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The Future of Hotel Revenue Management



Cornell Hospitality Report
Vol. 10, No. 14, October 2010


by Sheryl E. Kimes, Ph.D.




                                www.chr.cornell.edu
Advisory Board



Ra’anan Ben-Zur, Chief Executive Officer, French Quarter
  Holdings, Inc.
Scott Berman, Principal, Industry Leader, Hospitality & Leisure
  Practice, PricewaterhouseCoopers
Raymond Bickson, Managing Director and Chief Executive
  Officer, Taj Group of Hotels, Resorts, and Palaces
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Raj Chandnani, Vice President, Director of Strategy, WATG
Rod Clough, Managing Director, HVS
Benjamin J. “Patrick” Denihan, Chief Executive Officer,
  Denihan Hospitality Group
Joel M. Eisemann, Executive Vice President, Owner and
  Franchise Services, Marriott International, Inc.
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Brian Ferguson, Vice President, Supply Strategy and Analysis,
  Expedia North America
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  Schneider Electric/Square D Company
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  Davis & Gilbert LLP
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  Four Seasons Hotels and Resorts
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Kevin J. Jacobs, Senior Vice President, Corporate Strategy &
                                                                   Vol. 10, No. 14 (October 2010)
  Treasurer, Hilton Worldwide
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                                                                   © 2010 Cornell University
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  Sabre Hospitality Solutions
                                                                   Rohit Verma, Executive Director
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  Hospitality & Leisure Leader, Deloitte & Touche USA LLP          www.chr.cornell.edu
Senior Partners
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The Future of Hotel
Revenue Management
                                                                          by Sheryl E. Kimes

    ExECuTivE SuMMary




A
           survey of nearly 500 revenue management professionals in the hotel and related industries
           forecasts that the application of revenue management (RM) will become more strategic
           and will be supported by increasingly sophisticated technology as it includes more of hotels’
           income streams. In particular, RM will likely be applied to function space, and may also
include such revenue streams as spas, restaurants, and golf courses. As a consequence, the revenue
management function will become more central to hotel operations, and will quite likely be a separate
department that is under the general manager’s supervision. The central, strategic role of RM will
require upgraded measurement techniques. Rather than revenue per available room (RevPAR), future
revenue management may have a profit-oriented metric, such as gross operating profit per available
room (GOPPAR) or total revenue per available room or per available unit of area. Future revenue
managers will principally need analytical skills, leadership skills, and communication skills. A formal
RM education and negotiation skills would also be useful. View an introductory video to the hospitality
survey in which Linda Hatfield, VP of Product Management at IDeaS, discusses with Sheryl Kimes
how the revenue management functions will become more central to hotel operations at
 http://www.ideas.com/index.php/resources/videos/video2.



4                                                           The Center for Hospitality Research • Cornell University
abouT ThE auThor



                                   Sheryl E. Kimes, Ph.D., is Singapore Tourism Board Distinguished Professor of Asian Hospitality Management
                                   at the Cornell University School of Hotel Administration, where she has also served as interim dean (sek6@
                                   cornell.edu). In teaching restaurant revenue management, yield management, and food and beverage
                                   management, she has been named the school’s graduate teacher of the year three times. Her research
                                   interests include revenue management and forecasting in the restaurant, hotel, and golf industries. She has
                                   published over fifty articles in leading journals such as Interfaces, Journal of Operations Management, Journal
                                   of Service Research, Decision Sciences, and Cornell Hospitality Quarterly. She has served as a consultant to
                                   many hospitality enterprises around the world, including Chevy’s FreshMex Restaurants, Walt Disney World
                                   Resorts, Ruby’s Diners, Starwood Asia-Pacific, and Troon Golf.
                                  She acknowledges IDeaS—A SAS Company, The SAS Institute, and the Center for Hospitality Research for
their support of this project, particularly the wonderful help of the text analytics team in the SAS Singapore office for their assistance with
SAS® Text Analytics. Without their help, this paper would not have been possible.




                           This research study was supported by iDeaS.




Cornell Hospitality Report • October 2010 • www.chr.cornell.edu                                                                                  5
CornEll hoSpiTaliTy rEporT




.



The Future of
Hotel Revenue Management
                                                                                                             by Sheryl E. Kimes




Y            ou’ve probably seen the speculation and forecasts of what hotel revenue management
             (RM) will look like in the future. Acknowledging the many articles that have offered
             excellent concepts of what’s to come,1 I decided to directly ask hotel and RM professionals
             for their thoughts on the future of RM. As part of this international study, I conducted an
online survey of nearly 500 RM professionals and interviewed twenty top RM practitioners. In addition
to projecting what the future of RM might look like, this report provides a framework on how hotels
can best position themselves to make the most of revenue management strategies.


1 For example, see: Leslie M. Bobb and Emre Veral, “Open Issues and Future Directions in Revenue Management,” Journal of Revenue and Pricing Man-
agement, Vol 7, No. 3 (2008), pp. 291–301; Robert G. Cross, Jon A. Higbie, and David Q. Cross, “Revenue Management’s Renaissance: A Rebirth of the
Art and Science of Profitable Revenue Generation,” Cornell Hospitality Quarterly, Vol. 50, No. 1 (February 2009), pp. 56–81; Bruce W. Mainzer, “Future
of Revenue Management: Fast Forward for Hospitality Revenue Management,” Journal of Revenue and Pricing Management, Vol. 3, No. 3 (2004), pp.
285–289; and Irene C.L. Ng, “The Future of Pricing and Revenue Models,” Journal of Revenue and Pricing Management, Vol. 9 (2010), pp. 276-281.




6                                                                                       The Center for Hospitality Research • Cornell University
Exhibit 1

What will hotel revenue management look like five years from now?


               Centralized Operations
                        Total Hotel RM
                  Integrated Approach
                  Greater Automation
                   Greater Importance
                               Channels
                   Consumer Behavior
                  Forecasting/Analysis
               Increased Competition
                 Increased Technology
                        Strategy Driven

                                           0%          5%          10%     15%        20%       25%         30%

                                                        percentage of responses
                                                                    # of Responses


                                                                                                    SAS® Text Analytics

     The questions in the online survey were divided into            The Future of RM
the following six sections: (1) future challenges facing RM,         The survey began with an open ended question regarding
(2) what RM will encompass in the future, (3) what pricing           what respondents thought RM would look like in the fu-
and distribution will look like, (4) other areas of the hotel to     ture, and all but three respondents offered an opinion. Us-
which RM will be applied, (5) how RM will be organized in
                                                                     ing SAS® Text Analytics (and supported by the IdeaS and
the future, and (6) what skills and education will be needed
                                                                     SAS team in Singapore), we organized the responses into
for future revenue managers. In addition to several open-
                                                                     eleven categories (Exhibit 1). The most common response
ended questions about RM, the survey also included several
                                                                     (28.2% of all comments) was that RM would become more
demographic questions, including experience, geographic
                                                                     strategic in nature and that it would encompass all revenue
location, industry, and RM position and interest.
                                                                     streams within the hotel. As one respondent stated: “The
The Respondents                                                      era has ended when revenue management can stand alone
Of the 487 completed surveys, the majority (78.4%) were              as a tactical approach to room management. Revenue man-
from hotel industry respondents, while the remainder were            agement must be and is being integrated into all aspects
from consulting, airline, and other industries. Of the hotel         of hotel management including marketing, finance, and
respondents, 54.0 percent worked at the property level, 13.1         operating strategies.”
percent at the regional level, and 33.0 percent at the corporate          The second most common response (24.6%) was that
level. About half (48.7%) of the respondents were from the           technology would play a strong role in future developments
Americas, 26.1 percent were from Europe, 23.1 percent were           within RM. One respondent commented: “As technology
from Asia-Pacific, and 8.1 came from Africa and the Middle           advances, the role of RM and the revenue manager will
East. About half of the respondents (47.9%) had over five            continue to become more strategic and less tactical. The
years of RM experience, and half of the respondents (50.0%)          focus will become more of an optimization role and less of
were directly responsible for the RM function. Another 27.4          an analyst role.” Other frequent comments included ones
percent influenced RM practices, but all were connected              related to the role of competition (17.8%), improvements
somehow with RM.


