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K&E 18102752

James H.M. Sprayregen, P.C.


Paul M. Basta
KIRKLAND & ELLIS LLP
601 Lexington Avenue
New York, New York 10022-4611
Telephone: (212) 446-4800
Facsimile: (212) 446-4900

and

Anup Sathy, P.C.
Marc J. Carmel (admitted pro hac vice)
KIRKLAND & ELLIS LLP
300 North LaSalle
Chicago, Illinois 60654-3406
Telephone: (312) 862-2000
Facsimile: (312) 862-2200
Counsel to the Debtors and Debtors in Possession

UNITED STATES BANKRUPTCY COURT
SOUTHERN DISTRICT OF NEW YORK
)
In re: ) Chapter 11
)
INNKEEPERS USA TRUST, et al.,
1
) Case No. 10-13800 (SCC)
)
Debtors. ) Jointly Administered
)
DEBTORS OBJECTION TO MOTION OF BEST WESTERN
INTERNATIONAL, INC. FOR ORDER TERMINATING AUTOMATIC STAY
1

Innkeepers USA Trust and certain of its affiliates, as debtors and debtors in possession
(collectively, the Debtors), hereby submit this objection (the Objection) to Best Western
International, Inc.s (Best Western) Motion of Best Western International, Inc. for Order

1
The list of Debtors in these Chapter 11 Cases along with the last four digits of each Debtors federal tax
identification number can be found by visiting the Debtors restructuring website at
www.omnimgt.com/innkeepers or by contacting Omni Management Group, LLC at Innkeepers USA Trust c/o
Omni Management Group, LLC, 16161 Ventura Boulevard, Suite C, PMB 606, Encino, California 91436. The
location of the Debtors corporate headquarters and the service address for their affiliates is: c/o Innkeepers
USA, 340 Royal Poinciana Way, Suite 306, Palm Beach, Florida 33480.

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K&E 18102752
Terminating Automatic Stay [Docket No. 655] (the Best Western Motion). In support of this
Objection, the Debtors respectfully state as follows:
PRELIMINARY STATEMENT
The Best Western Motion seeks relief from the automatic stay without demonstrating the
requisite cause. The hotel at issue is operating well, the Debtors are paying amounts due under
the membership agreement, and the hotel is easily satisfying Best Westerns quality standards (as
indicated by recent quality assurance assessments). As already determined by the Court at the
November 11 hearing on Best Westerns prior motion, Best Western is no differently situated
than other contract counterparties whose contracts may be subject to a prepetition default, and
Best Western has not articulated any unique reason why the Debtors should not be able to
continue to enjoy the protection of the automatic stay and the opportunity to reorganize provided
by the Bankruptcy Code. Consequently, granting the relief requested likely would result in the
Debtors other contract counterparties bringing similar motions for relief, which could severely
hamper the Debtors ability to reorganize. Finally, as discussed herein, under the current terms
of the Debtors cash collateral and debtor-in-possession financing orders and agreements, the
ability to use the prepetition lenders cash collateral and to maintain their two debtor-in-
possession financing facilities is predicated on the Debtors maintaining the membership
agreement.
2
Granting the Best Western Motion and permitting Best Western to terminate the
membership agreement would, among other things, paralyze the Debtors business by cutting off
financing to maintain operations and complete certain capital expenditures, thereby damaging the
value of the Debtors property (potentially irreparably).

2
The Debtors have requested the necessary consents and waivers from the appropriate parties (Lehman ALI Inc.
(Lehman) and the lender (a Lehman affiliate) under the Lehman DIP Facility(as defined herein)), which
would avoid having the potential resolution of the Best Western Motion jeopardize the Debtors authority to use
cash collateral and borrow under the debtor-in-possession financing facilities. To date, Lehman and its affiliate
have not agreed to consent and waive their rights.

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K&E 18102752
Critical to the resolution of the Best Western Motion, Best Western has failed to
demonstrate a significant harm that is uniquely different than the harm suffered by the Debtors
other contract counterparties, nor has it demonstrated a harm that would justify risking the
Debtors restructuring, especially given that the hotel is performing well and the Debtors are
current with respect to postpetition financial obligations owed to Best Western. The Best
Western Motion, therefore, should be denied.
Background
1. In 2007, Debtor Grand Prix Floating Lessee LLC (the Lessee) and Best
Western entered into that certain Best Western International, Inc. Membership Application and
Agreement (the Membership Agreement) as part of the Debtors operation of the Best
Western West Palm Beach Airport Inn in West Palm Beach, Florida (the Property). The
Property is collateral under the Debtors prepetition floating rate mortgage loan agreement as
well as the debtor-in-possession financing agreement with a Lehman affiliate.
2. Best Western originally was aware of the Debtors non-compliance with certain
terms of the Membership Agreement approximately 18 months ago when Best Western sent the
Debtors a letter, dated June 16, 2009, a copy of which is attached hereto as Exhibit A. Nearly
two months later, on August 12, 2009, according to the Supplemental Affidavit in Support of
Motion of Best Western International, Inc.s Motion to Terminate Automatic Stay [Docket
No. 722] (the Supplemental Pollack Declaration), the Debtors still allegedly were not in
compliance with certain requirements of the Membership Agreement, including certain design
guidelines that specify, among other things, particular kinds of fixtures, furniture, and other
requirements that must be in place at a hotel that is part of the Best Western network. At that
time, Best Western was willing to grant the Debtors an additional eight months to come into

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K&E 18102752
compliance with such requirements, and the Debtors and Best Western documented this by
entering into a conditional extension agreement on August 12, 2009 (the Conditional
Extension). Supplemental Pollack Declaration at 6. The Conditional Extension required,
among other things, that the Debtors bring the Property into compliance with the design
guidelines or receive waivers from Best Western with respect to the design guidelines by April
12, 2010 (eight months later). Id. 7. Best Western did not inspect the Property for compliance
with the Conditional Extension until August 25, 2010 (more than four months after the
Conditional Extensions deadline), at which time Best Western became aware that the Debtors
still were allegedly not in compliance with the design guidelines. Id. at 10. Over two months
later, on November 2, 2010, the Best Western Motion was filed.
3

ARGUMENT
I. The Automatic Stay Is Fundamental to the Reorganization Process and a Party
Seeking Relief Therefrom Must Show Cause.
3. The broad protection of the automatic stay of section 362 of the Bankruptcy Code
extends to all matters that may have an effect on a debtors estate and is designed to relieve the
financial pressures that drove [the debtors] into bankruptcy. H.R. Rep. No. 95-595, at 340
(1977), reprinted in 1978 U.S.C.C.A.N. 5963, 6296-97; AP Indus. Inc. v. SN Phelps & Co. (In re
AP Indus., Inc.), 117 B.R. 789, 799 (Bankr. S.D.N.Y. 1990). It is designed to give the debtor a
breathing spell, an opportunity to rehabilitate its business and to enable the debtor to generate
revenue. See id. at 798; Teachers Ins. & Annuity Assn of Am. v. Butler, 803 F.2d 61, 65 (2d

3
By Best Westerns own admission, the automatic stay operates to prevent Best Western from terminating the
Membership Agreement. Best Western Motion at 8. And Best Western acknowledged that the Membership
Agreement is an executory contract, and the Court just ruled that there was not sufficient cause to compel the
Debtors to make a decision on this contract at this time in light of the Bankruptcy Codes general right for
debtors to wait until confirmation under section 365. See Hrg. Tr. at 811, In re Innkeepers USA Trust., No.
10-13800 (Bankr. S.D.N.Y. Nov. 11, 2010) (denying Best Westerns motion and stating that I dont believe
that anything that [Best Western has] identified is materially different from any of the concerns that any other
contract party would have in this Chapter 11 case or, frankly, in any other Chapter 11 case.).

