buy the hotel, know the rooms you are really buying.
Roomza gives asset managers, lenders, and PE firms room-level diligence that goes beyond ADR, RevPAR, brand standards, and aggregate review scores. Coverage across rooms at more than 6,000 hotels.
What traditional hotel diligence misses
Most hotel diligence looks at property-level performance, brand standards, capex summaries, STR data, reviews, and management representations. Those inputs matter, but they rarely show the spread between the best and worst rooms inside the same asset. Roomza adds the room-level layer.
What Roomza helps identify
- +Uneven renovation quality
- +Hidden room-level capex
- +Noisy rooms or room stacks
- +Bathroom condition and renovation gaps
- +Weak room workability for business travelers
- +Accessibility gaps
- +View premiums not being captured
- +Rooms that cannot support modeled ADR
- +Room-specific guest issues hidden by aggregate ratings
When to use this
- +Screening a hotel acquisition
- +Validating a renovation thesis
- +Underwriting ADR upside
- +Reviewing a lender or ownership risk file
- +Comparing assets across a portfolio
- +Preparing an IC memo
What you get
Room-level risk signal
Condition, guest sentiment, workability, noise, view, and revenue-potential signals that go beyond property-level averages.
Flexible report types
One-off property reports for active deals, plus portfolio subscriptions for owned assets or target lists.
IC-ready deliverables
PDF reports sized for investment committee review, with structured data included for the diligence file.
Independent operator lens
Third-party room-level signal from Roomza, built by hotel operators and not sold by the asset itself.
Report tiers
Desktop Diligence
$2,500 / property
Best forEarly underwriting or fast screeners
Room-level condition, sentiment, and revenue-potential signals from available data.
Verified Diligence
$7,500 / property
Best forActive deals where assumptions need physical confirmation
Adds physical inspection scoring and amenity verification.
Full Room Audit
$15,000 / property
Best forIC, lender diligence, or high-conviction acquisitions
Adds spatial capture, deeper sentiment audit, and an IC-ready package.
Deliverables comparison
| Deliverable | Desktop | Verified | Full Audit |
|---|---|---|---|
| Room-level condition signal | Yes | Yes | Yes |
| Revenue-potential score | Yes | Yes | Yes |
| Guest sentiment analysis | Limited | Yes | Yes |
| Physical inspection scoring | No | Yes | Yes |
| Amenity verification | No | Yes | Yes |
| Spatial capture | No | No | Yes |
| IC-ready PDF | Yes | Yes | Yes |
| Structured data file | Yes | Yes | Yes |
Revenue-potential signals are based on room condition, amenity gaps, room-level sentiment, workability, noise, view, and the spread between current room quality and modeled positioning.
Portfolio subscriptions
Portfolio subscriptions include annual room-level refreshes, property benchmarking, risk flags, and structured data access across owned assets, watchlist properties, and acquisition targets.
| Portfolio size | Annual price |
|---|---|
| Up to 10 properties | $45K / yr |
| Up to 50 properties | $150K / yr |
| Up to 250 properties | $400K / yr |
| 250+ properties | Custom |
Operator-built diligence
Roomza was built by hotel operators, not review scrapers. We know the difference between a hotel that photographs well, a room product that actually supports the rate, and a capex story that falls apart behind the door.