Cornell Hospitality Report • October 2010 • www.chr.cornell.edu                                                                7
Exhibit 2

Challenges facing revenue management

                Likeliness (5 = Veryvery likely)                        Figure 2: Future Challenges Facing RM
                                                   5
                (1 = not likely 5 = Likely)


                                                   4
                          likelihood




                                                   3


                                                   2


                                                   1




    Exhibit 3

Future venues for revenue management


                                                                        Figure 3: What Will RM Encompass in 5 Years?
                                                                    5
                                     Likeliness (5 = very likely)
                                    (1 = not likely=5Very Likely)




                                                                    4
                                              likelihood




                                                                    3


                                                                    2


                                                                    1




8                                                                                                  The Center for Hospitality Research • Cornell University
Exhibit 4

Future applications of revenue management


                                                                      Figure 4: Where Will RM Be Applied?
                                                 5
                  not likely = = very likely)




                                                 4
             (1 = Likeliness (5 5 Very Likely)
                         likelihood




                                                 3




                                                 2




                                                 1
                                                     Function space Restaurants    Spa         Retail          Golf          Parking




in forecasting and other analytic techniques (16.7%), and                                RM Applications
changes in consumer behavior (12.9%).                                                    Looking at other hotel departments that might use RM,
Challenges Facing RM                                                                     respondents suggested that function space RM (4.38) was
The survey presented twelve potential challenges to RM                                   highly likely, followed by restaurants (3.86), spa (3.81), and
adoption, asking respondents to evaluate the likelihood that                             golf (3.63) (Exhibit 4).
each one would become a major challenge, on a scale of 1                                 Pricing in the Future
(unlikely) to 5 (very likely). Respondents did not view any of                           Respondents thought that pricing would become much
the twelve possible obstacles as particularly challenging (all                           more analytical and detailed as time goes on. They rated
scores were below 4.0). The four most challenging issues (all                            all eight pricing practices proposed by the survey at similar
between 3.5 and 4.0) were (1) a shortage of qualified revenue                            likelihood (only two were slightly below 4.0). With the ex-
managers (3.89), (2) changes in the global economy (3.77),                               ception of competitive pricing, all pricing practices present-
(3) increased competition (3.76), and (4) pressure from                                  ed would require the use of analytical pricing tools (Exhibit
owners to cut costs (3.71) (Exhibit 2).                                                  5, next page).
RM Functions                                                                             Distribution
Also using a five-point scale, respondents were asked to                                 Similarly, respondents were asked to evaluate the likelihood
indicate the future likelihood of RM being applied to eight                              of nine different distribution approaches. The ones consid-
different possible functions, including pricing and property                             ered to have the highest likelihood of occurrence were hotel
design. The results were not surprising. Pricing (4.79) and                              websites (4.51), smart phone technology (4.28), and social
forecasting (4.77) had the highest likelihoods, followed by                              networking (4.20). Respondents also felt that it was highly
budget (4.59), group decisions (4.41), and marketing (4.10)                              likely that distribution would be much better integrated with
(Exhibit 3).                                                                             RM systems (4.35) and reservations (4.27). Call centers and
                                                                                         hotel reservation offices (both under 3.0) were considered to
                                                                                         be less likely to be important in the future (Exhibit 6).


Cornell Hospitality Report • October 2010 • www.chr.cornell.edu                                                                                           9
Exhibit 5

Future expectations for pricing
                                                            Figure 5: Future of Pricing
                                                        5
                         likelihood (5 = very likely)
              Likeliness (5 = Very Likely)


                                                        4


                                                        3


                                                        2


                                                        1




Performance Measurement: The End of RevPAR?                                tiation skills (4.06). The least important characteristics were a
Interestingly, only 18.6 percent of respondents felt that                  rooms background (3.46) or reservations background (3.34)
RevPAR would be the performance measurement of the                         (Exhibit 10).
future. Instead, nearly one-third (29.3%) thought that                          What universities and colleges should be teaching.
GOPPAR (gross operating profit per available room) would                   Respondents were also asked to evaluate the importance of
become the preferred metric. Other highly ranked per-                      thirteen different topics that future revenue managers should
formance measures were TotRevPAR (total revenue per                        study. The most important courses were data analytics (4.61),
available room, 20.5%) and TotRevPASF (total revenue per                   pricing (4.56), distribution (4.43), economics (4.18), web
available square foot, 13.5%) (Exhibit 7).                                 site optimization, (4.15), and social media (4.03). Courses
                                                                           considered the least important were human resources (2.96)
Organizational Issues                                                      and rooms (3.47) (Exhibit 11).
Centralization. The majority of respondents felt that RM
would be either centralized (33.8%) or regionalized (38.5%).
                                                                           Other Open-Ended Questions
About (15.8%) felt that RM would remain decentralized,                     Respondents were asked two other open-ended questions:
while 6.4% felt that RM would be outsourced (Exhibit 8).                   (1) what factors would drive change?, and (2) if they had
     Department. About half (51.7%) of respondents felt                    unlimited money to spend on revenue management for their
that RM would be located in a separate department. The                     organization, what would they spend it on?
second most common response was sales and marketing                              Factors driving change. The fact that more sophisticat-
(29.5%), while only 5.6 percent of respondents felt that RM                ed technology is available was the most common theme for
would be located in the rooms department (Exhibit 9).                      changes in RM practice (37.0%), followed by the economy
                                                                           (23.6%) and more detailed market segmentation (20.5%). As
Necessary Skills and Education                                             one respondent stated: “Technology should be implemented
Characteristics of future revenue managers. Respondents                    in RM to further improve efficiency and automation of RM
were asked to indicate the future importance of nine dif-                  tasks. There still should be human oversight but the acces-
ferent characteristics that revenue managers of the future                 sibility and application of RM will increase and benefit from
should possess (1–5, where 5 = very important). The most                   improvements in software, technology, and ongoing R&D.”
important characteristics were analytical skills (4.57),                   Other important themes included the internet and social
leadership skills (4.32), and communication skills (4.24),                 media (20.0%), competition (20.0%), and consumer behavior
followed closely by a formal RM education (4.13) and nego-                 (16.7%) (Exhibit 12).


10                                                                                  The Center for Hospitality Research • Cornell University
Exhibit 6

Future of hotel distribution

                                                                            Figure 6: Future of Hotel Distribution

                                                       5
                            likelihood (5 = very likely)
               Likeliness (5 = Very Likely)




                                                       4


                                                       3


                                                       2


                                                       1




 Exhibit 7

Future performance measures

                                                                        Figure 7: Future Performance Measurement
                                                           35.0%


                                                           30.0%
                 percentage of respondents




                                                           25.0%
                       % of Respondents




                                                           20.0%


                                                           15.0%


                                                           10.0%


                                                            5.0%


                                                            0.0%
                                                                   GOPPAR   TotRevPAR   RevPAR   TotRevPASF   ConPAR   Other   LVPAR




Cornell Hospitality Report • October 2010 • www.chr.cornell.edu                                                                        11
Exhibit 8                                                                                                     Exhibit 9

Expectations for centralization and decentralization of Department hosting revenue management
revenue management




                                                                           other                                                               rooms
                                                                                                                                     other
                                                                                                                           Finance
                                           ou
                                              tso




                                                                                   Decentralized
                                                  u                     rce
                                                                            d




                                                                                                                    Decentralized                                                 Rooms
                                                                                                                    Regional                      Sales and marketing
                                                                                                                                                                                  Sales an
                                                                                                                    Centralized                                                   Separat
             Centralized
                                                                                                                    Outsourced                                                    Finance
                                                                                        regional
                                                                                                                    Other     Separate                                            Other
                                                                                                                             department




 Exhibit 10

importance of future revenue management characteristics


                                                                                    Figure 10: Characteristics of Future Revenue Managers
                                                                    5
                                  importance (5 = very important)
                                      (5 = Much More Important)




                                                                    4
              Future Importance




                                                                    3


                                                                    2


                                                                    1




12                                                                                                                     The Center for Hospitality Research • Cornell University
Exhibit 11

prospective college-level topics Figure 11: What Should We Be Teaching?

