A PIP or a renovation budget often assumes the lobby stone, the guest bathroom marble, the elevator metal and the millwork get replaced. Many of those surfaces can be restored in place instead. Rose Restoration does that work in hotels that stay open, hired directly by ownership or brought in by your general contractor.
Send us the PIP line items or the finish schedule. We walk the property, tell you which surfaces can be restored and which are genuinely beyond it, and can test-panel finishes for your design team’s approval before work proceeds.
Who hired us and what we did. Rose can be brought in directly by ownership, through your general contractor, or through a renovation specialist.
Scope by area: guestrooms and suites, lobbies, elevator cabs, exteriors. General contractors pricing a package: see hotel renovation subcontracting and our capability statement. Once the renovation is done, a maintenance program keeps it at standard.
We specialize in metal polishing restoration services that bring new life to tarnished, scratched, or worn surfaces. Our process involves precision buffing, polishing, and protective sealing to maintain brilliance while guarding against fingerprints, corrosion, and stains. From lobby accents to elevator panels, Rose Restoration ensures your metal surfaces remain pristine with minimal upkeep—projecting durability and sophistication at every touchpoint.
Ongoing marble, metal and surface program. Every visit runs overnight, 10 PM to 6 AM, at Five Diamond standard.
See the work →Original 1927 marble, terrazzo, masonry and brass restored as part of the hotel’s comprehensive historic renovation.
See the work →Full-property stone and surface restoration for a Forbes Five-Star resort, scheduled around occupancy.
See the work →Hotel renovations are complex, high-stakes projects where timing, quality, and coordination determine success. Whether driven by a Property Improvement Plan (PIP), a brand conversion, a change in ownership, or simply the need to refresh an aging property, every hotel renovation involves surfaces — floors, walls, countertops, facades, and decorative elements that define the guest experience.
Rose Restoration is a specialty restoration contractor that supports hotel renovation projects throughout Virginia, Maryland, and Washington, D.C. In business since 1978, with a team of 35+ in-house technicians, we provide the surface restoration component that general contractors, designers, and hotel ownership groups need to execute renovations in occupied hotels. For broader information about our hospitality work, visit our hospitality services page.
Rose Restoration is not a general contractor — we are surface restoration specialists. We work as a subcontractor or direct vendor on hotel renovation projects, handling the stone, concrete, metal, wood, and masonry restoration work that falls within our expertise. Our role complements the general contractor, interior designer, and other trades on the project team.
The surfaces we restore during hotel renovations include:
Many hotel renovations are driven by Property Improvement Plans (PIPs) — requirements set by the hotel brand or franchisor that the property must meet to maintain its flag. PIPs typically specify surface conditions, finish levels, and appearance standards that directly affect our scope of work.
We understand the PIP process and work within its framework:
Whether the PIP calls for refreshing the lobby marble, re-polishing the ballroom floor, or restoring the exterior stone facade, we have the capability and experience to deliver results that satisfy brand requirements.
Many hotel renovations take place while the property remains at least partially operational. This adds a layer of complexity that requires careful planning and disciplined execution. Guests are present, restaurants are serving, events are taking place, and the hotel’s reputation is on the line every day — even during construction.
Rose Restoration has extensive experience working in occupied hotel environments. Our approach includes:
Hotel renovations are rarely completed all at once. Most projects are phased — one floor of guest rooms at a time, one wing at a time, or public areas separated from back-of-house work. This phased approach allows the hotel to remain operational and generate revenue during the renovation.
We design our work schedule to integrate with the overall phasing plan:
As a specialty subcontractor, we work collaboratively with the other professionals on the renovation team. This includes:
General contractors: We coordinate scheduling, site access, safety protocols, and trade sequencing with the GC. We provide clear scoping and pricing, maintain reliable schedules, and communicate proactively about progress and any issues that arise. GCs who work with us know that our scope will be handled professionally and will not hold up other trades.
Interior designers and architects: We consult with the design team on finish selections, material options, and the feasibility of restoring existing surfaces versus specifying new ones. We can provide test panels and sample areas to help the designer evaluate finish options before full-scale work begins. Our material knowledge helps designers understand what is achievable with existing surfaces.
Ownership and asset management: We provide transparent pricing, progress documentation, and clear communication to support ownership’s oversight of the renovation investment. When restoration can achieve results comparable to replacement at a lower cost, we present that option with honest assessment of the tradeoffs.
One of the most valuable contributions we make to hotel renovation projects is helping the team determine which surfaces should be restored and which should be replaced. In many cases, existing stone floors, terrazzo, metal fixtures, and other surfaces can be restored to meet brand standards at a fraction of the cost of replacement.
Restoration offers several advantages in the hotel renovation context:
Yes. We regularly schedule work during overnight hours, early mornings, and weekends to accommodate hotel operations. Our crews are experienced with off-hours work and maintain the same quality standards regardless of the schedule. Night and weekend scheduling is planned in advance and coordinated with hotel management and the general contractor.
We coordinate closely with the hotel’s event schedule. Ballroom, banquet, and meeting space restoration is typically scheduled around the event calendar, with work paused and the area cleaned and restored to usable condition before events. We build this flexibility into our project schedule from the start.
In most cases, existing natural stone, terrazzo, and concrete floors can be restored rather than replaced. We evaluate the condition of the floor, identify any structural or material issues, and provide an honest assessment of what restoration can achieve. We only recommend replacement when the existing material is genuinely beyond restoration.
Yes. Rose carries general liability, umbrella, commercial auto, workers compensation and pollution coverage, and Rose is bondable. Certificates of insurance are issued to ownership or to your general contractor on request.
Yes, and you can read the work first. Our hotel case studies name the property and who we worked with: the Ritz-Carlton Washington DC, the Sheraton Dallas, The Whitley in Atlanta and the Omni Homestead. References are available on request.
Planning a hotel renovation? Call Rose Restoration at 703-327-7676 or contact us online to discuss your surface restoration needs. Serving the commercial hospitality market in Virginia, Maryland, and Washington, D.C. since 1978.