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K&E 18102752
Cir. 1986). Given the importance of the automatic stay to facilitate successful reorganizations,
the United States Supreme Court has recognized that the automatic stay provision of the
Bankruptcy Code [is] one of the fundamental debtor protections provided by the bankruptcy
laws. Mid-Atlantic Natl Bank v. New Jersey Dept of Envtl. Prot., 474 U.S. 493, 503 (1986).
4. Section 362(d) provides that a party may be entitled to relief from the automatic
stay under certain limited circumstances, but only where the party seeking relief demonstrates
cause. 11 U.S.C. 362(d), (d)(1). In assessing whether a movant has shown cause for relief
from the automatic stay, courts in the Second Circuit consider (to the extent applicable) twelve
factors, which are called the Sonnax factors.
4
Here, because the Best Western Motion does not
seek relief to pursue external litigation, but rather to terminate valuable property rights of the
Debtors pursuant to a prepetition agreement, the relevant factors are: (a) the extent to which
relief from the automatic stay would interfere with the bankruptcy case and (b) the impact of the
automatic stay on the parties and the balance of harms. Both of these factors favor denying the
Best Western Motion.
II. Best Western Has Not and Cannot Demonstrate Cause for Which Relief from the
Automatic Stay May Be Granted.
5. The Best Western Motion makes no attempt to meet its burden to show cause for
relief from the automatic stay under Sonnax, as is required in this circuit. The Best Western
Motion does not even present, let alone analyze, the relevant Sonnax factors that the Court must

4
The Sonnax factors are: (1) lack of any connection with or interference with the bankruptcy case; (2) the
impact of the stay on the parties and the balance of harms; (3) whether relief would result in a partial or
complete resolution of the issues; (4)whether the other proceeding involves the debtor as a fiduciary;
(5) whether a specialized tribunal with the necessary expertise has been established to hear the cause of action;
(6) whether the debtors insurer has assumed full responsibility for defending it; (7) whether the action
primarily involves third parties; (8) whether litigation in another forum would prejudice the interests of other
creditors; (9) whether the judgment claim arising from the other action is subject to equitable subordination;
(10) whether movants success in the other proceeding would result in a judicial lien avoidable by the debtor;
(11) the interests of judicial economy and the expeditious and economical resolution of the litigation; and
(12) whether the parties are ready for trial in the other proceeding. See In re Sonnax, 907 F.2d 1280, 1285-86
(2d Cir. 1990).

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K&E 18102752
consider. Best Westerns approach, however, is not surprising. Given the devastating impact to
the Debtors restructuring that would result from termination of the Membership Agreement (as
discussed herein) and the relatively minor harm that Best Western may incur if the automatic
stay is kept in place (which the Debtors contend does not exist), there is little basis under the
applicable Sonnax factors to find cause justifying the relief sought.
A. The Property Is Performing Well and the Debtors Are Current with Respect
to the Fees Under the Membership Agreement.
6. The Debtors are current with respect to the membership fees owed to Best
Western, and the financial performance of the Property has not materially deteriorated since Best
Western originally asserted non-compliance with the Membership Agreement, nor has its
performance materially deteriorated since the petition date. In fact, since the petition date the
Property has scored well on Best Westerns quality assurance assessment,
5
generally improving
on the quality assurance assessment scores from the period before the petition date. The Debtors
have continued to operate the Property in compliance with all other requirements and standards
set forth in the Membership Agreement (e.g., quality and cleanliness assurance standards,
trademark licenses, business practices, etc.).
B. Best Western Has Not Demonstrated Any Significant, Unique Harm That
Justifies Depriving the Debtors of the Protections of the Automatic Stay.
7. Even if the Court denies the Best Western Motion, Best Western will experience
no more than minimal harm, which is important given that the appropriate standard requires a
balancing of the harms. The Debtors are proceeding expeditiously to restructure their enterprise.
During this time, Best Westerns interests are adequately protected given that Best Westerns
rights under the Membership Agreement and intellectual property rights are being afforded as

5
A copy of the Debtors most recent Best Western quality assurance assessment is attached hereto as Exhibit B.

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K&E 18102752
much protection within bankruptcy as they were outside of bankruptcy and such rights are being
afforded as much protection as those of any other counterparty to an executory contract with the
Debtors. The reasoning of the Best Western Motion would give counterparties to executory
contractsmany of which are subject to defaults by debtors at the time of a bankruptcy filing
significantly more rights than is contemplated by the Bankruptcy Code and deprive the Debtors
of their statutorily-provided breathing space.
6

8. Assuming that Best Western is suffering some harm due to the delay in Best
Westerns ability to exercise its contractual preferences (which the Debtors dispute), such delay
is not sufficient to establish cause to lift the automatic stay. See, e.g., In re Cardinal Indus.,
Inc., 116 B.R. 964, 983 (Bankr. S.D. Oh. 1990) (the delay of contractual or state law remedies
occurs in virtually every bankruptcy case; thus, if the mere assertion that delay of such a remedy
was sufficient to establish cause, the imposition of the stay to protect a debtor would prove
meaningless).
9. Any hardship stated by Best Western must be considered in conjunction with the
fact that that it allowed the Debtors eight months to address its concerns, then waited another
four months after the Conditional Extension deadline even to visit the Property, and then waited
an additional two months after that to file the Best Western Motion. Supplemental Pollack
Declaration at 6-7. Best Western essentially seeks better protection after the bankruptcy
filing than it was content to endure prior to the filing. In re Orlando Coals, Inc., 6 B.R. 721,
725 (Bankr. D.W.Va. 1980) (denying stay motion where creditor willingly tolerated nonpayment

6
Courts in the Second Circuit have agreed that it is the clear policy of the Bankruptcy Code to provide a debtor
with breathing space following the filing of a bankruptcy petition, continuing until the confirmation of a plan, in
which to assume or reject an executory contract. In re Enron Corp., 279 B.R. 695, 702 (Bankr. S.D.N.Y.
2002).