                                                           Importance (5 = Very Important)
                                                       importance (5 = very important)
                                     0             1               2               3                4               5

                    Distribution
                 Data analytics
            Rooms operations
                   Negotiations
                          Pricing
                     Economics
                     Marketing
          Web site optimization
                              HR
                                IT
                        Training
                   Social media
              Communications
                       Statistics


      Blue-sky options. Hypothetically given an unlimited         revenue manager are going to be a combination of analytical
 amount of money to spend on a revenue management                 and communication abilities. Finally, respondents believe
 initiative, respondents were most likely to invest in tech-      that RM performance will be measured on the basis of total
 nology (47.1%). One respondent summarized this well:             revenue or gross operating profit (GOP) rather than by
“Having robust data is a key to RM success. I would invest in     RevPAR. These themes, each of which has major implica-
 developing business intelligence systems that provide data       tions for hotel RM are all interrelated and are tied together
 in an easily accessible and understandable manner with an        by the idea that hotel RM is going become a more techno-
 emphasis on interactive tools rather than static reports. This   logically driven strategic discipline.
 would marry the art and science of RM, and help in enabling
                                                                  Driving RM
 more data-driven, fact-based decisions.” Other common
 themes that emerged were investments in systems and              Strategy and technology. Respondents believe that RM
 system integration (20.0%), better analytical tools (18.1%),     will continue its evolution from being a tactical discipline
 distribution channel management (17.3%), training (16.2%),       aimed at maximizing rooms revenue to a strategic analysis
 and understanding consumer behavior (16.2%) (Exhibit 13).        that considers the interaction of all revenue streams. They
                                                                  see technology playing a major role in this transformation
Discussion                                                        because of the complexity and the extent of the necessary
Themes emerging from the data highlight the increased             decisions. By focusing technology on mundane analyses,
sophistication and centralization of the revenue manage-          managers would be free to focus their attention on the
ment function. First, respondents believe that RM is going to     strategic implications of RM and make better profit-related
be much more strategic in nature and will be more strongly        decisions for the entire hotel.
driven by technology. Second, their top selection for the next         Changes in organizational structure. The anticipated
RM frontier is function space. Third, respondents felt that       strategic transformation of RM has major implications. To
analytical pricing models, social networking, and mobile          begin with, the added complexity and strategic orientation
technology would have a major impact. Fourth, respondents         will require revenue managers with both strong analytical
think that the organization of the RM function will become        skills and strong communication skills. It also raises issues
more centralized and that the skills required for a successful    of organizational structure for RM, since revenue managers



Cornell Hospitality Report • October 2010 • www.chr.cornell.edu                                                               13
Exhibit 12

Factors driving change in revenue management practices Will Drive Change?
                                  Figure 12: What Factors


                   Consumer Behavior

                           Competition

                               Internet

                                Market

                              Economy

                            Technology

                                          0.0%   5.0%   10.0%     15.0%   20.0%   25.0%    30.0%    35.0%    40.0%
                                                          percentage Responses
                                                                 # of of responses


will be maximizing revenue across departments. The organi-          regionally or centrally, again depending on the nature of the
zational structure issue extends to the level of centralization     operation. Part of the decision about centralization involves
because technology may enable many RM functions to be               the high skill level required for good revenue managers—
automated or performed off-site. Let’s expand on each of            which may even require outsourcing. Another part of the
these issues.                                                       decision to move the RM function outside the hotel is how
     Strong analytical skills and strong communication              to balance local knowledge with technical and strategic
skills. If RM is to be more strategic and technology-driven,        expertise. The key here is to ensure that RM decisions which
the revenue manager of the future will need to be someone           require knowledge of the local market remain on the prop-
with strong analytical skills, a strategic outlook, and the         erty, while those which do not can be handled either way,
ability to communicate with multiple stakeholders. This             depending on available expertise and company policies.
strategic focus will extend beyond rate and occupancy to                  RM for function space. Although the survey’s respon-
include gross operating profit (at minimum). Also, since            dents believe that RM will be applied to function space,
RM will encompass all revenue streams within the hotel, the         this will be more complicated than current applications for
RM function must be structured to allow the RM process to           transient guestrooms because function space involves mul-
operate in different departments.                                   tiple revenue streams and departments. Some chains (most
     RM as its own department. As a consequence of the              notably Marriott2) have successfully applied RM to function
hotel-wide strategic operation of RM, the department                space, but most hotels are still developing plans for imple-
should be separate from rooms or sales, and should report           mentation. The main difficulties have to do with getting the
directly to the hotel GM. Respondents stressed the need for         necessary data and overcoming the internal politics that
RM practitioners to see the big picture and, further, they          involve the multiple departments.
suggested that placing RM within an existing department                  Analytical pricing. Analytical pricing models that allow
might limit the function’s necessary perspective.                   hotels to price by smaller segments, distribution channels, or
     An emerging hybrid model of centralization and                 even individual customers are going to become more preva-
decentralization. Although the respondents expected RM              lent. As with revenue management generally, these models
to become a more central aspect of hotel operations, they           will be applied not only to transient guest rooms, but also
also foresee a mix of centralization and decentralization, de-      to all of the hotel’s revenue streams. Part of the revenue man-
pending a hotel’s size and complexity. Larger properties and        agement strategies will intersect with customer relationship
hotels with multiple revenue streams will probably require
on-site revenue managers (reporting directly to the GM).            2 Sharon Hormby, Julia Morrison, Prashant Dave, Michele Meyers, and
On the other hand, RM for smaller hotels could be managed           Tim Tenca, “Marriott International Increases Revenue by Implementing a
                                                                    Group Pricing Optimizer,” Interfaces, Vol. 40, No. 1 (2010), pp. 47–57.



14                                                                            The Center for Hospitality Research • Cornell University
Exhibit 13

potential applications for unlimited funds
                                             Figure 13: Uses of Unlimited Money

                             Total Hotel RM

                                  Marketing

                                 Consumers

                                     Training

                                   Channels

                                     Analysis

                   Systems and Integration

                                 Technology

                                                0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% 45.0% 50.0%
                                                               percentage Responses
                                                                      # of of responses

management programs. As technology develops that allows            managers will need to be able to see the big picture. One
hotels to more easily analyze customer data, CRM will be-          likely outcome of this strategic shift is to constitute RM as a
come more common and hotels will make pricing decisions            separate department and make sure that revenue managers
based on total customer value.                                     have the necessary analytical and communications skills to
     Distribution via social networking and mobile                 be able to work across department lines. While it is likely
technology. The hotel industry is still exploring ways             that many RM functions will become more centralized, ho-
of distributing rooms through social networking and                tels may well develop a hybrid model that centralizes certain
mobile technology. While the respondents expect more               functions and keeps others decentralized, depending on the
sophisticated use of new media, at the moment, hotels must         activity and type of knowledge involved.
make sure that they are involved with these distribution                Other important trends that emerged are that pric-
channels and that they are nimble enough to expand their           ing will become more analytical and that new technologies
presence on these platforms.                                       (such as mobile technology and social media) will play an
     Measuring RM performance. Since RM will become                important role in distribution.
more strategic and consider multiple revenue streams,                   Space, the next frontier. Respondents indicated that
RevPAR will no longer be an adequate measure of perfor-            function space is the next frontier for RM, although much
mance. While respondents were not certain of exactly how           work still remains in developing function-space RM ap-
RM performance would be measured, they anticipated either          proaches, given the complexities involved.
a total revenue measure or GOP (whether per available                   Finally, a focus on all revenue streams will necessitate a
room or per available square foot). Although measurements          change in performance metrics from RevPAR to something
that account for available space better capture the asset-         that incorporates all revenue (or even profit). Such a change
generating nature of the hotel, a per-key measure allows           will entail not only modifications in how hotels measure
more direct performance comparisons against competitors.           and reward internal performance, but also in how hotels
Another consideration is that STR’s data are based on rev-         compare themselves with the competition.
enue, and legal restrictions may prevent hotels from sharing            While all of these potential changes are exciting and
GOP performance.                                                   hold great potential, RM professionals must determine how
                                                                   best to enhance and develop their RM practices so that they
Conclusion
                                                                   are well positioned for the future. One thing is clear; hotel
The anticipated shift from a tactical revenue management           RM will continue to grow in importance. The challenge to
emphasis on rooms revenue to a more strategic focus on             hoteliers is how best to position themselves to maximize
total hotel revenue (or gross operating profit) will require       revenue and profit in the future. n
changes in hotels’ organizational structure, since revenue


