Sellers quote headline key counts while lenders and buyers live with actual gross square footage, corridor ratios, and exact unit mixes. During August 2018 acquisition and renovation diligence on a three-story property in the North DFW corridor, TX, we audited both the physical guestroom stock and every rolled blueprint sheet across 92 documented photographs.
Floor-by-floor verification mapped the building to exactly 79 keys across 38,455 gross square feet: 13,303 sq ft and 21 keys on the ground level, 12,238 sq ft and 28 keys across the second floor, and 12,914 sq ft holding 30 keys on the third floor. Inside that envelope sat six distinct room types: 39 Type B units, 13 Type C layouts, 12 King Suites, 6 standard Kings, 6 Double Queens, and 3 wheelchair-accessible HCP suites. Every suite divider wall, PTAC louver, and bath alcove was cross-checked physically against the structural prints.
Floorplate & Typology Verification
- Ground Floor: 13,303 sq ft holding 21 guestrooms plus back-of-house core and entry circulation.
- Second Floor: 12,238 sq ft serving 28 standard and suite configurations.
- Third Floor: 12,914 sq ft supporting 30 top-floor keys, totaling 79 keys and 38,455 sq ft overall.
- Captured 92 combined architectural sheet references and in-unit walkthrough photos exposing wear zones prior to capital allocation.
Deal discipline starts with counting what the slabs and walls actually hold rather than repeating an offering memorandum summary. When your floor areas and unit typologies balance to the key, every downstream trade schedule sits on real math.