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noting that where the harm to the creditor is self-inflicted, the Court will not lift the stay based
on a finding of greater relative harm).
10. Further, if approved, the Best Western Motion is likely to have an unintended
ripple effect in the Debtors chapter 11 cases. The Debtors, obviously, have a large number of
executory contracts that are important to the operation of the Debtors business (and many of
these are subject to prepetition defaults). Allowing the relief requested would almost certainly
cause an avalanche of similar requests by contract counterparties for the automatic stay to be
lifted and require the Debtors to defend a multitude of motions like Best Westerns, which would
create an unnecessary distraction that could severely damage the Debtors reorganization efforts.
C. Granting Relief from the Automatic Stay Would Have a Significant Negative
Impact on the Debtors Due to Its Consequences to the Debtors Financing
Orders and Agreements.
11. As the Court is aware, following considerable negotiations with their prepetition
lenders and their two debtor-in-possession financing lenders and contested hearings, the Court
authorized the Debtors to (a) use the cash collateral of their prepetition secured lenders
7
to fund
operations and their restructuring and (b) borrow under two DIP financing facilities to finance
their property improvement plan obligations and capital expenditures.
8
Both results were
significant successes in the Debtors chapter 11 cases and enable the Debtors to preserve the

7
See Final Order Authorizing the Debtors to (i) Use the Adequate Protection Parties Cash Collateral and
(ii) Provide Adequate Protection to the Adequate Protection Parties Pursuant to 11 U.S.C. 361, 362, and
363 [Docket No. 402, as amended by Docket No. 539] (the Final Cash Collateral Order).
8
See Final Order Authorizing the Debtors to Obtain Postpetition Senior Secured Super-Priority Debtor-in-
Possession Financing from Five Mile Capital II Pooling International LLC Pursuant to 11 U.S.C. 105, 361,
362, 364(c), 364(d) and 364(e) [Docket No. 400] (the Five Mile DIP Order) approving that certain Senior
Secured Super-Priority Debtor-in-Possession Credit Agreement among certain of the Debtors and Five Mile
Capital II Pooling International LLC as Syndication Agent (the Five Mile DIP Agreement and, as
consummated, the Five Mile DIP Facility); Final Order Pursuant to Bankruptcy Code Sections 105, 361,
362, 363, 364 and 507(I) Authorizing Floating Rate Debtors to Obtain Postpetition Financing and (II) Granting
Liens and Super-Priority Claims [Docket No. 385, as amended by Docket No. 432] (the Lehman DIP
Order) approving that certain Senior Secured Super Priority Debtor-in-Possession Loan Agreement between
certain of the Debtors and Solar Finance Inc. as Lender (the Lehman DIP Agreement and, as consummated
together with the Five Mile DIP Agreement, the DIP Facilities).

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value of their assets and undertake a restructuring process that the Debtors believe will maximize
the value of the Debtors estates and maintain the Debtors business as a going-concern.
12. In the event that the Best Western Motion is granted and Best Western is
permitted to terminate the Debtors membership agreement, however, an event of default would
occur under the Lehman DIP Agreement.
9
A default under the Lehman DIP Agreement would
trigger a termination event under the Final Cash Collateral Order (applicable to Lehmans cash
collateral and to all of the Debtors other prepetition lenders cash collateral if Lehman
terminates the Debtors use of cash collateral)
10
and may result in a cross-default under the Five
Mile DIP Agreement.
11
Because of these defaults, the lenders under the DIP Facilities could
declare all of the Debtors obligations under the DIP Facilities due and payable, and, as a result,
all of the Debtors prepetition lenders potentially could terminate the use of their cash collateral
(even if Lehman had not terminated the Debtors use of cash collateral).
12


9
See, e.g., Lehman DIP Agreement at section 8.1(a)(v)(G) (providing that an event of default shall occur if any
Franchisor terminates any Franchise Agreement (or otherwise has the right to so terminate such Franchise
Agreement and has taken affirmative steps in such regard (including but not limited to proper delivery of notice
of intent to terminate)) upon any Property.); Lehman DIP Agreement at section 8.1(a)(xxii) (providing that an
event of default shall occur if Borrower/Operating Lessee terminates or cancels or allows to expire any
Franchise Agreement or operates any Individual Property under the name of any hotel chair or system other
than the hotel chain or system under which such Individual Property is operated as of the Closing Date, without
Lenders prior written consent.).
10
See, e.g., Final Cash Collateral Order at paragraph 10(a)(ix) (providing that a termination event shall occur
[w]ith respect to such Tranche of Debt, one or more franchisors have terminated franchise agreements relating
to hotels owned by the Debtors under such Tranche of Debt); Final Cash Collateral Order at paragraph
10(a)(xvii) (providing that a termination event shall occur, applicable to all lenders, if the Fixed Rate Lender or
the Floating Rate Lenders shall have terminated the applicable Debtors use of Cash Collateral.).
11
See, e.g., Five Mile DIP Agreement at section 6.1(f) (providing that an Event of Default shall occur if there
shall occur any default by any Borrower or Affiliate of Borrower under an Affiliate DIP Financing, unless
waived in writing by the other party to such Affiliate DIP Financing).
12
See Final Cash Collateral Order at paragraph 10(a)(xi) (providing that a termination event shall occur,
applicable to all lenders, if There shall have occurred and be continuing one or more events of default under
the Fixed Rate PIP DIP or the Floating Rate PIP DIP that, individually or in the aggregate, cause or permit the
lenders thereunder to cause the obligations under the Fixed Rate PIP DIP or the Floating Rate PIP DIP, as the
case may be, to become immediately due and payable.).

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13. The ultimate result could be a return of the Debtors to the position they were in as
of the petition date (with no authority to use cash, no prospects for satisfying their property
improvement plan obligations and other capital expenditures, and a long distance from a
confirmable, value-maximizing plan). As mentioned above, the Debtors have attempted to
secure the waivers and consents necessary to avoid this outcome, but have been unsuccessful.
Consequently, there is no doubt that granting the relief requested in the Best Western Motion
would interfere with the Debtors chapter 11 cases and that the harm that the Debtors would
experience far exceeds the relatively minor hurt that Best Western may continue to bear, if any,
if the automatic stay is preserved and the Debtors are allowed to pursue their restructuring
strategy.
D. Best Westerns Arguments Regarding the Debtors Ability to Assume the
Membership Agreement are Legally and Factually Misguided.
14. Best Western cites only one case, In re Commonwealth Mortgage, 148 B.R. 4
(Bankr. D. Conn. 1992), supporting its contention that Best Western is entitled to the requested
relief because the Debtors cannot assume or assign the Best Western Membership Agreement.
See Best Western Motion at 21. But because the facts of that case bear no relation to the facts
here, that courts conclusion there is not applicable. In Commonwealth Mortgage, the court
granted a state housing authority relief from the automatic stay to exercise its contractual right to
unilaterally terminate at any time. But, the Commonwealth Mortgage court reached its
conclusion specifically because there was no value to the estate in retaining any interest in the
Servicing Agreement. Commonwealth Mortgage, 148 B.R. at 7. Thus, lifting the automatic
stay had no negative impact on that debtors efforts to reorganize. In the Debtors case,
however, the benefit to the Debtors estates from retaining the Debtors interest in the
Membership Agreement is incalculably large, to the extent that the entire restructuring

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effectively depends on not terminating the Membership Agreement (and preserving the Debtors
access to cash collateral and the DIP Facilities) until the Debtors can complete their plan process
(or receive appropriate consents and waivers). As a result, the decision in Commonwealth
Mortgage does not support the relief sought and instead highlights the important reasons for
denying the Best Western Motion.
15. Further, Best Westerns reliance on Commonwealth Mortgage is premised on
Best Westerns assertion that the Debtors cannot assume the Membership Agreement.
13
This is a
false premise.
14
Regardless, when the Debtors chapter 11 cases progress to a point where they
are making a decision whether to assume or reject the Membership Agreement, Best Western
will retain all of its rights to dispute the Debtors ability to assume the Membership Agreement
or cure certain defaults.

