The Hotel Landscape in 2015 Tuesday, 14 April 2015€¦ · D1/2/4/8 Naas Rd Airport Other Western...
Transcript of The Hotel Landscape in 2015 Tuesday, 14 April 2015€¦ · D1/2/4/8 Naas Rd Airport Other Western...
Performance Trends and the Outlook for Ireland’s Hotel Sector Naoise Cosgrove Advisory Partner Crowe Horwath
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The Hotel Landscape in 2015 Performance trends and the outlook for Ireland’s hotel sector
Naoise Cosgrove, Partner Crowe Horwath
Audit | Tax | Advisory Audit | Tax | Advisory
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Contents
Introduction
Economic Context
Hotel Supply
Demand
Market Performance
Consolidation and Branding
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Growing Consumer Confidence
Growing Business Sentiment
Continued Foreign Direct Investment
Economic Context
0%
5%
10%
15%
20%
2008 2009 2010 2011 2012 2013 2014
Unemployment Rates in Ireland
EURO value Sterling £ Dollar $
Y/E 2012 1.23 0.76
Y/E 2013 1.20 0.73
Y/E 2014 1.28 0.83
YTD 2015 1.37 0.94
-10%
-8%
-6%
-4%
-2%
0%
2%
4%
6%
GDP Annual Growth Rate
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Overview of Current Hotel Supply
Midlands & East
# Hotels 239
# Rooms 13,024
Avg Size 54
Dublin D1/2/4/
8
Naas
Rd Airport Other Total
#
Hotels 91 7 11 42 151
#
Rooms 10,583 1,301 1,930 4,904 18,718
Avg
Size 116 186 175 117 124
D1/2/4/8
Naas Rd
Airport
Other
Western Seaboard
# Hotels 242
# Rooms 13,270
Avg Size 55
South West
# Hotels 180
# Rooms 11,793
Avg Size 66 Source: Fáilte Ireland
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The Marker Hotel
5 Star
187 Rooms
Dublin 2
Opened 2013
The Dean Hotel
Boutique Hotel
52 Rooms
Dublin 2
Opened 2014
New Supply 2013 / 2014
The Kingsley Hotel
4 Star
131 Rooms
Cork
Re-Opened 2014
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Findlater House
Dublin 1
Holiday Inn Express
1970s Office Conversion
Spring 2016
Former Ormonde Hotel
Dublin 1
Tune Hotel
170 Rooms
Planning Delays
New Supply Pipeline
Charlemont Clinic
Dublin 2
Development Securities
184 Rooms
Pre-Planning
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Summerhill
Dublin 1
362-bed hotel
Planning Received
1/5 Camden Street Upper
Dublin 2
143-bedroom hotel
Planning Received
New Supply Pipeline
Merrion Hotel
Dublin 2
20 Suites and
Penthouse Extension
Works Ongoing
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Overseas Visitor Numbers
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
4,739k 5,165k 5,716k 6,067k 6,416k 6,082k 6,065k 6,369k 6,575k 6,977k 7,709k 8,012k 7,839k 6,927k 6,037k 6,505k 6,517k 6,986k 7,604k
-
1m
2m
3m
4m
5m
6m
7m
8m
9m Currently 400k
below peak +9% +7% +8% 0%
Source: CSO
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Visitor Numbers by Source Market
-
500k
1,000k
1,500k
2,000k
2,500k
3,000k
3,500k
4,000k
4,500k
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
Great Britain North America Other Europe Other Areas
200
7
201
4 %
Great
Britian 4,03
2k
3,16
4k
-
22%
North
America 1,07
3k
1,32
9k 24%
Other
Europe 2,59
0k
2,63
8k 2%
Other
Areas 317k 474k 50%
Total 8,01
2k
7,60
4k -5%
Source: CSO
+16.8%
+10.0%
+7.5%
+8.5%
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Department of Transport, Tourism and
Sport Targets for 2025
Targets for 2025
2014 2025 Growt
h
Visitors 7.6m 10m +31%
Earnings €3.7bn €5bn +35%
Employm
ent
200,00
0
250,00
0 +25%
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Target Audiences and Brand Identities
South & East Heritage
Source: Tourism Ireland
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Market Performance – Dublin
2010 2011 2012 2013 2014
RevPar €52.04 €58.30 €63.85 €67.79 €75.35
ADR €77.43 €82.12 €85.60 €88.50 €96.23
Occupancy 67.2% 71.0% 74.6% 76.6% 78.3%
RevPAR Growth 12.0% 9.5% 6.2% 11.1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
€0
€20
€40
€60
€80
€100
€120
Source: STR Global
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European Context (excl London / Paris)
79.0%
78.3%
80.5%
78.8%
0% 20% 40% 60% 80% 100%
Amsterdam
Athens
Barcelona
Brussels
Copenhagen
Dublin
Edinburgh
Frankfurt
Geneva
Istanbul
Manchester
Milan
Moscow
Rome
Tel Aviv
Vienna
Zurich
Occupancy
€96.2
€0 €50 €100 €150 €200 €250 €300
Amsterdam
Athens
Barcelona
Brussels
Copenhagen
Dublin
Edinburgh
Frankfurt
Geneva
Istanbul
Manchester
Milan
Moscow
Rome
Tel Aviv
Vienna
Zurich
ADR
Source: STR Global
Dublin Ranked # 4 of 17 Dublin Ranked # 16 of 17
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Market Performance – Regional 2014
Cork Galway Limerick Regional
Occ Growth +1% +3% +4% +4%
ADR Growth +7% +4% +6% +4%
