- Qualifications
- Testimonials
- Employment History
- Expert Witness
- Speaking Engagements
- Authored Publications
- Affiliations
- Education
- Teaching and Lecture Assignments
- Clients
- Honors Received
- Press Coverage
- My Articles
Qualifications
Over 40 years of diversified, international experience in the hospitality industry, including single- and multi-property operations.
Development and implementation of marketing plans and cost controls in all areas of hotel operations.
Planning and implementation of property upgrades, including physical rehabilitation, marketing focus and operating policies.
Participation in the development of numerous hotels, ranging from 56-room low rises to major high-rise hotels and resorts.
Testimonials
"We engaged HVS for Asset Management services and within 6 months they turned around our property performance and we were achieving significantly better RevPAR index scores. I would highly recommend HVS for advice and assistance in planning, developing, and operat[ing] a hotel." – Mike Harral, Vice President of Development Wilkinson Corporation
Employment History
President
HVS Asset Management - Newport
HVS Hotel Management, Tiverton (Newport), RI
1988 - 2021 (Still active part time.)
Own and oversee the operation and marketing of these companies. The management company operates various hotels, with overall responsibility for operations, marketing, accounting and repositioning hotels, when necessary. Clients include major financial institutions, private companies, and individuals. The management company operates a diverse portfolio of hotels including resorts, commercial and economy lodging throughout the country and undertakes consulting assignments including management oversight, asset management, receivership services, and litigation support. (Original company was American Hospitality Management Company which became part of HVS in 2004.)
Vice President – Hotel Operations
ManaDyne, Eden Prairie, Minnesota
1988
Responsible for the Hospitality Division of this property management company. Managed over 30 hotels in 15 states, with overall responsibilities for operations and marketing. Additional responsibilities included obtaining new management contracts and assisting current and prospective clients with development and acquisition of hotels.
Manager
Pannell Kerr Forster, CPAs, Minneapolis, Minnesota
1985 - 1988
Oversaw hospitality consulting services, including several national accounts. Major assignments included operational consulting for five all-suite hotels; concept development for a prototype Hawaiian resort; reservation system selection for a major operator; appraisals of over $150 million in hotels; executive searches; market demand studies and appraisals ranging from a 72-room limited-service hotel to a 1,150-room luxury hotel/casino; and opening General Manager of the Aladdin Hotel, Las Vegas.
Vice President - Operations Support
Southern Host Hotels, Atlanta, Georgia
1982 – 1984
Prepared annual business plan and coordinated efforts for new business development, including the development of purchase offers and solicitation for management contracts. Performed in-house feasibility studies; supervised marketing departments of 15 hotels and the operations of selected properties.
Director of Operations
Groupo Quetzalli, Mexico City, Mexico
1981 - 1982
Established a hotel operations department for a Mexican holding company. Supervised eight hotels and a racetrack. Developed three new hotels. Developed and implemented operating systems, manuals, and procedures for an acquired hotel chain. Installed an international computerized reservation, sales and information system and established the necessary supporting departments.
Senior Consultant
Pannell Kerr Forster, CPAs, Houston, Texas
1979 - 1981
Supervised Management Advisory Services staff with responsibility for three states and Mexico. Projects included highest and best-use studies, market demand studies, and financial forecasts for multi-use developments, hotels, restaurants, clubs, and marinas. Established project budgets, provided cash-flow analysis, property valuations, market position studies.
Various Management Positions
Hilton Inns, Inc.
1973 - 1979
General Manager (1978 - 1979)
Hilton Inn, Bossier City (Shreveport), Louisiana
Managed 250-room hotel on behalf of management company. Facilities included restaurant, lobby bar, banquet space, and discotheque. Responsibilities included preparation of annual operating budget and market planning and the implementation of that plan once approved.
Manager (1977 - 1978)
The Buccaneer, Saint Croix, U.S. Virgin Islands
Managed a luxury 144-room, 270-acre resort. Facilities included three beaches, tennis courts, an 18-hole golf course, restaurants and bars, and its own infrastructure, including electrical and sewage.
Resident Manager (1976 - 1977)
Hilton Hotel, Saint Petersburg, Florida
Resided on the property and coordinated daily activities of all departments for a 307-room hotel with several food and beverage outlets and 37,500 square feet of meeting space. Managed the hotel in the absence of the General Manager and participated in all policy making and planning.
