YOUR SIDE
of the
TABLE.
You’re a developer, not a hotel company. We’re the hotel experts on your side of the table.
Your operator gets paid either way. We make sure they earn it.
Institutional-grade feasibility, operator selection, deal terms and asset management, from the first study to the monthly operator review.
25 years in five-star hotels · Led by a former COO who scaled an apartment-hotel brand from concept to a multi-city portfolio · On the owner’s side only. Never paid by an operator or brand.
Sound familiar?
Your residential or mixed-use project has a hospitality piece, and your board or investment committee wants to know if it pencils.
You own a hotel, or three, and the operator’s monthly report doesn’t answer your questions.
You’re changing operators or brands and need someone who knows a management agreement from the inside.
You need a hospitality leader, and recruiters keep sending the wrong résumés.
Who we help
Developers adding hospitality to residential or mixed-use projects. Will it pencil, and who should run it?
Hotel owners and family offices who aren’t hotel operators. Is my operator performing, and what am I missing?
Asset managers and lenders with a hotel inside a mixed-use deal and no hotel specialist on the team. Protect DSCR and covenant compliance with fractional hospitality asset management, not a full-time hire.
How we help · 01
Concept & Feasibility
An investment-committee-ready answer before you commit capital: market demand, the right product, a stabilized NOI pro forma with sensitivity analysis, and who should run it.
4–6 weeks. Fixed fee.
02
Operator & Brand Selection
A competitive RFP across brands and operators, fee benchmarking, then the management agreement or franchise terms: key money, performance tests, termination rights and the PIP.
We sit on your side of the table. Never the operator’s.
03
Owner’s Rep & Asset Management
Your operator runs the hotel. We run the operator. Monthly variance analysis and flow-through review, budget and capital plan approval, RevPAR index benchmarking and key hires. Fractional, so you get institutional asset management without a full-time hire.
Retainer plus an incentive tied to results. Part of our fee is at risk.
Hotel already open? Start with a Hotel Performance Review: a fixed-fee diagnostic of your financials and your operator in 3–4 weeks.
HOW IT WORKS
Three steps. No pitch deck.
01 A 30-minute call. We see if there’s a fit, and tell you straight if there isn’t.
02 A fixed-scope first engagement. A feasibility study or a performance review. You know the cost up front.
03 An ongoing mandate, if it’s working. Retainer plus an incentive tied to results we agree on. Skin in the game, by design.
Straight answers, from the very first call.
WHY US
We’ve sat in the operator’s chair.
Institutional-grade reporting, sized for private owners. The variance analysis, benchmarking and NOI discipline a REIT asset manager expects.
We’ve run five-star hotels. Operators can’t hide behind jargon with us.
Senior-led on every engagement. Santosh leads every mandate personally, supported by specialists in finance, market research and executive search.
One side of the table. We work for the capital, never the operator or the brand. No operator or brand pays us.
We’ve sat in their chair. Now we sit in yours.
LEADERSHIP
We’ve run the hotels we now advise on.
BOC Hospitality Advisory was founded by Santosh Kuruvilla after 25 years in five-star hotels. He was on the opening teams at Atlantis Dubai and Marina Bay Sands, opening general manager of Irvine Company’s Villas Fashion Island, and COO of TMC Hospitality (Bode & Drift Hotels), where he scaled an apartment-hotel brand from concept to a multi-city portfolio.
Santosh leads every mandate personally, supported by specialists in finance, market research and executive search. Based in Southern California, working with owners across the West Coast and beyond.
“Every decision should make service more personal or protect NOI. Ideally both.”
Selected results