Cornell Hospitality Report • October 2010 • www.chr.cornell.edu                                                                 15
www.hotelschool.cornell.edu/execed
                                                            www.hotelschool.cornell.edu/execed




The O ce of Executive Education facilitates interactive learning opportunities where
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The Professional Development Program
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The General Managers Program
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The Online Path
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Cornell Hospitality Reports
Index
www.chr.cornell.edu
2010 Reports                                  Vol. 10, No. 6 Integrating Self-service      No. 5 Making Customer Satisfaction Pay:
                                              Kiosks in a Customer-service System,         Connecting Survey Data to Financial
Vol 10 No 13 Making the Most of               byTsz-Wai (Iris) Lui, Ph.D., and Gabriele    Outcomes in the Hotel Industry
Priceline’s Name-Your-Own-Price               Piccoli, Ph.D.                               by Gina Pingitore, Ph.D., Dan Seldin,
Channel, by Chris Anderson, Ph.D., and                                                     Ph.D., and Arianne Walker, Ph.D.
Shijie Radium Yan                             Vol. 10, No. 5 Strategic Pricing in
                                              European Hotels, 2006–2009, by Cathy         No. 4 Hospitality Business Models
Vol. 10, No. 12 Cases in Innovative           A. Enz, Ph.D., Linda Canina, Ph.D., and      Confront the Future of Meetings, by
Practices in Hospitality and Related          Mark Lomanno                                 Howard Lock and James Macaulay
Services, Set 4, by Cathy A. Enz, Ph.D.,
Rohit Verma, Ph.D., Kate Walsh, Ph.D.         Vol. 10, No. 4 Cases in Innovative           2009 Reports
Sheryl E. Kimes, Ph.D., and Judy A.           Practices in Hospitality and Related
Siguaw, D.B.A                                                                              Vol. 9, No. 18 Hospitality Managers and
                                              Services, Set 2: Brewerkz, ComfortDelgro     Communication Technologies: Challenges
                                              Taxi, DinnerBroker.com, Iggy’s, Jumbo        and Solutions, by Judi Brownell, Ph.D.,
Vol. 10, No. 11 Who’s Next? An Analysis       Seafood, OpenTable.com, PriceYourMeal.
of Lodging Industry Acquisitions, by                                                       and Amy Newman
                                              com, Sakae Sushi, Shangri-La Singapore,
Qinzhong Ma, Ph.D., and Peng Liu, Ph.D.       and Stevens Pass, by Sheryl E. Kimes,        Vol. 9, No. 17 Cases in Innovative
                                              Ph.D., Cathy A. Enz, Ph.D., Judy A.          Practices in Hospitality and Related
Vol. 10, No. 10 Cases in Innovative           Siguaw, D.B.A., Rohit Verma, Ph.D., and
Practices in Hospitality and Related                                                       Services, Set 1: Aqua by Grandstand,
                                              Kate Walsh, Ph.D.                            Brand Karma, Capella Hotels & Resorts,
Services, Set 3: Cayuga Sustainable
Hospitality, Chic & Basic, JetBlue Airlines                                                EnTrip, Hotels.com Visualiser, Luggage
                                              Vol. 10, No. 3 Customer Preferences          Club, Royal Plaza on Scotts, Tastings,
Jumeirah Essex House, The Ritz-Carlton        for Restaurant Brands, Cuisine, and
Hotel Company, Runtriz, The Seaport                                                        Tune Hotels, and VisitBritain.com, by Judy
                                              Food Court Configurations in Shopping        A. Siguaw, D.B.A., Cathy A. Enz, Ph.D.,
Hotel, Thayer Lodging, TripTelevision, and    Centers, by Wayne J. Taylor and Rohit
Xsense Experiential Design Consulting, by                                                  Sheryl E. Kimes, Ph.D., Rohit Verma,
                                              Verma, Ph.D.                                 Ph.D., and Kate Walsh, Ph.D
Cathy A. Enz, Ph.D., Rohit Verma, Ph.D.,
Kate Walsh, Ph.D. Sheryl E. Kimes, Ph.D.,     Vol. 10, No. 2 How Hotel Guests Perceive
and Judy A. Siguaw, D.B.A.                                                                 Vol 9 No 16 The Billboard Effect:
                                              the Fairness of Differential Room Pricing,   Online Travel Agent Impact on Non-
                                              by Wayne J. Taylor and Sheryl E. Kimes,      OTA Reservation Volume, by Chris K.
Vol. 10, No. 9 Building Customer Loyalty:     Ph.D.
Ten Principles for Designing an Effective                                                  Anderson, Ph.D.
Customer Reward Program, by Michael           Vol. 10, No. 1 Compendium 2010
McCall, Ph.D., Clay Voorhees, Ph.D., and                                                   Vol 9 No 15 Operational Hedging and
                                                                                           Exchange Rate Risk: A Cross-sectional
Roger Calantone, Ph.D.                        2010 Roundtable Retrospectives               Examination of Canada’s Hotel Industry,
Vol. 10, No. 8 Developing Measures for        Vol. 2, No. 1 Sustainability Roundtable      by Charles Chang, Ph.D., and Liya Ma
Environmental Sustainability in Hotels:       2009: The Hotel Industry Seeks the Elusive
An Exploratory Study, by Jie J. Zhang,        “Green Bullet.”                              Vol 9 No 14 Product Tiers and ADR
Nitin Joglekar, Ph.D., and Rohit Verma,                                                    Clusters: Integrating Two Methods for
Ph.D.                                         2010 Industry Perspectives                   Determining Hotel Competitive Sets, by
                                              No. 6 The Future of Meetings: The Case for   Jin-Young Kim and Linda Canina, Ph.D.
Vol. 10, No. 7 Successful Tactics for         Face to Face, by Christine Duffy and Mary
Surviving an Economic Downturn:               Beth McEuen                                  Vol 9, No. 13 Safety and Security in U.S.
Results of an International Study, by                                                      Hotels, by Cathy A. Enz, Ph.D
Sheryl E. Kimes, Ph.D.
w w w. c hr.cornell.edu

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The future of revenue management cornell university

