How Much Does Hotel FFE Cost Per Room? (2026 Guide)
Hotel FFE (Furniture, Fixtures, and Equipment) costs $5,000-$25,000+ per room in 2026, depending on the hotel class and brand standards. Budget hotels spend $5,000-$8,000 per room, mid-scale properties invest $8,000-$15,000, and upscale or luxury hotels allocate $15,000-$25,000+. FFE includes beds, case goods, seating, lighting, window treatments, artwork, and in-room technology. Procurement lead times of 12-20 weeks and freight logistics make early planning essential for on-time openings.
How much does hotel FFE cost per room?
Hotel FFE costs $5,000-$25,000+ per room in 2026. Budget hotels spend $5,000-$8,000 per room on furniture, fixtures, and equipment. Mid-scale hotels invest $8,000-$15,000 per room. Upscale and luxury properties allocate $15,000-$25,000+ per room. These figures cover guest room FFE only; common area FFE is budgeted separately.
What Does Hotel FFE Cost Per Room?
Hotel FFE (Furniture, Fixtures, and Equipment) is one of the largest line items in any hotel development or renovation budget. It encompasses everything that furnishes a guest room: the bed, the dresser, the desk, the chairs, the lighting, the window treatments, the artwork on the walls, and the television mounted above the credenza. Every item a guest sees and touches in their room falls under the FFE budget.
Getting FFE right is both a design decision and a financial one. The quality, style, and durability of your FFE directly affect guest satisfaction, online reviews, and the long-term operating cost of your property. Spend too little and rooms feel cheap, leading to poor reviews and high replacement costs. Spend too much and the return on investment suffers.
Hotel FFE costs $5,000-$25,000+ per room in 2026, depending on the hotel class, brand requirements, and finish level.
All pricing is approximate, reflects 2026 Bay Area market conditions, and is subject to change. Every project is unique. Final costs are determined on a project-by-project basis during our design phase.
FFE Cost by Hotel Class
The hotel’s positioning in the market determines the FFE budget. Brand standards, guest expectations, and competitive positioning all drive what needs to be in each room.
| Hotel Class | FFE Per Room | 80-Room Hotel | 150-Room Hotel | What Is Included |
|---|---|---|---|---|
| Budget/Economy | $5,000-$8,000 | $400K-$640K | $750K-$1.2M | Standard bed package, laminate case goods, basic lighting, vinyl window coverings, wall-mount TV |
| Mid-Scale | $8,000-$15,000 | $640K-$1.2M | $1.2M-$2.25M | Quality mattress system, wood-veneer case goods, upholstered seating, layered lighting, fabric window treatments, smart TV |
| Upscale | $15,000-$20,000 | $1.2M-$1.6M | $2.25M-$3.0M | Premium mattress, solid wood or high-end veneer case goods, custom upholstery, designer lighting, motorized shades, integrated technology |
| Luxury | $20,000-$25,000+ | $1.6M-$2.0M+ | $3.0M-$3.75M+ | Top-tier mattress, custom case goods, designer furniture, curated artwork, bespoke lighting, high-end drapery, full technology suite |
These figures cover guest room FFE only. Common area FFE (lobby, restaurant, bar, meeting rooms, corridors) is budgeted separately and typically adds 15-30% to the total FFE budget.
What FFE Includes: Room-by-Room Breakdown
Understanding what goes into the per-room cost helps hotel owners and developers budget accurately and make informed decisions about where to invest.
Bed Package
The bed is the single most important piece of FFE in any hotel room. It is the item guests spend the most time with, and it directly affects satisfaction scores and reviews.
| Component | Budget | Mid-Scale | Upscale/Luxury |
|---|---|---|---|
| Mattress | $300-$500 | $500-$900 | $900-$2,000+ |
| Box spring/platform | $150-$250 | $250-$400 | $400-$800 |
| Headboard | $200-$400 | $400-$800 | $800-$2,500+ |
| Bed frame | $150-$300 | $300-$500 | $500-$1,200 |
| Bed package total | $800-$1,450 | $1,450-$2,600 | $2,600-$6,500+ |
For king rooms and suites, add 20-40% to these figures. Mattress quality should never be the place to cut costs; it is the one item guests will judge your hotel by above all others.
Case Goods
Case goods are the wood (or wood-veneer) furniture pieces: dresser, nightstand(s), desk, credenza/media unit, and luggage bench. These pieces define the visual character of the room.
| Component | Budget | Mid-Scale | Upscale/Luxury |
|---|---|---|---|
| Dresser/chest | $250-$400 | $400-$700 | $700-$1,500+ |
| Nightstand (each) | $100-$200 | $200-$400 | $400-$800+ |
| Desk/work surface | $200-$350 | $350-$600 | $600-$1,500+ |
| Credenza/media unit | $200-$350 | $350-$600 | $600-$1,200+ |
| Luggage bench | $100-$200 | $200-$350 | $350-$700 |
| Case goods total | $850-$1,500 | $1,500-$2,650 | $2,650-$5,700+ |
Case goods are typically the highest-volume furniture order in a hotel project. Standardizing sizes across room types (even if finishes vary) increases manufacturing efficiency and reduces per-unit cost by 5-10%.