13
Notably, Best Westerns Amended Motion for Order Limiting Time Within Which Debtor Must Assume or
Reject Executory Contract [Docket No. 219], which was denied by the Court on November 18, 2010 [Docket
No. 720], was premised on the idea that the Debtors determine whether they wanted to assume the Membership
Agreement.
14
First, contrary to assertions made in paragraphs 21-26 of the Best Western Motion, the Debtors are able to
assume the Membership Agreement, even if the Debtors may arguably not be entitled to assign the Membership
Agreement to a third party under applicable law without the consent of Best Western. The Court should follow
well-reasoned cases in this district that have adopted the actual test approach, which provides that whether or
not applicable law precludes assignment to a third party does not affect whether the debtor can assume it. See
In re Adelphia Commncn Corp., 359 B.R. 65, 72 (Bankr. S.D.N.Y. 2007) (Gerber, J.); In re Footstar Inc., 323
B.R. 566, 573 (Bankr. S.D.N.Y. 2005) (Hardin, J.). Second, the Debtors submit that they can assume the
Membership Agreement, despite the prepetition defaults, pursuant to section 365(b)(1) by (a) complying with
any non-fulfilled (or non-waived) requirements of the Conditional Extension, (b) compensating, or providing
adequate assurance that the Debtors will compensate, Best Western for any pecuniary loss relating to the
Debtors non-compliance with the Conditional Extension and Membership Agreement, and (c) providing
adequate assurance of the Debtors future performance under the Membership Agreement. The Conditional
Extension only provides that the Membership Agreement may be canceled automatically upon verification of
non-compliance with any of the conditions. Conditional Extension at 1 (emphasis added). Because Best
Western took no steps to verify the Debtors compliance with the terms of the Conditional Extension until after
the petition date and did not actually terminate the Membership Agreement, the Debtors still had the ability, as
of the petition date, to comply with all terms of the Conditional Extension and maintain the Membership
Agreement. Since, as of the petition date, the Membership Agreement was executory and subject to the cure
rights and terms of the Conditional Extension, section 365(d)(2) extends such cure period to any time prior to
confirmation of a plan of reorganization. See In re Masterworks, Inc., 100 B.R. 149, 151-2 (Bankr. D. Conn.
1989) (where right to cure a default existed as of the petition date, section 365(d)(2) extends the period to cure
the default until confirmation regardless of whatever date such right originally was set to expire); see also In re
St. Casimir Development Corp., 358 B.R. 24, 43-44 (Bankr. S.D.N.Y. 2007) (agreeing with Masterworks
interpretation of section 365(d)(2) in context of a bankruptcy filing before a cure period had expired).

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CONCLUSION
For the reasons discussed herein, the Debtors respectfully request that the Court deny the
Best Western Motion.
New York, New York /s/ Paul M. Basta
Dated: December 10, 2010 James H.M. Sprayregen, P.C.
Paul M. Basta
KIRKLAND & ELLIS LLP
601 Lexington Avenue
New York, New York 10022-4611
Telephone: (212) 446-4800
Facsimile: (212) 446-4900

and

Anup Sathy, P.C.
Marc J. Carmel (admitted pro hac vice)
KIRKLAND & ELLIS LLP
300 North LaSalle
Chicago, Illinois 60654-3406
Telephone: (312) 862-2000
Facsimile: (312) 862-2200