  • 1. The Future of Hotel Revenue Management Cornell Hospitality Report Vol. 10, No. 14, October 2010 by Sheryl E. Kimes, Ph.D. www.chr.cornell.edu
  • 2. Advisory Board Ra’anan Ben-Zur, Chief Executive Officer, French Quarter Holdings, Inc. Scott Berman, Principal, Industry Leader, Hospitality & Leisure Practice, PricewaterhouseCoopers Raymond Bickson, Managing Director and Chief Executive Officer, Taj Group of Hotels, Resorts, and Palaces Stephen C. Brandman, Co-Owner, Thompson Hotels, Inc. Raj Chandnani, Vice President, Director of Strategy, WATG Rod Clough, Managing Director, HVS Benjamin J. “Patrick” Denihan, Chief Executive Officer, Denihan Hospitality Group Joel M. Eisemann, Executive Vice President, Owner and Franchise Services, Marriott International, Inc. Kurt Ekert, Chief Commercial Officer, Travelport GDS Brian Ferguson, Vice President, Supply Strategy and Analysis, Expedia North America Chuck Floyd, Chief Operating Officer–North America, The Robert A. and Jan M. Beck Center at Cornell University Hyatt Back cover photo by permission of The Cornellian and Jeff Wang. Anthony Gentile, Vice President–Systems & Control, Schneider Electric/Square D Company Gregg Gilman, Partner, Co-Chair, Employment Practices, Davis & Gilbert LLP Susan Helstab, EVP Corporate Marketing, Four Seasons Hotels and Resorts Jeffrey A. Horwitz, Partner, Corporate Department, Co-Head, Lodging and Gaming, Proskauer Cornell Hospitality Reports, Kevin J. Jacobs, Senior Vice President, Corporate Strategy & Vol. 10, No. 14 (October 2010) Treasurer, Hilton Worldwide Kenneth Kahn, President/Owner, LRP Publications © 2010 Cornell University Kirk Kinsell, President of Europe, Middle East, and Africa, InterContinental Hotels Group Radhika Kulkarni, Ph.D., VP of Advanced Analytics R&D, Cornell Hospitality Report is produced for SAS Institute the benefit of the hospitality industry by Gerald Lawless, Executive Chairman, Jumeirah Group The Center for Hospitality Research at Mark V. Lomanno, President, Smith Travel Research Cornell University David Meltzer, Vice President of Global Business Development, Sabre Hospitality Solutions Rohit Verma, Executive Director Shane O’Flaherty, President and CEO, Forbes Travel Guide Jennifer Macera, Associate Director Thomas Parham, President and General Manager, Philips Hospitality Americas Glenn Withiam, Director of Publications Chris Proulx, CEO, eCornell & Executive Education Carolyn D. Richmond, Partner, Hospitality Practice, Fox Center for Hospitality Research Rothschild LLP Cornell University Steve Russell, Chief People Officer, Senior VP, Human School of Hotel Administration Resources, McDonald’s USA 489 Statler Hall Michele Sarkisian, Senior Vice President, Maritz Ithaca, NY 14853 Janice L. Schnabel, Managing Director and Gaming Practice Leader, Marsh’s Hospitality and Gaming Practice Phone: 607-255-9780 Trip Schneck, President and Co-Founder, TIG Global LLC Fax: 607-254-2922 Adam Weissenberg, Vice Chairman, and U.S. Tourism, Hospitality & Leisure Leader, Deloitte & Touche USA LLP www.chr.cornell.edu
  • 3. Senior Partners Thank you to our Hilton Worldwide generous McDonald’s USA Corporate Members Philips Hospitality SAS STR Taj Hotels Resorts and Palaces TIG Global Partners Davis & Gilbert LLP Deloitte & Touche USA LLP Denihan Hospitality Group eCornell & Executive Education Expedia, Inc. Forbes Travel Guide Four Seasons Hotels and Resorts Fox Rothschild LLP French Quarter Holdings, Inc. HVS Hyatt InterContinental Hotels Group Jumeirah Group LRP Publications Marriott International, Inc. Marsh’s Hospitality Practice Maritz PricewaterhouseCoopers Proskauer Sabre Hospitality Solutions Schneider Electric Southern Wine and Spirits of America Thayer Lodging Group Thompson Hotels Travelport WATG Friends American Tescor, LLC • Argyle Executive Forum • Berkshire Healthcare • Center for Advanced Retail Technology • Cody Kramer Imports • Cruise Industry News • DK Shifflet & Associates • ehotelier.com • EyeforTravel • 4Hoteliers.com • Gerencia de Hoteles & Restaurantes • Global Hospitality Resources • Hospitality Financial and Technological Professionals • hospitalityInside.com • hospitalitynet.org • Hospitality Technology Magazine • Hotel Asia Pacific • Hotel China • HotelExecutive.com • Hotel Interactive • Hotel Resource • HotelWorld Network • International CHRIE • International Hotel Conference • International Society of Hospitality Consultants • iPerceptions • JDA Software Group, Inc. • J.D. Power and Associates • The Lodging Conference • Lodging Hospitality • Lodging Magazine • LRA Worldwide, Inc. • Milestone Internet Marketing • MindFolio • Mindshare Technologies • PhoCusWright Inc. • PKF Hospitality Research • RealShare Hotel Investment & Finance Summit • Resort and Recreation Magazine • The Resort Trades • RestaurantEdge.com • Shibata Publishing Co. • Synovate • TravelCLICK • UniFocus • USA Today • WageWatch, Inc. • The Wall Street Journal • WIWIH.COM
  • 4. The Future of Hotel Revenue Management by Sheryl E. Kimes ExECuTivE SuMMary A survey of nearly 500 revenue management professionals in the hotel and related industries forecasts that the application of revenue management (RM) will become more strategic and will be supported by increasingly sophisticated technology as it includes more of hotels’ income streams. In particular, RM will likely be applied to function space, and may also include such revenue streams as spas, restaurants, and golf courses. As a consequence, the revenue management function will become more central to hotel operations, and will quite likely be a separate department that is under the general manager’s supervision. The central, strategic role of RM will require upgraded measurement techniques. Rather than revenue per available room (RevPAR), future revenue management may have a profit-oriented metric, such as gross operating profit per available room (GOPPAR) or total revenue per available room or per available unit of area. Future revenue managers will principally need analytical skills, leadership skills, and communication skills. A formal RM education and negotiation skills would also be useful. View an introductory video to the hospitality survey in which Linda Hatfield, VP of Product Management at IDeaS, discusses with Sheryl Kimes how the revenue management functions will become more central to hotel operations at http://www.ideas.com/index.php/resources/videos/video2. 4 The Center for Hospitality Research • Cornell University
  • 5. abouT ThE auThor Sheryl E. Kimes, Ph.D., is Singapore Tourism Board Distinguished Professor of Asian Hospitality Management at the Cornell University School of Hotel Administration, where she has also served as interim dean (sek6@ cornell.edu). In teaching restaurant revenue management, yield management, and food and beverage management, she has been named the school’s graduate teacher of the year three times. Her research interests include revenue management and forecasting in the restaurant, hotel, and golf industries. She has published over fifty articles in leading journals such as Interfaces, Journal of Operations Management, Journal of Service Research, Decision Sciences, and Cornell Hospitality Quarterly. She has served as a consultant to many hospitality enterprises around the world, including Chevy’s FreshMex Restaurants, Walt Disney World Resorts, Ruby’s Diners, Starwood Asia-Pacific, and Troon Golf. She acknowledges IDeaS—A SAS Company, The SAS Institute, and the Center for Hospitality Research for their support of this project, particularly the wonderful help of the text analytics team in the SAS Singapore office for their assistance with SAS® Text Analytics. Without their help, this paper would not have been possible. This research study was supported by iDeaS. Cornell Hospitality Report • October 2010 • www.chr.cornell.edu 5
  • 6. CornEll hoSpiTaliTy rEporT . The Future of Hotel Revenue Management by Sheryl E. Kimes Y ou’ve probably seen the speculation and forecasts of what hotel revenue management (RM) will look like in the future. Acknowledging the many articles that have offered excellent concepts of what’s to come,1 I decided to directly ask hotel and RM professionals for their thoughts on the future of RM. As part of this international study, I conducted an online survey of nearly 500 RM professionals and interviewed twenty top RM practitioners. In addition to projecting what the future of RM might look like, this report provides a framework on how hotels can best position themselves to make the most of revenue management strategies. 1 For example, see: Leslie M. Bobb and Emre Veral, “Open Issues and Future Directions in Revenue Management,” Journal of Revenue and Pricing Man- agement, Vol 7, No. 3 (2008), pp. 291–301; Robert G. Cross, Jon A. Higbie, and David Q. Cross, “Revenue Management’s Renaissance: A Rebirth of the Art and Science of Profitable Revenue Generation,” Cornell Hospitality Quarterly, Vol. 50, No. 1 (February 2009), pp. 56–81; Bruce W. Mainzer, “Future of Revenue Management: Fast Forward for Hospitality Revenue Management,” Journal of Revenue and Pricing Management, Vol. 3, No. 3 (2004), pp. 285–289; and Irene C.L. Ng, “The Future of Pricing and Revenue Models,” Journal of Revenue and Pricing Management, Vol. 9 (2010), pp. 276-281. 6 The Center for Hospitality Research • Cornell University