Southeast Regional Supervisor (1973-1976)
Hilton Inns, Inc., Atlanta, Georgia
Conducted property reviews of over 30 franchises in seven states to ensure compliance with franchise agreement and to optimize performance in all departments. Prepared detailed analyses of departments and developed corrective procedures as needed. Coordinated and conducted training of general managers and department heads. Assisted franchisees in market studies and plans.
Staff Consultant
Laventhol, Krekstein, Horwath & Horwath, CPAs, Atlanta, Georgia
1972 - 1973
Performed economic feasibility studies for hotels, restaurants, condominiums and apartments. Consulted on food, beverage, and hotel operations. Prepared analysis on site viability, market position and demand, cash flow and budgets, payroll and staffing. Conducted internal control audits.
Management Trainee
Inter-Continental Hotels, Curaçao, Netherlands Antilles
1972
Trained in all departments of the Inter-Continental Curaçao, a casino resort hotel on the waterfront. Ongoing responsibility as Night Manager overseeing the front office, night clubs, restaurants and liaising with the casino. Responsible for the casino cash count on behalf of the hotel.
Captain, US Army
1968 - 1971
Served in Vietnam as advisor to Vietnamese 1st Armored Cavalry Regiment and 9th Infantry Regiment. Served stateside tours primarily at Fort Lewis, WA in the 3rd Armored Cavalry Regiment as Platoon Leader, Motor Officer. Served briefly as a prosecutor for Special Court Martials for the JAG office.
Expert Witness
NAACP & Florida AG vs. Adam's Mark (Daytona Beach Black College Reunion)
Hennepin County, MN vs. Marriott Corporation (Real Estate Tax Appeal Minneapolis, MN Marriott City Center)
American Express Financial Services / IDS vs. Lexington Suites (Operational Issues)
Mann Theatre Company vs. Hennepin County (Condemnation Value)
Metropolitan Airports Commission (MSP MAC) vs. Various Hotel Owners (4) (Negotiating aquisition in lieu of condemnation in relation to airport expansion.)
Royal Development vs. Ellerbe Becket (Hotel Development Liability Issues)
Diplomat Properties vs. Sandy & Babcock International (Hotel Develoment Liability)
Florida AG vs. Wyndham Hotels (Resort Fee Disclosures)
Joblin, Leighton, et al vs. Doubletree DTWC Corporation & Hilton Hotels Corporation (Balcony Collapse)
Speaking Engagements
A partial listing, which does not include speaking as an officer of the American Hotel & Lodging Association to over 20 state lodging associations and other times Mr. Payne represented the lodging industry:
Northwest Hotel Investment Forum (2017) - Presentation on Respositioning and Adaptive Re-Use
The Lodging Conference (2016) - Presentation on Managing the Relationship Between Asset Manager, Management Company, Flag and Owner
Caribbean Hotel Investment Conference & Operations Summit (2013) - Presentation on Resort Development and Equity
North America Hotel Investment Conference (2013, 2014) - Annual Moderator and Speaker on Various Panels
Hospitality Law Conference (2012-2017) - Annual Moderator and Frequent Panelist
The Lodging Conference (2011) - Panelist, Distressed Property: Foreclosures, Receiverships, Workouts
Midwest Lodging Investment Summit (2010, 2011, 2012) - Annual Moderator and Speaker on Various Panels
Boutique Lodging Conference (2010, 2011, 2012) - Annual Moderator and Speaker on Various Panels
New England Innkeepers & Resort Associations (2005) - Presentation on Branding as it relates to creating a culture in individual hotesl and resorts.