Counsel to the Debtors and
Debtors in Possession



K&E 18102752
Exhibit A

Best Westerns June 16, 2009 Letter
03/31/2010 15:21 5515552319
June 16, 2009
Mr. Marc Winer
Island Hospitality Management, Inc.
50 Cocoanut Row, Suite 200
Palm Beach, FL 33480-4027
RE: Best Western West Palm Beach Airport
West Palm Beach, FL
MemberNo: 10357
Dear Mr. Winer:
INNKEEPERS
EXPRESS
PAGE 01/21
fllla
g)
Best Western
International, Inc.
6?.01 North 24th Parkway
Phoenix, t>Z 85016 USA
T ~ l 602.967.4200
R!iiservatlons
1-SOO. WESTERN or
bestwestem.com
The Board of Directors has grounds to cancel your Best Western membership because the
June 11, 2009 assessment reports indicates a Guest Rooms/Public Areas Quality Assurance
Assessment score ofless than 800 points was attained. This is the second substandard score
attained within the past 18 months.
Additionally, the property's customer care complaint ratio is .08148 and is currently perfonning
in the bottom 40 percent of the entire Best Western system. Note: This rating is based on
reports dated May, 2009. The current status of the property's ratings will be provided at the time
of the Board review.
The Board will take official action at an upcoming meeting to either cancel your membership or
grant a conditional extension of your membership. Best Western will conduct a mandatory
design inspection of the property before the Board meets and will charge a non-refundable
$2,500.00 on your next monthly billing. If your membership is cancelled, your fees and dues for
the remainder of the fiscal year wlll become due immediately. (See Article II, Section 5 (B) of
the Best Western Bylaws).
You are entitled to request a personal Hearing before the Board during which you may use up to
30 minutes to make a presentation showing cause why your membership should not be cancelled
and to present contrary evidence if you think the Board's information is incorrect or unfounded.
(See Article II, Section 8 ofthe Best Western Bylaws and Chapters XI and XII of the Rules &
Regulations.) If you want to come to Phoenix for a Hearing you must request the Hearing in
writing by certified or express mail received by Best Western within IS days of the date of this
letter. The Hearing request should be sent to my attention at 6201 N. 24
11
' Parkway, Phoenix,
Arizona 85016. To help ensure that the Directors have maximum time to review your situation,
we recommend that you submit a detailed corrective action plan with your Hearing request. You
may still submit additional written and/or digital material up to three days before the Hearing. In
additi.on, Rule 1200.5 Band C describe information that must be submitted to Best Western at
least three days before the Hearing.
It is not necessary for you to come to Phoenix for a Bearing in order for you to present material
to the Board for its consideration. You may submit material to the Board without a Bearing.
The Board will consider the material if it is received at least three days before it meets.
THE WORLD'S LARGEST HOTEL CHAIN'"
03/31/2010 16:21 5515552319
Best Western West Palm Beach Airport
West Palm Beach, FL
MemberNo: 10357
June 16, 2009
Page 2 of3
I NNI<EEPERS
PAGE 02/21
Generally, presentations to the Board, whether written, digital or oral, include (i) an explanation
of why the member believes the grounds for cancellation are invalid or incorrect, (ii) short term
and long terms action plans for correcting deficiencies, (iii) details about ownership involvement
and management of the property, and key staffing, and (iv) any other information the member
would like the Board to consider. Corrective action plans generally describe actions being taken
to correct deficiencies, including any planned renovation of the property. Renovation plans
should be properly supported by such things as building plans, color boards, signed purchase
orders, financing information and timeframes for commencement and completion. The Board
will consider these things when determining if it should cancel your membership or grant a
conditional extension.
If you want to use Best Western's design services prior to the Board of Directors reviewing your
membership, please read the enclosed Important Notice describing those services.
The Board will review the material you provide even if you do not request a Hearing. The Board
may also consider other information it considers relevant such as your quality, customer care and
payment history with Best Western, and the sufficiency of and financial and management
commitment to your corrective action plan.
If you are granted a conditional extension of your membership, the tenus of the extension will
require action beyond simply correcting the current deficiencies. You will also be required to do
such things as pay an extension administration fee; score at least 875 points on your next three
assessments; meet accelerated deadlines for design compliance (current and enhanced standards)
and brand identity compliance; meet accelerated deadlines for installing a Best Western
compliant twoway interface and SpeedLinks high speed internet access; and ensure that you and
your staff attend meetings such as the Best Western Annual Convention, District Meetings and
General Manager and Voting Member training.
This is a very serious matter. If your membership is cancelled you wi.ll no longer be able to
operate as a Best Western or use its marks and logos. The Board has the sole discretion to cancel
your membership. You should consider contacting your Best Western District Manager to
discuss this.
I have enclosed a copy of your most recent assessment and a CD containing assessment
photographs to help you plan your course of action.
If you come to Phoenix, it is recommended that you also schedule an appointment prior to the
hearing with our Design Department, here in Phoenix, to discuss the property's current design
requirements. Please contact Mr. Steve Willian1s, Director, Design Department, at (602) 957-
5526, should you decide to meet with a Design Representative.
03/31/2010 15:21 5515552319
Best Western West Palm Beach Airport
West Palm Beach, FL
Member No: 10357
June 16, 2009
Page 3 of3
INNKEEPERS
lf you have any questions, please call me at (602) 957-5835 or send an e-mail to
cheryl.pollack@bestwestem.com.
CP/mac
Enclosures
cc; Best Westem Governor (4-11)
Lehman Brothers lnc.
PAGE 03/21
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PAGE 04/21
Summary Report
North American Quality Assurance Assessment
Assessment Date: 6/11/2D091:01:09PM
Property Number: 10357
Property Name: BIW West Palm Seach Airport
City, State/Province: Weol Palm Beaoh, FLORIDA
Room (Unit) Count: 135
Regional Ser'Yice Manager: Kathi Schilling
I Brand Standards lao 1940 I
Pt Loss Score
Guest Room Public Areas Assessment
Clean Maint Capital U_l)_date Missinq PI Loss Score
Guest Rooms
84 18 66 0 0 168
Guest Bathrooms
26 45 39 0 0 110
Public Areas
0 5 0 0 0 5
Totals 110 68 105 0 0 283 717
GRPA Area With Marginal Point Loss Added
717
Supplemental Facilities Facilltv Name
Clean Maint Capital Update Missing Pt Loss Score
Restaurant/Breakfast Room 6reakrast 0 ~ 5 0 N/A 0 25 975
Bar/Lounoe Not Aoollcablo 0 0 0 N/A 0 0 0
Swimmlna Pool/Leisure/Sea Outdoor 0 25 0 N/A 0 25 975
Other Courtesy Van 0 0 0 N/A 0 0 1000