  • 7. Exhibit 1 What will hotel revenue management look like five years from now? Centralized Operations Total Hotel RM Integrated Approach Greater Automation Greater Importance Channels Consumer Behavior Forecasting/Analysis Increased Competition Increased Technology Strategy Driven 0% 5% 10% 15% 20% 25% 30% percentage of responses # of Responses SAS® Text Analytics The questions in the online survey were divided into The Future of RM the following six sections: (1) future challenges facing RM, The survey began with an open ended question regarding (2) what RM will encompass in the future, (3) what pricing what respondents thought RM would look like in the fu- and distribution will look like, (4) other areas of the hotel to ture, and all but three respondents offered an opinion. Us- which RM will be applied, (5) how RM will be organized in ing SAS® Text Analytics (and supported by the IdeaS and the future, and (6) what skills and education will be needed SAS team in Singapore), we organized the responses into for future revenue managers. In addition to several open- eleven categories (Exhibit 1). The most common response ended questions about RM, the survey also included several (28.2% of all comments) was that RM would become more demographic questions, including experience, geographic strategic in nature and that it would encompass all revenue location, industry, and RM position and interest. streams within the hotel. As one respondent stated: “The The Respondents era has ended when revenue management can stand alone Of the 487 completed surveys, the majority (78.4%) were as a tactical approach to room management. Revenue man- from hotel industry respondents, while the remainder were agement must be and is being integrated into all aspects from consulting, airline, and other industries. Of the hotel of hotel management including marketing, finance, and respondents, 54.0 percent worked at the property level, 13.1 operating strategies.” percent at the regional level, and 33.0 percent at the corporate The second most common response (24.6%) was that level. About half (48.7%) of the respondents were from the technology would play a strong role in future developments Americas, 26.1 percent were from Europe, 23.1 percent were within RM. One respondent commented: “As technology from Asia-Pacific, and 8.1 came from Africa and the Middle advances, the role of RM and the revenue manager will East. About half of the respondents (47.9%) had over five continue to become more strategic and less tactical. The years of RM experience, and half of the respondents (50.0%) focus will become more of an optimization role and less of were directly responsible for the RM function. Another 27.4 an analyst role.” Other frequent comments included ones percent influenced RM practices, but all were connected related to the role of competition (17.8%), improvements somehow with RM. Cornell Hospitality Report • October 2010 • www.chr.cornell.edu 7
  • 8. Exhibit 2 Challenges facing revenue management Likeliness (5 = Veryvery likely) Figure 2: Future Challenges Facing RM 5 (1 = not likely 5 = Likely) 4 likelihood 3 2 1 Exhibit 3 Future venues for revenue management Figure 3: What Will RM Encompass in 5 Years? 5 Likeliness (5 = very likely) (1 = not likely=5Very Likely) 4 likelihood 3 2 1 8 The Center for Hospitality Research • Cornell University
  • 9. Exhibit 4 Future applications of revenue management Figure 4: Where Will RM Be Applied? 5 not likely = = very likely) 4 (1 = Likeliness (5 5 Very Likely) likelihood 3 2 1 Function space Restaurants Spa Retail Golf Parking in forecasting and other analytic techniques (16.7%), and RM Applications changes in consumer behavior (12.9%). Looking at other hotel departments that might use RM, Challenges Facing RM respondents suggested that function space RM (4.38) was The survey presented twelve potential challenges to RM highly likely, followed by restaurants (3.86), spa (3.81), and adoption, asking respondents to evaluate the likelihood that golf (3.63) (Exhibit 4). each one would become a major challenge, on a scale of 1 Pricing in the Future (unlikely) to 5 (very likely). Respondents did not view any of Respondents thought that pricing would become much the twelve possible obstacles as particularly challenging (all more analytical and detailed as time goes on. They rated scores were below 4.0). The four most challenging issues (all all eight pricing practices proposed by the survey at similar between 3.5 and 4.0) were (1) a shortage of qualified revenue likelihood (only two were slightly below 4.0). With the ex- managers (3.89), (2) changes in the global economy (3.77), ception of competitive pricing, all pricing practices present- (3) increased competition (3.76), and (4) pressure from ed would require the use of analytical pricing tools (Exhibit owners to cut costs (3.71) (Exhibit 2). 5, next page). RM Functions Distribution Also using a five-point scale, respondents were asked to Similarly, respondents were asked to evaluate the likelihood indicate the future likelihood of RM being applied to eight of nine different distribution approaches. The ones consid- different possible functions, including pricing and property ered to have the highest likelihood of occurrence were hotel design. The results were not surprising. Pricing (4.79) and websites (4.51), smart phone technology (4.28), and social forecasting (4.77) had the highest likelihoods, followed by networking (4.20). Respondents also felt that it was highly budget (4.59), group decisions (4.41), and marketing (4.10) likely that distribution would be much better integrated with (Exhibit 3). RM systems (4.35) and reservations (4.27). Call centers and hotel reservation offices (both under 3.0) were considered to be less likely to be important in the future (Exhibit 6). Cornell Hospitality Report • October 2010 • www.chr.cornell.edu 9
  • 10. Exhibit 5 Future expectations for pricing Figure 5: Future of Pricing 5 likelihood (5 = very likely) Likeliness (5 = Very Likely) 4 3 2 1 Performance Measurement: The End of RevPAR? tiation skills (4.06). The least important characteristics were a Interestingly, only 18.6 percent of respondents felt that rooms background (3.46) or reservations background (3.34) RevPAR would be the performance measurement of the (Exhibit 10). future. Instead, nearly one-third (29.3%) thought that What universities and colleges should be teaching. GOPPAR (gross operating profit per available room) would Respondents were also asked to evaluate the importance of become the preferred metric. Other highly ranked per- thirteen different topics that future revenue managers should formance measures were TotRevPAR (total revenue per study. The most important courses were data analytics (4.61), available room, 20.5%) and TotRevPASF (total revenue per pricing (4.56), distribution (4.43), economics (4.18), web available square foot, 13.5%) (Exhibit 7). site optimization, (4.15), and social media (4.03). Courses considered the least important were human resources (2.96) Organizational Issues and rooms (3.47) (Exhibit 11). Centralization. The majority of respondents felt that RM would be either centralized (33.8%) or regionalized (38.5%). Other Open-Ended Questions About (15.8%) felt that RM would remain decentralized, Respondents were asked two other open-ended questions: while 6.4% felt that RM would be outsourced (Exhibit 8). (1) what factors would drive change?, and (2) if they had Department. About half (51.7%) of respondents felt unlimited money to spend on revenue management for their that RM would be located in a separate department. The organization, what would they spend it on? second most common response was sales and marketing Factors driving change. The fact that more sophisticat- (29.5%), while only 5.6 percent of respondents felt that RM ed technology is available was the most common theme for would be located in the rooms department (Exhibit 9). changes in RM practice (37.0%), followed by the economy (23.6%) and more detailed market segmentation (20.5%). As Necessary Skills and Education one respondent stated: “Technology should be implemented Characteristics of future revenue managers. Respondents in RM to further improve efficiency and automation of RM were asked to indicate the future importance of nine dif- tasks. There still should be human oversight but the acces- ferent characteristics that revenue managers of the future sibility and application of RM will increase and benefit from should possess (1–5, where 5 = very important). The most improvements in software, technology, and ongoing R&D.” important characteristics were analytical skills (4.57), Other important themes included the internet and social leadership skills (4.32), and communication skills (4.24), media (20.0%), competition (20.0%), and consumer behavior followed closely by a formal RM education (4.13) and nego- (16.7%) (Exhibit 12). 10 The Center for Hospitality Research • Cornell University
