Guidelines for Physical Modification of Condominium Project to Hotel: Case Study of 4-Star Hotel Projects in Pattaya

Abstract

          Pattaya is one of the most popular destinations in Thailand, and recently there has been a rise in the number of condominium project which subsequently leads to high competition and oversupply situation in the market. As a result, many entrepreneurs have decided to adjust their business strategies to be in line with the current conditions. One of the strategies is to modify an existing condominium to a standard hotel; however, even though many projects are experiencing physical limitations, they still proceed without referring to legal requirements and operated as unlicensed hotels, which is a problem and may cause more following issues from the building structure, mechanical and engineering system, including functionality.

         Accordingly, it is interesting to study the guidelines for physical modification of condominium project to hotel and analyze which law or regulation is the significant criteria that must be implemented, and how it will affect the physical appearance of the building. There are two case studies of four-star hotel in Pattaya. Both were originally developed as condominium projects but now all the rooms were bought back from the co-owners in the purpose of converting into hotels.

         The result of the study is that prior to project modification, the involving laws must be distinctly categorized into groups as follows:

         1) The laws on condominium building control which related to areas that have no effect to the project transformation such as surrounding environment, project location, outdoor space, setback, building height, walkway circulation, elevators, and fire escape.

         2) The laws on hotel building control which require further improvement in areas such as hotel service area, function for disabled person, and safety system.

         3) Thai hotel standard requirements that are used to classify hotel ratings such as the number of parking lot, lobby characteristic, restaurant quality including kitchen, meeting room, various recreation areas, and staff area.

            In conclusion, the results of the study show the guidelines to develop the project properly in compliance with the law and standard references, lead to appropriate development of the project, and beneficial to others that also needed building improvement.