Nnn" Not Aoolioabto 0 0 lo N!A 0 _Q_ 0
Non" Not Aooticable 0 lo lo N/A 0 lo 0
Averages 0.00 16.67 0.00 0 0.00 0 983.33
Staff Perfo!'mance Au_essmentSummanL Attitude Comoetence Pt L o s ~ score
Hotel 0 0 0 1000
Suoolemental Facilities N/A N/A N/A N/A
Brand ldentitv Assessment Summarv Pt Loss score
Brand ldentltv Cateaorv One 0 1000
Brand ldentitv Cateaorv Two 0 1000
I Locking Devices
Guest Satisfaction Value
Guest Satisfaction Survo:>v Score 9.14
Customer Care Ratio .08
03/31/2010 15:21
5515552319
INNKEEPERS
North American Property Update
Best Western North American Quality Assurance System
Prop.#:
Property Name:
10357
B/W West Palm Beach
Airport
Advance Notice to Property:
24 Hour Notice
Person Notlticd:
Aleshia
Time Notified:
Assessment Date: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
Name of Sr. Person (and title) on Site Assessment?
Mark Quintero
Emnil Address of Sr .. Person from Site Assessment
mquintero@ihcorp.com
Voting Member Present for Assessment:
No
Nnme of General Manager:
John Wiseman
Proof of GM E&T Departmental certification'/
No
Started April 17, 2009
What is the renewal date for the E&T Certification for the current GM?
6/1112009
Not yet attended
Amount of points currently aquired by GM for E&T recertification?
0
Name of Housekeeping Manager:
Maria
Proof of Housekeeping i\Ianagcr E&T Departmental ccrtilic:nion'!
No
:\'a me of Maintenance :\lanagcr:
Maria Rios
Name of I CARE Program Champion:
Steven Jairam
Proof of I Care Champion E&T Dcpnrtmcntal
Yes
PAGE 05/21
03/31/2010 16:21
5515552319
I NNI<EEPER5
North American Property Update
Best Western North American Quality Assurance System
Prop.#:
Property N:1mc:
10357
B/W West Palm Beach
Airport
Name of all Front Desk employees?
Asscssrneut Date: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
Proof of Front Desk Employees E&T Departmental certification'?
No
Names of Participants & Position Titles:
John Wiseman GM
Steten Jairam AGM
Maria E.r:eculite housekeeper
Mark Quimero Regional Director q{'Opcrations Islam/ Hospitality
Improvements at Property:
parking lot sealed tmd striped all new parking stops
Stained all walhvays and corrected damaged 'weas
All new t11b crout
ReplciCed 47 fit!/ length mirrors
7 new vanities
All carpet cleaned by professiOiwl comp,my
Upgraded all landscaping
Replaced damctged ceiling tiles in lobby
All new handicap signs cmd poles
Repairs to sign facing on blw I'Oad sign
Plnnncd Improvements at Property:
Work in Progress:
Guest Score
9.14
JVeh survtn:v 7.67 ll'ith 213 respo11ses
Co111ment nml Slll"l'oys 9.63 willt 665 l'e.l'pr>!t.\'es
Customer Care Ratio
.08
Design Progress l!pdntc:
PAGE 05/21
2
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INNKEEPERS
PAGE 07/21
Nortb American Property Update
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Room Count:
10357
Bf\N West Palm Beach
Airport
Room cmmt remai11s 1mclnmged m 135
Housekeeping status of all rooms assessed:
Assessment Dnte: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
Thr:fol!olring rooms assessed as mca!tl and clecm:310 330 323 201 210 247 242 140 114 117
Rooms that Bedding was Assessed:
Beds were turned down cmd c1ssessed in t/u.tfo!loll'illg guest rooms: 310 330 323 201 210
247 242 /40 J/4 117
General Comments:
Consider correcting all issues identified during the assessment, not just items noted on
today's report. Use today's assessment as a training tool and discuss the results at your next
departmental meeting. Continue with planned improvements, and follow a appropriate capital
budget action plan.
Reassessed Rooms
Ontoday's assessment no rooms were identified jar additio,wl IW1sscssment during the next
QA visit.
Response Visit Status
Not Required
h this a critical care program visit?
No
GRPA Marginal Calls Overview
Please provide a detailed explanation if GRPA score is 100 points hif,!;hCr or lower than
the previous assessment. -
Major revenue recommendations hy Rncnue that heing followed by the property:
3
03/31/2010 16:21
5515552319
I NNI<EEPERS
North American GUEST ROOMS QA Assessment Report
Best Western North American Quality Assurance System
Prop.#: 10357 Assessment Date: 6/11/2009 1:01:09 PM
Property Name: B/W West Palm Beach
Airport
Assessor: Kathi Schilling
DESCRIPTION ROOM# I COMMENTS
Bed Coyerinr.:s. Linens, and Pillows
Clean Sheet stained and hair on blcmket 32 J
Hairs on blanket and sheet 201
hair on sheet 144 114
Replace Holes in spread 330 117
Goodt
Clean Dra\\'er has large slai!l 117
I,igl!ts, Ligblin2, Lnmll Shades
Replace Lamp shctde damaged 310
Lamp base had{v worn 144
Seating
Repair Sofa arm has hole I 14
Clwir legs sczrffed and wom 117
Windows, Coverings, frames,
Clean Sheer stained 144
Rep/ace Drape backing damaged 111
Total Guest Bedroom Point Loss
Poim L(1.1s
4 X 18
;
2 X 15 =
1 X 6
=
2 X 12
=
2 X 9
"'
1 X 6 =
1 X 12 =
PAGE 08/21
72
30
6
24
18
6
12
168
03/31/2010 16:21
5515552319
I NNI<EEPERS
North American GUEST BATHROOM OA Assessment Report
Best Western North American Quality Assurance System
Prop.#: 10357 ,\ssessn1errt Dntc: 6/11/2009 1:01:09 PM
Property Name: B/W West Palm Beach
Airport
Assessor: Kathi Schilling
DESCRIPTION ROOM#ICOMMNTS
,\ccessorJes, Anchor Bolt Covers. Supplies. Miscellaneous
Clean Hair on ice
Chrome fAll Bath Vanitv Chrome !temsl
Clean Sink drain ring has build up J.t 7
l!lb drain has substance stopper
and drai11ring 144
Replace Sink and tub drain ring tamished ,mdi or
piued 310114
Floor (Carpet. Vinyl, Tile, etc.)
Clean Moderate Toilet grout stained 323
Repair Toilet caulking cracki11g 201
Mirro(
Repair
Toilet Seat. Bowl. Tank
Replace
Vaoity. Cougter. Wasb Basin
Toilet cattlking and discolored I 44
Full length mirror on door desilvering I 14
toili!t lank cover crcrcked 330
Repair Wash basin several scratches I 17
Total Guest Bathroom Point Loss
X 2 "'
2 X 6 =
2 X 12 =
1 X 12 :::
2 X 12 "'
X 9
X 15 =
1 X 12 :::
PAGE 09/21
2
12
24
12
24
9
15
12
llO
03/31/2010 16:21 5515552319
INNKEEPERS
North American PUBLIC AREAS QA Assessment Report
Best Western North American Quality Assurance System
Prop.#: 10357 Assessment Date: 6/11/20091:01:09 PM
Property Name: Bf\N West Palm Beach
Airport
Assessor: Kathi Schilling
DESCRIPTION ROO,\ I# I COMMENTS Pol Ill Losl'
Walkways. Stairways. Patjos Including Li'htjng, Accessories
Repair Jlre bo.res rusty
Total Public Areas Point loss
PAGE 10/21
5
5
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5515552319
INNKEEPERS
PAGE 11/21
N.A. Supplemental Facilities Restaurant/Breakfast Room QA Report
Best Western North American Quality Assurance System
Prop.#:
Property
Nmne of Facility:
Dt:SCRIPTION
10357
BNV West Palm Beach
Airport
Breakfast
Ceilings. Vents, Walls, Partitions. fences
Repair
W"/1 scuffed
Total Restaurant/Breakfast Room Point Loss
Assessment Date: 6/11/2009 1:01:09 PM
Assessor; Kathi Schilling
Point
25
25
03/31/2010 16:21
5515552319
I NNI<EEPERS
North American Supplemental Facilities Bar/Lounge OA Report
Best Western North American Quality Assurance System
Prop.#: 1 0357
Property :-<a me: BIW West Palm Beach
Airport
:"'ame or facility: Unknown
Assessment Date: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
PAGE 12/21
DESCRIPTION P11i11l Lo.s
T o t ~ I Bar/Lounge Point Loss 0
2
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INNKEEPERS
PAGE 13/21