RevPAR Growth +9% +8% +13% +10%
-
+2%
+4%
+6%
+8%
+10%
+12%
+14%
Occ ADR RevPA
R
Cork 76.6% €72.2 €55.3
Galway 72.3% €76.6 €55.4
Limerick 63.4% €54.7 €34.7
Regional 66.8% €66.5 €44.4
Source: Trending
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Outlook
Continued growth in demand / occupancy
Modest short-term supply growth between Canals in Dublin
Limited supply growth elsewhere
ADR growth likely to continue over short-medium term
Susceptible to external Geopolitical Factors
Downside Risk if VAT rate adjusted
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Key Sellers Key Purchasers
Consolidation
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Management Contract Franchise
Branding
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Bastow Charleton
Member Crowe Horwath International
Marine House
Clanwilliam Court
Dublin 2
Ireland
www.crowehorwath.ie
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any other Crowe Horwath member.
Doing the Deal: Buying, Selling and Lending to Hotels Vanessa Byrne Partner, Real Estate Mason Hayes & Curran
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What is a hotel?
• Fáilte Ireland registration
• Restriction on use of term “hotel” or “guesthouse”
• Offence under Section 33 of Tourism Traffic Act 1939
• Section 33: it shall not be lawful for the proprietor of any premises to
describe or hold out or permit any person to describe or hold out the
premises as a hotel unless such premises are registered in the register
of hotels and such proprietor is registered in that register as the
registered proprietor of such premises.
Hotel Transactions
• A property transaction with bells and whistles
• Sale of property and business assets
• Sale of shares in company that owns both the property and trade
Due Diligence
• Preparation and planning
• Full disclosure – caveat emptor
• Building survey
• Financial due diligence
• Price chipping
• Completion risk
Anatomy of a Hotel Sale
Tax
A Trading Business
Property – hotel
and ancillary
buildings
Business Transfer Agreement Contract for Sale
Employees
TUPE
Pensions Book debts
Liquor
licence
Planning
and fire
safety
Identity Good and
marketable
title
Domain
name Competition
Law
Bookings Goodwill
The Property Asset
• Good and marketable title
• Contract for Sale – special conditions are key
• Identity and boundaries – declaration of identity
Planning and Environmental
• Planning permission and conditions
• Financial contributions
• Compliance documentation for any work done
• Fire Safety Certificates / requirements of Fire Officer
Liquor Licensing
• Hotel Licence
• Hotel with or without Public Bar Licence
• Licence attaches to the premises
– lowest legal interest must be vested in the licence holder
• Check for requirements of fire officer
• Check if premises have been altered
Hotels & Management Companies
• Mixed development – a product of the capital allowance schemes
• Unwinding the tax scheme
• Reinstatement of management company
• Transfer of Common Areas
• Requirements of MUD Act 2011
Sale of the Business – The BTA
• Business Transfer Agreement (“BTA”) used when selling an
operating pub/hotel
• Stock: purchase price is typically exclusive of stock
• Book debts
• Bookings and vouchers – apportionment on closing
• Intellectual Property – Domain name
• Data Protection
Tax
1. Tax on Acquisition
• VAT – Law Society Pre Contract VAT
enquiries
• Stamp duty – 2%
2. Structuring the deal
• Use of QIAIF / funds structures
3. Capital Allowances
• Accelerated hotel capital allowances gone now
• Industrial buildings allowances at 4% over 25 years and plant and
machinery at 12.5%
Outlook for 2015 and Beyond
• Strong pipeline of activity for 2015
• Asset / Loan / Portfolio Sales
• Capital Expenditure by owners / investors
• New hotels to be built in Dublin – development considerations
Irish Merger Control and Hotel Transactions Maureen O’Neill Partner, EU & Antitrust Mason Hayes & Curran
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What’s changed?
On 31 October 2014, revised merger control regime came into effect Since that date … • 29 notifications have been made to the Commission • 7 relate to the hotel sector
1. Dalata / Clayton Hotel
2. Dalata / White’s Hotel
3. Dalata / Pillo Hotel
4. Dalata / Moran / Bewleys
5. LSF / Jurys
6. Atlantic / Charleville Park Hotel
7. Irish Property / Ballsbridge Hotel
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• Thresholds easily met
• Criminal sanctions for failure to file
• €8,000 filing fee
• Suspended completion pending clearance
• Transaction void without clearance
Merger control – Why should you care?