Seating
Guest room seating includes desk chairs, lounge chairs, and sofas (in suites or larger rooms).
| Component | Budget | Mid-Scale | Upscale/Luxury |
|---|---|---|---|
| Desk chair | $150-$250 | $250-$450 | $450-$900+ |
| Lounge chair | $200-$350 | $350-$600 | $600-$1,500+ |
| Sofa (suites) | $400-$700 | $700-$1,200 | $1,200-$3,000+ |
| Seating total (standard room) | $350-$600 | $600-$1,050 | $1,050-$2,400+ |
Upholstered seating should specify commercial-grade fabric (minimum 50,000 double rubs for Wyzenbeek abrasion testing) to withstand the wear of hotel use. Residential-grade fabrics may look identical but will fail within 2-3 years in a hotel environment.
Lighting, Window Treatments, and Artwork
These items complete the room and strongly influence the perceived quality of the space.
| Component | Budget | Mid-Scale | Upscale/Luxury |
|---|---|---|---|
| Lighting package | $300-$500 | $500-$1,000 | $1,000-$2,500+ |
| Window treatments | $200-$400 | $400-$800 | $800-$2,000+ |
| Artwork/mirrors | $150-$300 | $300-$600 | $600-$2,000+ |
| Accessories (clock, tray, etc.) | $50-$100 | $100-$250 | $250-$500+ |
| Category total | $700-$1,300 | $1,300-$2,650 | $2,650-$7,000+ |
Lighting design has an outsized impact on how guests perceive a room. A well-designed lighting plan with layered ambient, task, and accent lighting makes a mid-scale room feel upscale. Poor lighting makes even expensive furniture look flat.
In-Room Technology
Technology expectations have risen significantly in recent years. Guests expect reliable connectivity, intuitive controls, and entertainment options.
| Component | Budget | Mid-Scale | Upscale/Luxury |
|---|---|---|---|
| Television (43-55”) | $250-$400 | $400-$700 | $700-$1,500+ |
| Mini-fridge/minibar | $150-$300 | $300-$500 | $500-$1,200+ |
| In-room safe | $75-$150 | $150-$250 | $250-$500 |
| Phone system | $50-$100 | $100-$200 | $200-$400 |
| USB/wireless charging | $30-$75 | $75-$150 | $150-$300 |
| Technology total | $555-$1,025 | $1,025-$1,800 | $1,800-$3,900+ |
Smart TV systems with casting capability (allowing guests to stream from their own devices) are now standard at the mid-scale level and above. Budget an additional $50-$150 per room for the casting hardware and software license.
Common Area FFE
Guest room FFE is the largest category, but common areas require separate budgeting.
| Area | Typical Budget | Key Items |
|---|---|---|
| Lobby/reception | $50,000-$200,000+ | Seating groups, reception desk, accent tables, lighting, artwork |
| Restaurant/breakfast area | $500-$1,500/seat | Tables, chairs, banquettes, host stand, buffet stations |
| Bar/lounge | $800-$2,500/seat | Bar stools, lounge seating, cocktail tables, back-bar shelving |
| Meeting rooms | $100-$250/sqft | Conference tables, chairs, AV equipment, presentation screens |
| Corridors | $15-$40/linear ft | Console tables, artwork, lighting, wayfinding |
| Pool/outdoor | $30,000-$100,000+ | Lounge chairs, tables, umbrellas, cabanas |
For a 100-room mid-scale hotel, common area FFE typically adds $200,000-$500,000 to the total FFE budget. Luxury properties can spend $500,000-$1,000,000+ on common areas.
The Procurement Process
Hotel FFE procurement is a specialized discipline that combines design, specification, vendor management, and logistics. The process typically follows these stages:
1. Design and Specification (8-12 Weeks)
Working from the hotel’s design concept and brand standards, the FFE team creates detailed specifications for every item in every room type. This includes material selections, dimensions, finishes, and performance requirements. Specification packages are then sent to approved manufacturers for pricing.
2. Vendor Selection and Ordering (4-6 Weeks)
Multiple manufacturers bid on each category. The FFE team evaluates bids based on price, quality samples, lead time, and warranty terms. Once vendors are selected, purchase orders are placed and deposits submitted (typically 50% at order, 50% at shipment).
3. Manufacturing (12-20 Weeks)
Production timelines depend on the manufacturer and whether items are domestic or imported:
- Domestic manufacturers: 12-16 weeks for standard items
- Imported items (Asia, Europe): 16-24 weeks, plus ocean freight
- Custom or bespoke items: 16-24+ weeks regardless of origin
4. Shipping, Receiving, and Installation (2-4 Weeks)
Freight coordination is often underestimated. Receiving 80-150+ rooms worth of furniture requires a staging area, a receiving team, and an installation crew. Damaged items need to be identified and reordered immediately to avoid delaying the opening.
Total procurement cycle from design kickoff to installation completion: 26-42 weeks. This timeline means FFE procurement must begin during the construction phase, not after it.