North American Supplemental Facilities Pool/Leisure/Spa OA Report
Best Western North American Quality Assurance System
Prop.#: 10357
Property Name: 8/W West Palm Beach
Airport
N11me of Facility:
DESCRIPTION
Seating
Repair
Outdoor
lozmge chair showing some wear
Total Pooi/Leisu rc/Spa Facility Point Loss
Assessment D!Hc: 6/11/20091:01:09 PM
Assessor: Kathi Schilling
Poi11/ L(!SS
25
25
3
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5515552319
I NNI<EEPERS
North American Supplemental Facilties- Other
Best Western North American Quality Assurance System
Prop.#:
Property N:tme:
:\fame of y,,ciJity:
DESCRlPTJON
10357
8/W West Palm Beach
Airport
Courtesy \';m
Total Other Point Loss
Assessmeut Date: 6/11/2009 1:01:09 PM
A s s ~ s s o r : Kethi Schilling
PAGE 14/21
0
4
03/31/2010 15:21 5515552319
INNKEEPERS
North American Supplemental Facilties ~ 0
Best Western North American Quality Assurance System
Prop.#: 10357
Property Name: 8/W West Palm Beach
Airport
Name of Facility: Unknown
Assessment Date: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
PAGE 15/21
DESCRIPTION Poi/11 LtiSS
Totnl 0 Point Loss
0
5
03/31/2010 16:21
5515552319
INNKEEPERS
North American Supplemental Facilties- 0
Best Western North American Quality Assurance System
Prop.#: 10357
Property Name: 8/W West Palm Beach
Airport
Name of facility: Unknown
Assessment Dute: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
PAGE 15/21
DESCRIPTfON Point LtJss
T o t > ~ l 0 Point Loss 0
6
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5515552319
INNKEEPERS
North American Hotel Staff Performance QA Assessment Report
Best Western North American Quality Assurance System
Prop.#: 10357
Property l'lnme: BfW West Palm Beach
Airport
DESCRIPTION
Total Hotel Staff Performance Point Loss
Assessment Date: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
Point L o ~ s
0
PAGE 17/21
Calls
03/31/2010 16:21
5515552319
INNKEEPERS
North American Brand Standards QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Nnme:
10357
8/W West Palm Beach
Airport
Assessment Dutc: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
PAGE 18/21
DESCRIPTION ROOM# I COMMENTS Paim Lass
Criticgl Brand Standards
High Speed Internet Access
Tilfal Critical Bra11J Standards Poilllloss
Guest Ronms
Bedding is appropriate size for bed
Total Guest Rooms P1Jint Loss
Total Minimum Standards Point Loss
On 6/11/09 Tested High speed
@12:56 pm download 1456,
upload 1461.
On May 3, 2009 changed plan
with IBAHN to all free service.
Marginal old tents in room
advertising 2 options. Remove
ASAP .. High speed tech support
is listed in the guest directory
Bedspread too long touching floor
323
0
0
60
60
60
03/31/2010 15:21
5515552319
INNKEEPERS
North American Brand Identity QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property
10357
BM/ West Palm Beach
Airport
Assessment Date: 611112009 1:01.:09 PM
Assessor: Kathi Schilling
PAGE 19/21
DESCRIPTION ROOM #/COMMENTS Palm Lei.>.<
One Issues
Advertising (Print Media), airport
duratrans, billboards, brochures,
courtesy vehicles, distorted logos,
exterior signs, flags, highway logo
panels, post cards, rack cards, sales
folders, old logo visible
Tt!la! Catl/gory 011e /ssltes Poi11t Loss
Category Two Issues
Murginal. Remol'e non
comp/iam logos prior to next
assessment. The logo on room
map is on yellow paper, Logo 011
papa john advel'/ising is
distorted. Points will be deducted
on next assessment if not
corrected. Logo on Guest
Directory is reversed to be
corrected upon replacement.
All Best Western logos must include the Logo on gur?stroom map does not
. have a registered trademark.
Total Cftlegory Two Issues Prl/111 Loss
Tit is item has been printed since
requirement date. Correct prior
to next assessment to avoid point
loss.
0
0
()
0
03/31/2010 15:21
5515552319
INNKEEPERS
North American Locking Device OkAssessment Report
Best Western North American Quality Assurance System
Prop.#: 10357
Properly Name: BfW West Palm Beach
Airport
Assessment Date: 6/11/2009 1:01:09 PM
Assessor: Kathi Schilling
PAGE 20/21
If any entrance door locks are inoperable, the guest room shall be placed "OUT OF
SERVICE" and not rented until the lock is repaired. Any locking device or door that is non
complying is to be corrected within 30 days from the report (assessment) date. New
members and conditional applicants must comply prior to operating as a Best Western.
Failure to advise Member Operations Support within this time frame to indicate compliance
with Best Western's requirements will result in action which could affect your membership
with Best Western. For a complete listing of Best Western's locking device and door
requirements, refer to Best Western's Rules and Regulations, Chapter VII, sections 700.25
through 700.32.
DESCRIPTION Nmt-G!mpf if11tl
This Property Complies With All Locking Device Requirements Compliant
03/31/2010 16:21
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I NNI<EEPERS
PAGE 21/21
IIEAHING I!NCLOSURE
IMPORTANT NOTICE
If you wish to seck Design assistance prior to the hearing you
must choose one or more of the following Design options.
I) Complete Design requirements using Best Western's Design Service Department.
A contract is created to begin exploration of the scope of work to address Design deficiencies.
Upon n:ccipt of a signed contract, a non-refundable processing fcc of US $850.00 will be
billed to your account. This fee will be applied to a maximum of the tirst ten hours of services.
Upon determination of estimated Design hours needed to accomplish scope of work, and if you
choose to proceed with Design Services, you would be required to sign a contract and prepay
lil'!y percent (50%) of the estimated Design hours required to complete the project. This fee is
refundable less the value of any services rendered if the membership is terminated.
2) Complete Design requirements using an "outside design service".
If you choose to usc an outside Design service, all FF&E proposals must be reviewed and
approved by Best Western Design. Ikst Western Design will only perform these services (such
having the FF&E D<;:signcr and/or Architect review, approve and monitor FF&E submittals)
upon receipt of a request to do so. At that time your account will be billed in the amount of US
$850.00 which is a processing fee for this review and service.
I r you choose to pun:hase a Best Western Design gucstroom and/or public space package .. your
account will be billed US $850.00 to compensate Best Western Supply f'(lr l 0 hours of time for
processing u collection of nu:asurcmcnts/quantitics or product etc. Additional design hours
may be billed if any customization is rcqucstcJ or necessary.
Unless noted otherwise in this Pt,licy, th.: fees flu these Dl,sign nrc non-ncgoti<Jblc ond
notHd"tmdJblc. Please contnct the lkst Western Department to request 11hich tlption }\lll
11ish to select at this time. L:pon receipt of your request we 11ill autlwrizc tllc !lest \Vcstcm ,.\c-
counting Deportment to charge your account fbr these sen ices.
l'kasc t1C1lc one or all nptinns will be rcqltircd Jcpcnding on the swp..: of your nccJs if a cont.li-
tional cxtcnsiott is approved.
lk.st ... !t.t'll lntl.'l'n;nlonullnc
620 I N 21th Park'"'Y
i\Z 85016
Best Design S<.:l'viccs
l'llunc:
Fa.x: (io:l-957S'J7.9