  • 11. Exhibit 6 Future of hotel distribution Figure 6: Future of Hotel Distribution 5 likelihood (5 = very likely) Likeliness (5 = Very Likely) 4 3 2 1 Exhibit 7 Future performance measures Figure 7: Future Performance Measurement 35.0% 30.0% percentage of respondents 25.0% % of Respondents 20.0% 15.0% 10.0% 5.0% 0.0% GOPPAR TotRevPAR RevPAR TotRevPASF ConPAR Other LVPAR Cornell Hospitality Report • October 2010 • www.chr.cornell.edu 11
  • 12. Exhibit 8 Exhibit 9 Expectations for centralization and decentralization of Department hosting revenue management revenue management other rooms other Finance ou tso Decentralized u rce d Decentralized Rooms Regional Sales and marketing Sales an Centralized Separat Centralized Outsourced Finance regional Other Separate Other department Exhibit 10 importance of future revenue management characteristics Figure 10: Characteristics of Future Revenue Managers 5 importance (5 = very important) (5 = Much More Important) 4 Future Importance 3 2 1 12 The Center for Hospitality Research • Cornell University
  • 13. Exhibit 11 prospective college-level topics Figure 11: What Should We Be Teaching? Importance (5 = Very Important) importance (5 = very important) 0 1 2 3 4 5 Distribution Data analytics Rooms operations Negotiations Pricing Economics Marketing Web site optimization HR IT Training Social media Communications Statistics Blue-sky options. Hypothetically given an unlimited revenue manager are going to be a combination of analytical amount of money to spend on a revenue management and communication abilities. Finally, respondents believe initiative, respondents were most likely to invest in tech- that RM performance will be measured on the basis of total nology (47.1%). One respondent summarized this well: revenue or gross operating profit (GOP) rather than by “Having robust data is a key to RM success. I would invest in RevPAR. These themes, each of which has major implica- developing business intelligence systems that provide data tions for hotel RM are all interrelated and are tied together in an easily accessible and understandable manner with an by the idea that hotel RM is going become a more techno- emphasis on interactive tools rather than static reports. This logically driven strategic discipline. would marry the art and science of RM, and help in enabling Driving RM more data-driven, fact-based decisions.” Other common themes that emerged were investments in systems and Strategy and technology. Respondents believe that RM system integration (20.0%), better analytical tools (18.1%), will continue its evolution from being a tactical discipline distribution channel management (17.3%), training (16.2%), aimed at maximizing rooms revenue to a strategic analysis and understanding consumer behavior (16.2%) (Exhibit 13). that considers the interaction of all revenue streams. They see technology playing a major role in this transformation Discussion because of the complexity and the extent of the necessary Themes emerging from the data highlight the increased decisions. By focusing technology on mundane analyses, sophistication and centralization of the revenue manage- managers would be free to focus their attention on the ment function. First, respondents believe that RM is going to strategic implications of RM and make better profit-related be much more strategic in nature and will be more strongly decisions for the entire hotel. driven by technology. Second, their top selection for the next Changes in organizational structure. The anticipated RM frontier is function space. Third, respondents felt that strategic transformation of RM has major implications. To analytical pricing models, social networking, and mobile begin with, the added complexity and strategic orientation technology would have a major impact. Fourth, respondents will require revenue managers with both strong analytical think that the organization of the RM function will become skills and strong communication skills. It also raises issues more centralized and that the skills required for a successful of organizational structure for RM, since revenue managers Cornell Hospitality Report • October 2010 • www.chr.cornell.edu 13
  • 14. Exhibit 12 Factors driving change in revenue management practices Will Drive Change? Figure 12: What Factors Consumer Behavior Competition Internet Market Economy Technology 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% percentage Responses # of of responses will be maximizing revenue across departments. The organi- regionally or centrally, again depending on the nature of the zational structure issue extends to the level of centralization operation. Part of the decision about centralization involves because technology may enable many RM functions to be the high skill level required for good revenue managers— automated or performed off-site. Let’s expand on each of which may even require outsourcing. Another part of the these issues. decision to move the RM function outside the hotel is how Strong analytical skills and strong communication to balance local knowledge with technical and strategic skills. If RM is to be more strategic and technology-driven, expertise. The key here is to ensure that RM decisions which the revenue manager of the future will need to be someone require knowledge of the local market remain on the prop- with strong analytical skills, a strategic outlook, and the erty, while those which do not can be handled either way, ability to communicate with multiple stakeholders. This depending on available expertise and company policies. strategic focus will extend beyond rate and occupancy to RM for function space. Although the survey’s respon- include gross operating profit (at minimum). Also, since dents believe that RM will be applied to function space, RM will encompass all revenue streams within the hotel, the this will be more complicated than current applications for RM function must be structured to allow the RM process to transient guestrooms because function space involves mul- operate in different departments. tiple revenue streams and departments. Some chains (most RM as its own department. As a consequence of the notably Marriott2) have successfully applied RM to function hotel-wide strategic operation of RM, the department space, but most hotels are still developing plans for imple- should be separate from rooms or sales, and should report mentation. The main difficulties have to do with getting the directly to the hotel GM. Respondents stressed the need for necessary data and overcoming the internal politics that RM practitioners to see the big picture and, further, they involve the multiple departments. suggested that placing RM within an existing department Analytical pricing. Analytical pricing models that allow might limit the function’s necessary perspective. hotels to price by smaller segments, distribution channels, or An emerging hybrid model of centralization and even individual customers are going to become more preva- decentralization. Although the respondents expected RM lent. As with revenue management generally, these models to become a more central aspect of hotel operations, they will be applied not only to transient guest rooms, but also also foresee a mix of centralization and decentralization, de- to all of the hotel’s revenue streams. Part of the revenue man- pending a hotel’s size and complexity. Larger properties and agement strategies will intersect with customer relationship hotels with multiple revenue streams will probably require on-site revenue managers (reporting directly to the GM). 2 Sharon Hormby, Julia Morrison, Prashant Dave, Michele Meyers, and On the other hand, RM for smaller hotels could be managed Tim Tenca, “Marriott International Increases Revenue by Implementing a Group Pricing Optimizer,” Interfaces, Vol. 40, No. 1 (2010), pp. 47–57. 14 The Center for Hospitality Research • Cornell University