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When should you care about merger control?
A merger control filing requirement is triggered when:
• acquisition of shares or assets amounting to a change of
control … “decisive influence” is enough
• certain financial thresholds are met
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… outright
ownership not
necessary
The financial thresholds
A transaction that amounts to a “change of control” is notifiable where,
in the most recent financial year:
• combined turnover in the Republic of Ireland of the parties is not
less than €50 million; and
• turnover in the Republic of Ireland of each of at least two of the
parties is not less than €3 million.
CO: 6155969v3
Misconceptions about merger control to look out for …
1. The deal is only worth €X so why should we care?
Irrelevant to whether a deal triggers merger control rules … we look at turnover of the parties involved.
2. The parties are individuals not companies, so merger control can’t apply, right?
In certain circumstances, individuals are caught by the merger control
rules.
3. Wasn’t there a deal that was cleared in 2 weeks?
Unlikely in the extreme! Set timetable – At least 30 working days.
4. Presumably we can just close the deal while we wait for clearance?
No … not unless you want the transaction to be void!
Recap on why you should care about merger control
• Thresholds easily met
• Impact on closing timetable and failure to file is a criminal offence
• Transaction void if complete without clearance
The Industrial Relations Landscape Going Forward Ronnie Neville Partner, Employment Law & Benefits Mason Hayes & Curran
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Industrial Relations to Date
• Industrial Relations Acts 1946 – 2012.
• Commitment to legal abstention – “voluntarism”.
• No duty on employer to negotiate with a trade union.
• No requirement to recognise trade unions for collective bargaining.
• Article 11 European Convention on Human Rights: right to collective
bargaining is a fundamental right – not an absolute right: may be
regulated by contracting states.
Joint Labour Committees (“JLCs”)
• Established by the Labour Court.
• Regulate conditions of employment and minimum rates of pay for all
workers engaged in a type of activity to which the members of the
JLC are representative.
• Once approved, a JLC would submit proposals to the Labour Court
for an Employment Regulation Order (“ERO”).
• ERO sets down minimum rates of pay and terms and conditions.
• JLCs struck down as being unconstitutional: John Grace Fried
Chicken Ltd & Ors v Catering JLC & Ors [2011] IEHC 277.
Joint Labour Committees cntd.
IHF Judicial Review
• Proposals for re-establishing JLCs following Industrial Relations
(Amendment) Act 2012
• Proceedings adjourned between the parties – case re-affirmed
voluntary participation of parties needed for JLCs
Collective Bargaining in Ireland
• Collective bargaining encouraged and facilitated, only if the
employer voluntarily engages in such negotiations.
• Source of dissatisfaction for unions: Ireland’s voluntarist traditions
are at odds with international legal requirements / does not comply
with recent judgments of the European Court of Human Rights.
• Industrial Relations (Amendment) Acts 2001 – 2004.
• Employers exposed to action where they decline to recognise
unions.
Collective Bargaining in Ireland cntd.
• Ryanair v The Labour Court [2007] IESC 6 – limits the scope of the
Amendment Acts:
“it is not in dispute that as a matter of law Ryanair is perfectly
entitled not to deal with trade unions nor can a law be passed
compelling it to do so”.
New Legislation following the Industrial Relations (Amendment) Acts 2001 - 2004
• December 2014: to allow for an improved framework for workers
who seek to better their terms and conditions where collective
bargaining is not recognised by their employer.
• Key Reforms:
Definition of “Collective Bargaining”.
Guidelines to assist Labour Court to identify if internal
bargaining bodies are genuinely independent of their employer.
Clarity in the process of Trade Unions advancing a claim.
Policies and principles for the Labour Court to follow.
• Anticipated draft law by mid-2015.
Take Away
• There will be compulsory collective bargaining in some form
• New employment fora – Workplace Relations Bill 2014
What is TUPE and its application?
• European Communities (Protection of Employees and Transfer of
Undertakings) Regulations 2003
• Whenever there is a transfer of the ownership of an economic
entity from one employer to another which retains its identity
through the transfer
• N/A on share sale but may apply on sale of a business or part of a
business
• Also apply in insolvency situations, but not if compulsory wind-ups
So What?
• New owner of business automatically becomes employer of existing
employees
• Same T&C of Employment
• Exemption re Pensions
• Continued Service of Employees
• Continued Trade Union Representation
• Information and Consultation
• Complaint Mechanism Available
So What (cont’d)
• Cannot contract out of TUPE
• Dismissals void
• But ETO Defence
• Economic
• Technical
• Organisational
Take Away
• Tupe can apply to sale of the business, part of the business or even
sale of assets
• Need to identify if Tupe applies and if it does, do 2 things:
Follow the Tupe Regs
Do your due diligence