K&E 18102752
Exhibit B

Debtors August 25, 2010 Quality Assurance Assessment
Assessment Date:
Property Number:
Property Name:
City, State/Province:
Room (Unit) Count:
Regional Service Manager:
North American Quality Assurance Assessment
Summary Report
Pt Loss Score
Brand Standards Requirements
Guest Room - Public Areas Assessment
Guest Rooms
Guest Bathrooms
Public Areas
Clean Maint Capital Update Missing Pt Loss Score
Totals
GRPA Area With Marginal Point Loss Added
Supplemental Facilities
Restaurant/Breakfast Room
Bar/Lounge
Swimming Pool/Leisure/Spa
Facility Name Clean Maint Capital Update Missing Pt Loss Score
Averages
Staff Performance Assessment Summary
Hotel
Supplemental Facilities
Attitude Competence Pt Loss Score
Brand Identity Assessment Summary
Brand Identity Category One
Brand Identity Category Two
Pt Loss Score
Comply Locking Devices
Guest Satisfaction
Guest Satisfaction Survey Score
Customer Care Ratio
Value
8/25/2010 12:00:25 PM
10357
B/W West Palm Beach Airport
West Palm Beach, FLORIDA
135
Leonard Cardile, CHA
0 1000
Brand Standards Amenities
0 1000
0 18 24 0 0 42
0 6 33 0 0 39
0 10 10 0 0 20
0 34 67 0 0 101 899
899
breakfast area 0 25 0 N/A 0 25 975
Not Applicable 0 0 0 N/A 0 0 0
outdoor 0 0 0 N/A 0 0 1000
None Not Applicable 0 0 0 N/A 0 0 0
None Not Applicable 0 0 0 N/A 0 0 0
None Not Applicable 0 0 0 N/A 0 0 0
0.00 12.50 0.00 0 0.00 0 987.50
0 0 0 1000
N/A N/A N/A N/A
0 1000
0 1000
Yes
8.42
.04444
1
North American Property Update
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
Advance Notice to Property:
24 Hour Notice
Person Notified:
Dee, FD
Time Notified:
.9am
Name of Sr. Person (and title) on Site Assessment?
Jacquie Edman,GM
Email Address of Sr. Person from Site Assessment
10357@hotel.bestwestern.com
Voting Member Present for Assessment:
Yes
Name of General Manager:
Jacquie Edman
Has the GM changed since the last assessment?
No - same GM in place.
What is the GM's most recent certification date?
3/22/2010
What is the renewal date for the E&T Certification for the current GM?
3/22/2013
Amount of points currently aquired by GM for E&T recertification?
3
Name of I CARE Program Champion:
Jacquie Edman,GM
Proof of I Care Champion E&T Departmental certification?
Yes
Name of Front Office Manager.
Aleshia Palmer
Names of front desk staff.
Engrid, Jacquie, Ana
Dee, Aleshia,
Allan
1
North American Property Update
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
Proof of all Front Desk staff E&T Departmental certification?
Yes
Names of Participants & Position Titles:
.
Jacquie Edman- General Manager
Management Company RepresentativeJohn Marques- VP Operations
Marc Winer- Voting Member
Kamal Ahmed- Regional Director Of Operations
Recent Improvements at Property:
.
add and installed new pillows in guest rooms
installed new one cup coffee makers in all rooms
Planned Improvements at Property:
.
install new bedding replace bedspreads,
replace all TV to flat screen
Work in Progress:
.
The work in progress rules were explained and today there is no work in progress.
Guest Satisfaction Score
8.42
Customer Care Ratio
.04444
Design Progress Update:
.
The current design report was updated and photos were submitted.
Room Count:
.
Room count remains unchanged at135
Housekeeping status of all rooms assessed:
.,
The following rooms were assessed as vacant and clean:124,135,145,203,211,241,248,303,
319,338
2
North American Property Update
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
Rooms that Bedding was Assessed:
,
Beds were viewed, turned down and assessed in the following guest rooms:241,248,303,319,338
General Comments:
Consider correcting all issues identified during the assessment, not just items noted on
today's report. Use today's assessment as a training tool and discuss the results at your next
departmental meeting. Continue with planned improvements, and follow a appropriate capital
budget action plan.
The Hotel Staff Performance Report used today will be replaced on December 1, 2010 with the
Service Evaluation Report. An unofficial practice Service Evaluation Report was left at the
property today on which your property would have lost points if conditions today exist after
December 1. 2010. Use the practice report as a guide to train your staff to comply with the
requirement.An unofficial practice Service Evaluation Report was left at the property today. This
will become effective December 1, 2010.
Reassessed Rooms
,
On today's assessment no rooms were identified for additional reassessment during the next official
QA visit.
Rapid Response Visit Status
Not Required
Is this a critical care program visit?
No
Marginal Point Total - GRPA Area Only
0
GRPA Marginal Calls Overview
,
Please provide a detailed explanation if today's GRPA score is 100 points higher or lower than
the previous assessment.
.
Major revenue recommendations by Revenue Manager that are being followed by the property:
.
33
North American GUEST ROOMS QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
DESCRIPTION ROOM # / COMMENTS Point Loss
Case Goods
Repair - Minor burn in night stand laminate top-241 1 X 3 = 3
Repair - Moderate worn area on edge of case goods, 135 1 X 6 = 6
Doors, Frames and Hardware
Repair paint peeling on door surface, 203 1 X 9 = 9
Kitchen Area (Equipment) - All
Replace dent in microwave , 338 1 X 12 = 12
Lights, Lighting, Lamp Shades
Replace holes in lamp shade, 303 1 X 12 = 12
Total Guest Bedroom Point Loss 42
11
North American GUEST BATHROOM QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
DESCRIPTION ROOM # / COMMENTS Point Loss
Accessories, Anchor Bolt Covers, Supplies, Miscellaneous
Replace ice tray has knife marks in surface , 303 1 X 6 = 6
Ceilings
Repair - Moderate crack in ceiling, 135 1 X 6 = 6
Chrome 2 (Towel bars, tissue covers, escutcheons plates near toilets, shower rods, etc)
Replace pitted , rust , drain ring, 211, 248 2 X 6 = 12
Vanity, Counter, Wash Basin
Replace discolored damaged vanity surface, 145 1 X 15 = 15
Total Guest Bathroom Point Loss 39
11
North American PUBLIC AREAS QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
DESCRIPTION ROOM # / COMMENTS Point Loss
Lobby (Accessories, Front Desk, Fixtures, Furnishings, Lighting, Ceilings, Doors, Flooring,
Walls, Window Coverings, Vents, Odor)
Repair spotted tiles in lobby 5
Parking Lot, Trash Areas, Delivery, Other Equip/Service Areas, Parking Lot Lighting
Replace damaged car stops 10
Signage (Exterior BW logoed property signs)
Repair crack in seam on BW sign at end of road 5
Total Public Areas Point Loss 20
11
N.A. Supplemental Facilities Restaurant/Breakfast Room QA Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
Name of Facility: breakfast area
DESCRIPTION Point Loss
Seating
Repair 25
worn edges on upholstery and wood edge are wearing
Total Restaurant/Breakfast Room Point Loss 25
1
North American Supplemental Facilities Pool/Leisure/Spa QA Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
Name of Facility: outdoor
DESCRIPTION Point Loss
Total Pool/Leisure/Spa Facility Point Loss 0
2
North American Hotel Staff Performance QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
DESCRIPTION Point Loss Calls
Total Hotel Staff Performance Point Loss 0
11
Brand Standards Requirements QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
DESCRIPTION ROOM # / COMMENTS Point Loss
Public Areas
High Speed Internet Access HSIA Provider - iBahnHSIA
Download Speed - 1077
kbpsHSIA Upload Speed - 763
kbps
0
Total Public Areas Point Loss 0
Total Brand Standards Requirements Point Loss 0
1
North American Brand Identity QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
DESCRIPTION ROOM # / COMMENTS Point Loss
Total Category One Issues Point Loss 0
Total Category Two Issues Point Loss 0
11
North American Locking Device QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
If any entrance door locks are inoperable, the guest room shall be placed "OUT OF
SERVICE" and not rented until the lock is repaired. Any locking device or door that is non
complying is to be corrected within 30 days from the report (assessment) date. New
members and conditional applicants must comply prior to operating as a Best Western.
Failure to advise Member Operations Support within this time frame to indicate compliance
with Best Western's requirements will result in action which could affect your membership
with Best Western. For a complete listing of Best Western's locking device and door
requirements, refer to Best Western's Rules and Regulations, Chapter VII, sections 700.25
through 700.32.
DESCRIPTION Non-Compliant
This Property Complies With All Locking Device Requirements Compliant
1
Green Lodging Profile
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
1. Has the hotel formed an Environmental Committee that is responsible for developing an
Environmental Green Plan for energy, water, and solid waste use?
No
2. Hotels environmental performance is monitored for the electric, gas, water, and waste usage
information on a monthly and annual basis?
No
3. Has property replaced incandescent lamps with compact fluorescent lamps wherever
No
4. Property has installed digital thermostats in guestrooms and throughout the hotel?
No
5. Property has implement a towel and/or linen reuse program?
Yes
6. Property has installed 2.5-gallons per minute showerheads or less in all guestroom baths and
any employee shower areas?
Yes
7. Property has installed 1.6-gallon toilets in all guestrooms?
No
8. Property has implemented a recycling programincluding public spacesto the full extent
available in your municipality; document your effort?
No
9. Property has implemented a recycling program for hazardous materials found in fluorescent
bulbs, batteries, and lighting ballasts through licensed service providers?
No
10. Property will purchase Energy Star labeled appliances and equipment?
No
11. Property is using office paper products that have 20% or more post consumer recycled
content?
No
12. Does this property comply with all 11 AH&LA requirements?
No
13. Is this property currently utilizing the Energy Star Portfolio Manager?
No
1
Green Lodging Profile
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
14. Property is currently working with an approved State, National or International
Eco-Labeling program
No
15. List State program
22
Brand Standards Amenities QA Assessment Report
Best Western North American Quality Assurance System
Prop.#:
Property Name:
Assessment Date:
Assessor:
10357
B/W West Palm Beach
Airport
8/25/2010 12:00:25 PM
Leonard Cardile, CHA
DESCRIPTION ROOM # / COMMENTS Point Loss
Total Brand Standards Amenities Point Loss 0