  • 15. Exhibit 13 potential applications for unlimited funds Figure 13: Uses of Unlimited Money Total Hotel RM Marketing Consumers Training Channels Analysis Systems and Integration Technology 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% 45.0% 50.0% percentage Responses # of of responses management programs. As technology develops that allows managers will need to be able to see the big picture. One hotels to more easily analyze customer data, CRM will be- likely outcome of this strategic shift is to constitute RM as a come more common and hotels will make pricing decisions separate department and make sure that revenue managers based on total customer value. have the necessary analytical and communications skills to Distribution via social networking and mobile be able to work across department lines. While it is likely technology. The hotel industry is still exploring ways that many RM functions will become more centralized, ho- of distributing rooms through social networking and tels may well develop a hybrid model that centralizes certain mobile technology. While the respondents expect more functions and keeps others decentralized, depending on the sophisticated use of new media, at the moment, hotels must activity and type of knowledge involved. make sure that they are involved with these distribution Other important trends that emerged are that pric- channels and that they are nimble enough to expand their ing will become more analytical and that new technologies presence on these platforms. (such as mobile technology and social media) will play an Measuring RM performance. Since RM will become important role in distribution. more strategic and consider multiple revenue streams, Space, the next frontier. Respondents indicated that RevPAR will no longer be an adequate measure of perfor- function space is the next frontier for RM, although much mance. While respondents were not certain of exactly how work still remains in developing function-space RM ap- RM performance would be measured, they anticipated either proaches, given the complexities involved. a total revenue measure or GOP (whether per available Finally, a focus on all revenue streams will necessitate a room or per available square foot). Although measurements change in performance metrics from RevPAR to something that account for available space better capture the asset- that incorporates all revenue (or even profit). Such a change generating nature of the hotel, a per-key measure allows will entail not only modifications in how hotels measure more direct performance comparisons against competitors. and reward internal performance, but also in how hotels Another consideration is that STR’s data are based on rev- compare themselves with the competition. enue, and legal restrictions may prevent hotels from sharing While all of these potential changes are exciting and GOP performance. hold great potential, RM professionals must determine how best to enhance and develop their RM practices so that they Conclusion are well positioned for the future. One thing is clear; hotel The anticipated shift from a tactical revenue management RM will continue to grow in importance. The challenge to emphasis on rooms revenue to a more strategic focus on hoteliers is how best to position themselves to maximize total hotel revenue (or gross operating profit) will require revenue and profit in the future. n changes in hotels’ organizational structure, since revenue Cornell Hospitality Report • October 2010 • www.chr.cornell.edu 15
  • 16. www.hotelschool.cornell.edu/execed www.hotelschool.cornell.edu/execed The O ce of Executive Education facilitates interactive learning opportunities where professionals from the global hospitality industry and world-class Cornell faculty explore, develop and apply ideas to advance business and personal success. The Professional Development Program The Professional Development Program (PDP) is a series of three-day courses o ered in nance, foodservice, human-resources, operations, marketing, real estate, revenue, and strategic management. Participants agree that Cornell delivers the most reqarding experience available to hospitality professionals. Expert facutly and industry professionals lead a program that balances theory and real-world examples. The General Managers Program The General Managers Program (GMP) is a 10-day experience for hotel genearl managers and their immediate successors. In the past 25 years, the GMP has hosted more than 1,200 participants representing 78 countries. Participants gain an invaluable connection to an international network of elite hoteliers. GMP seeks to move an individual from being a day-to-day manager to a strategic thinker. The Online Path Online courses are o ered for professionals who would like to enhance their knowledge or learn more about a new area of hospitality management, but are unable to get away from the demands of their job. Courses are authored and designed by Cornell University faculty, using the most current and relevant case studies, research and content. The Custom Path Many companies see an advantage to having a private program so that company-speci c information, objectives, terminology nad methods can be addressed precisely. Custom programs are developed from existing curriculum or custom developed in a collaborative process. They are delivered on Cornell’s campus or anywhere in the world.
  • 17. Cornell Hospitality Reports Index www.chr.cornell.edu 2010 Reports Vol. 10, No. 6 Integrating Self-service No. 5 Making Customer Satisfaction Pay: Kiosks in a Customer-service System, Connecting Survey Data to Financial Vol 10 No 13 Making the Most of byTsz-Wai (Iris) Lui, Ph.D., and Gabriele Outcomes in the Hotel Industry Priceline’s Name-Your-Own-Price Piccoli, Ph.D. by Gina Pingitore, Ph.D., Dan Seldin, Channel, by Chris Anderson, Ph.D., and Ph.D., and Arianne Walker, Ph.D. Shijie Radium Yan Vol. 10, No. 5 Strategic Pricing in European Hotels, 2006–2009, by Cathy No. 4 Hospitality Business Models Vol. 10, No. 12 Cases in Innovative A. Enz, Ph.D., Linda Canina, Ph.D., and Confront the Future of Meetings, by Practices in Hospitality and Related Mark Lomanno Howard Lock and James Macaulay Services, Set 4, by Cathy A. Enz, Ph.D., Rohit Verma, Ph.D., Kate Walsh, Ph.D. Vol. 10, No. 4 Cases in Innovative 2009 Reports Sheryl E. Kimes, Ph.D., and Judy A. Practices in Hospitality and Related Siguaw, D.B.A Vol. 9, No. 18 Hospitality Managers and Services, Set 2: Brewerkz, ComfortDelgro Communication Technologies: Challenges Taxi, DinnerBroker.com, Iggy’s, Jumbo and Solutions, by Judi Brownell, Ph.D., Vol. 10, No. 11 Who’s Next? An Analysis Seafood, OpenTable.com, PriceYourMeal. of Lodging Industry Acquisitions, by and Amy Newman com, Sakae Sushi, Shangri-La Singapore, Qinzhong Ma, Ph.D., and Peng Liu, Ph.D. and Stevens Pass, by Sheryl E. Kimes, Vol. 9, No. 17 Cases in Innovative Ph.D., Cathy A. Enz, Ph.D., Judy A. Practices in Hospitality and Related Vol. 10, No. 10 Cases in Innovative Siguaw, D.B.A., Rohit Verma, Ph.D., and Practices in Hospitality and Related Services, Set 1: Aqua by Grandstand, Kate Walsh, Ph.D. Brand Karma, Capella Hotels & Resorts, Services, Set 3: Cayuga Sustainable Hospitality, Chic & Basic, JetBlue Airlines EnTrip, Hotels.com Visualiser, Luggage Vol. 10, No. 3 Customer Preferences Club, Royal Plaza on Scotts, Tastings, Jumeirah Essex House, The Ritz-Carlton for Restaurant Brands, Cuisine, and Hotel Company, Runtriz, The Seaport Tune Hotels, and VisitBritain.com, by Judy Food Court Configurations in Shopping A. Siguaw, D.B.A., Cathy A. Enz, Ph.D., Hotel, Thayer Lodging, TripTelevision, and Centers, by Wayne J. Taylor and Rohit Xsense Experiential Design Consulting, by Sheryl E. Kimes, Ph.D., Rohit Verma, Verma, Ph.D. Ph.D., and Kate Walsh, Ph.D Cathy A. Enz, Ph.D., Rohit Verma, Ph.D., Kate Walsh, Ph.D. Sheryl E. Kimes, Ph.D., Vol. 10, No. 2 How Hotel Guests Perceive and Judy A. Siguaw, D.B.A. Vol 9 No 16 The Billboard Effect: the Fairness of Differential Room Pricing, Online Travel Agent Impact on Non- by Wayne J. Taylor and Sheryl E. Kimes, OTA Reservation Volume, by Chris K. Vol. 10, No. 9 Building Customer Loyalty: Ph.D. Ten Principles for Designing an Effective Anderson, Ph.D. Customer Reward Program, by Michael Vol. 10, No. 1 Compendium 2010 McCall, Ph.D., Clay Voorhees, Ph.D., and Vol 9 No 15 Operational Hedging and Exchange Rate Risk: A Cross-sectional Roger Calantone, Ph.D. 2010 Roundtable Retrospectives Examination of Canada’s Hotel Industry, Vol. 10, No. 8 Developing Measures for Vol. 2, No. 1 Sustainability Roundtable by Charles Chang, Ph.D., and Liya Ma Environmental Sustainability in Hotels: 2009: The Hotel Industry Seeks the Elusive An Exploratory Study, by Jie J. Zhang, “Green Bullet.” Vol 9 No 14 Product Tiers and ADR Nitin Joglekar, Ph.D., and Rohit Verma, Clusters: Integrating Two Methods for Ph.D. 2010 Industry Perspectives Determining Hotel Competitive Sets, by No. 6 The Future of Meetings: The Case for Jin-Young Kim and Linda Canina, Ph.D. Vol. 10, No. 7 Successful Tactics for Face to Face, by Christine Duffy and Mary Surviving an Economic Downturn: Beth McEuen Vol 9, No. 13 Safety and Security in U.S. Results of an International Study, by Hotels, by Cathy A. Enz, Ph.D Sheryl E. Kimes, Ph.D.
  • 18. w w w. c hr.cornell.edu