Competitive Set Report Guidelines

All competitive set guidelines must be met in order to create a property competitive set or ad-hoc trend grouping.

Historical Data reporting guidelines
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Sufficiency | Composition | Competitive Set Changes | Multiple Competitive Sets | Other |  Composite Properties

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Historical Benchmarking | P&L | Forward STAR | All Inclusive

 

 

Sufficiency

Property Minimum

A Competitive Set must include a minimum of four participating(1) properties, not including the subject property. Of the four, there must be a minimum of three properties not affiliated with the subject property (shares a parent, operator or owner with the subject property).


Company Minimum

A Competitive Set must include a minimum of two companies not affiliated with the subject property (shares a parent, operator or owner with the subject property).

Composition

Property

No single property can account for more than 50% of the total participating(1) room supply of a Competitive Set, excluding the rooms of the subject property and other properties from the same company as the subject (parent, operator or owner).

Brand

No single brand (e.g. Holiday Inn, Comfort Inn) can account for more than 50% of the total participating(1) room supply of a Competitive Set, excluding the rooms of the subject and other properties from the same company as the subject (parent, operator or owner).

Company

No single company (e.g. Hilton Worldwide, Host Hotels & Resorts) can account for more than 70% of the total participating(1) room supply of a Competitive Set, excluding the rooms of the subject and other properties from the same company as the subject (parent, operator or owner).

Competitive Set Changes

New Construction Hotels

A single participating property can be added within five months of the property open month.

Non-Participating Hotel Removal

If a property becomes a non-participant, the property may be deleted from the set if all other conditions (sufficiency and composition) are still met.

Closed Hotels

One or more closed properties may be deleted from the set if the property becomes a non-participant and/or the status is "Closed" in the database. When the closed property reopens, it may be added back to the Competitive Set on its own if it was closed for a minimum of 12 months AND it is within five months of the property re-open month.

Minimum of Two

A Trend or Competitive Set change must include a minimum of two participating properties. The two properties must be affiliated with a company different from the requester or the subject property and cannot be affiliated with the same brand.

Isolation Checks

Isolation checks are performed against ALL reports processed (ordered) for a specific subject property during the relevant period, including:

  • Existing Competitive Sets
  • Competitive Sets of Affiliated Properties
  • One-Time Report Runs
  • Legacy Trend Reports
  • Legacy Custom P&L Reports
  • Industry Segments

Checks are in place for multiple reports generated to ensure individual property data from being isolated from report to report. Importantly, reports processed and ordered by any company related to the subject property are taken into consideration and can include: parent, management, owner, asset manager, and/or any agent(s) acting on behalf of a specific property. For example, when a member of the Competitive Set is also under the same parent, management, owner, or asset manager as the subject property, then all reports that competitor receives will be compared to the reports the subject property receives.

A change may not be made if data of a single property is isolated in any way.

Multiple Competitive Sets

If a property has more than one Competitive Set, the composition of each set must differ by at least two participating properties. The two properties must be affiliated with a company different from the subject property and cannot be affiliated with the same brand.

Composite Properties

A Composite Property is an aggregate of multiple, anonymous properties that acts as one individual property. The hotels that make up this Composite Property are anonymized and chosen automatically by proprietary methodology that weighs objective criteria such as location, performance, class, property size and mix of business.

Competitive Sets including a Composite Property must follow the same Competitive Set guidelines. A Competitive Set change may not be made if data of a single named hotel is isolated in any way. Because of the anonymity, the data that makes up the Composite Property cannot be issolated.

Graphic showing a visual demonstration of a composite competitive set.

Comp Set Changes with a Composite Property

Adding a Composite Property

A Competitive Set can only have one Composite Property. A Composite Property can be added/removed by itself to a Competitive Set at any time. (STR's "Minimum of Two" rule does not apply here because the data that makes up the Composite Property cannot be isolated by itself.)

Removing a Composite Property

To avoid potential isolations, all Competitive Set guidelines must be followed before removing a Composite Property. If a Composite Property was added to a Competitive Set by itself, it can be removed by itself at any time. If a Composite Property was added to a Comp Set in conjunction with the addition or removal of one named hotel, the Composite Property cannot be removed by itself during the relevant isolation period. The removal would isolate the named hotel that was added to or removed from the Competitive Set. However, to avoid this isolation, the Composite Property could be removed in conjunction with the addition or removal of any named hotel.

Potential Isolation Example #1

The following scenario would not be allowed per Competitive Set guidelines:

A Composite Property cannot be added in conjunction with the addition of another named hotel and then removed by itself.

  1. Add Named Hotel A and a Composite Property to a Competitive Set
  2. Drop the Composite Property
  3. Named Hotel A data is now isolated
Graphing showing a demonstration of changing a composite competitive set and how a hotel could become isolated.

Potential Isolation Example #2

The following scenario would not be allowed per Competitive Set guidelines:

A Composite Property cannot be added by itself and then removed in conjunction with the addition of another named hotel.

  1. Add a Composite Property to a Comp Set
  2. Drop the Composite Property and adds Named Hotel A
  3. Named Hotel A data is now isolated
Graphic showing a demonstration of changing a composite competitive set and how a hotel could become isolated.

STR’s “Minimum of Two” rule does not apply here because the data that makes up the Composite Property cannot be isolated.

(1) If property is NOT seasonally closed or temporarily closed:
  • Data submitted for current month OR
  • Data submitted for 3 of the 4 most recent months
If property IS seasonally closed or temporarily closed:
  • Data submitted in the month immediately prior to closing OR
  • Data submitted for 3 of the 4 months immediately prior to closing.