How to Budget for Hotel FFE
The 8-12% Rule
A common industry benchmark allocates 8-12% of total hotel development cost to FFE. For a 100-room mid-scale hotel with a $20M total development budget, that translates to $1.6M-$2.4M for all FFE (guest rooms plus common areas).
| Hotel Size | Budget Hotel | Mid-Scale | Upscale | Luxury |
|---|---|---|---|---|
| 50 rooms | $250K-$400K | $400K-$750K | $750K-$1.0M | $1.0M-$1.25M+ |
| 100 rooms | $500K-$800K | $800K-$1.5M | $1.5M-$2.0M | $2.0M-$2.5M+ |
| 150 rooms | $750K-$1.2M | $1.2M-$2.25M | $2.25M-$3.0M | $3.0M-$3.75M+ |
| 200 rooms | $1.0M-$1.6M | $1.6M-$3.0M | $3.0M-$4.0M | $4.0M-$5.0M+ |
These figures include guest room and common area FFE. Add 5-10% for OS&E (operating supplies and equipment: linens, towels, hangers, amenities).
Key Budgeting Tips
Never cut the bed. The mattress and bed package is the most reviewed element of any hotel stay. Investing an extra $200-$400 per room in mattress quality pays for itself through better reviews and higher occupancy.
Specify commercial-grade materials. Hotel furniture endures far more wear than residential pieces. Specifying commercial-grade fabrics, finish coatings, and hardware reduces replacement frequency and lowers the 5-year total cost of ownership.
Plan for replacement cycles. Hotel FFE has a typical useful life of 7-10 years for soft goods (upholstery, window treatments) and 10-15 years for case goods. Build a replacement reserve into your operating budget from day one.
Include freight in your budget. Freight costs represent 5-10% of the FFE budget and are frequently underestimated. For properties in the Bay Area, where warehouse space is expensive and access may be limited, freight and installation logistics add cost.
Why Custom Home for Hotel FFE
Custom Home brings the same disciplined, two-phase approach to hotel FFE that we apply to residential construction. Our procurement team manages the entire FFE process, from specification through installation.
Design and specification. We work with your design team (or provide design direction) to specify every item for every room type and common area. Detailed specification packages ensure accurate bidding and consistent quality.
Vendor management. Our established relationships with domestic and international manufacturers allow us to negotiate pricing 10-20% below what individual hotel owners typically achieve. We manage the entire vendor relationship, from sampling through production quality inspections.
Logistics and installation. We coordinate freight, receiving, staging, and room-by-room installation. Our team inspects every item upon delivery, identifies damage or defects, and manages replacements without delaying the project timeline.
Custom Home is licensed by the California Contractors State License Board (CSLB #986048) and has been serving commercial and hospitality clients across the Bay Area since 2005.
Start Planning Your Hotel FFE Project
Whether you are developing a new hotel, renovating an existing property, or converting a building to hospitality use, FFE procurement is a process that rewards early planning. Starting procurement 6-9 months before your target installation date gives you the best selection of vendors, the strongest pricing, and the largest buffer for lead time delays.
Contact Custom Home for a free consultation to discuss your hotel FFE project. We will review your property scope, discuss your positioning and budget targets, and provide a preliminary cost estimate so you can build FFE into your development pro forma with confidence.
Frequently Asked Questions
What does FFE stand for in hotel construction?
FFE stands for Furniture, Fixtures, and Equipment. In hotel projects, FFE includes all movable items that furnish a guest room or common area: beds, mattresses, case goods (dressers, nightstands, desks), seating (chairs, sofas), lighting, window treatments, artwork, mirrors, mini-fridges, in-room safes, and technology (TVs, phone systems). FFE does not include permanently installed items like plumbing fixtures, built-in cabinetry, or flooring, which fall under the construction budget.
How far in advance should hotel FFE be ordered?
Hotel FFE should be ordered 16-24 weeks before the target installation date. Standard domestic manufacturing takes 12-16 weeks, and imported items can take 16-24 weeks or longer. Freight and delivery add 2-4 weeks depending on location. For a new hotel opening, FFE procurement should begin during the construction phase so that furniture arrives as rooms are ready for installation.
What is the difference between hotel FFE and OS&E?
FFE covers furniture, fixtures, and equipment: the larger items that furnish a room. OS&E (Operating Supplies and Equipment) covers the smaller items needed to operate: linens, towels, hangers, irons, hair dryers, waste baskets, ice buckets, and guest amenities. OS&E typically adds $1,000-$3,000 per room on top of FFE costs. Both categories are needed to fully outfit a hotel room.
Can hotel FFE costs be reduced without hurting quality?
Yes. The most effective strategies include specifying domestic manufacturers to reduce freight costs (saving 10-15%), standardizing furniture sizes across room types to increase order volumes, selecting durable commercial-grade materials that reduce replacement cycles, and working with a single procurement partner who can negotiate vendor pricing. Custom Home's procurement process typically saves 10-20% compared to ordering directly from individual manufacturers.