Resort Managers Association (2001) – Panel Presentation on Resort Operations and Issues
International Hotel/Motel and Restaurant Show (1990) - Presentation on Increasing Average Daily Rates
Minnesota Tourism Conference (1990) - Panelist, Guest Satisfaction
Upper Midwest Hospitality Show (1990) - Lecturer, Marketing Ideas that Work
Kansas Lodging Association (1989) Lecturer, Adding to the Guests' Perceived Value to Increase Profits, Annual Convention
Minnesota Motel Association (1988) - Keynote Presentation, Annual Convention
NYU Hospitality Industry Investment Conference (1988) - Panel Presentation on Feasibility Studies (Operator's Perspective)
International Hotel/Motel and Restaurant Show (1987) - Panel Presentation on Feasibility Studies
International Hotel/Motel and Restaurant Show (1985) - Panel Presentation on Feasibility Studies
Florida State University - Hotel and Restaurant Department, Guest Lecturer
University of Minnesota-Crookston - Hospitality Management Program, Guest Lecturer
Minnesota Hotel & Lodging Association - Progressive Learning Series, Marketing, Special Promotions Presentations and various others
Authored Publications
The Real Estate Finance Journal, "What To Renovate When Money Is Tight", Spring 1994
The Real Estate Finance Journal, "Working for the Hotel's Asset Manager: A Management Company's Perspective", Spring 1992
Lodging, "Repositioning: It's Not Just Renovation", July-August 1991
American Hotel & Lodging Association's Guide to Hotel Development, serialized in Lodging, "Part I, How to Assess The Market For A Hotel"
Monthly Columnist and Contributing Editor, Hospitality Management
Various Columns, Minnesota Real Estate Journal
The Cornell H. R. A. Quarterly, "Hotel Turnarounds: Managing To Succeed", December 1992
American Hotel and Motel Association's White Paper on Market Feasibility Studies
Various articles on market overviews, Lodging
Hotel & Resort Industry, "The Economy Segment - New Markets, New Concepts", June 1989
Arizona Hospitality Trends, "Look Past the Obvious", Winter 1989/1990
Real Estate Finance, "Around the Bend in 135 Days: A Hotel Case History", Spring 1992
Additionally Mr. Payne is regularly interviewed and quoted in local, regional and national press, radio and television both as an industry expert and on behalf on the industry’s trade association.
All of Mr. Payne's over 70 articles may be viewed at http://HVSHotelManagement.com/articles.htm. For your convenience recent articles are available by selecting "Articles" just to the lower left.
Affiliations
American Hotel and Lodging Association (AH&LA):
* Chair 2002
* Multi-Unit Owner & Operators Forum (Formerly International Council of Hotel/Motel Management Companies), Past Chair
* Committees and Task Forces, Numerous including leadership positions
* HotelPAC, Committee Member
* Government Affairs Committee, Past Member
* Market, Financial and Investment Analysis Committee (Now LIIC), Past Vice Chair
* Technology eCommerce Committee, Past Member
* Economy Lodging Council (Now Council of Inns & Suites), Past Member Executive Committee
Educational Institute of the American Hotel and Lodging Association:
* Board of Trustees, Past Trustee
* Certification Commission, Past Commissioner
* Editorial Review Committees for textbooks; Art and Science of Hotel Management, Financial Management of Hotels, and Guide to Understanding Feasibility Studies
* Programs Committee, Past Member
American Hotel & Lodging Educational Foundation:
* Annual Giving Campaign, Chair (2004-5)
* Research & Project Funding Committee, Past
Member Minnesota Hotel and Lodging Association:
* President 1996
* Smaller Properties Committee, Past Member
* Joint Education Committee, Past Member
* Joint Human Resources Committee, Past
Member University of Minnesota-Crookston, Hospitality Management Program: Advisory Committee, Past Member
Lodging Industry Investment Council: Past Member
Education
Bachelor of Science in Business Administration, Florida State University, 1972
Major - Hotel and Restaurant Administration; Minor - International Finance
Associate of Arts Degree, New Mexico Military Institute, 1967
Teaching and Lecture Assignments
A not all inclusive list:
*Harvard University - Graduate School of Business (February 2007) - Discussion Leader, Management Company & Hotel Ethics
*Resort Managers Association (2001) – Panel Presentation on Resort Operations and Issues
*International Hotel/Motel and Restaurant Show (1990) - Presentation on Increasing Average Daily Rates
*NYU Hospitality Industry Investment Conference (1988) - Panel Presentation on Feasibility Studies (Operator's Perspective)
*International Hotel/Motel and Restaurant Show (1985 & 1987) - Panel Presentation on Feasibility Studies
*Minnesota Motel Association (1988) - Keynote Presentation, Annual Convention
*Florida State University - Hotel and Restaurant Department, Guest Lecturer
*University of Minnesota-Crookston - Hospitality Management Program, Guest Lecturer
*Kansas Lodging Association (1989) Lecturer, Adding to the Guests' Perceived Value to Increase Profits, Annual Convention
*Minnesota Hotel & Lodging Association - Progressive Learning Series, Marketing, Special Promotions Presentations and various others
*Minnesota Tourism Conference (1990) - Panelist, Guest Satisfaction
*Upper Midwest Hospitality Show (1990) - Lecturer, Marketing Ideas that Work
Clients
U. .S. Virgin Islands Government Employees Retirement Fund, Charlotte Amalie, VI
Castleton Holdings, Washington, DC
George Mason University, Fairfax, VA
Appalachian Mountain Club, Boston, MA
PIA Investments Limited, Karachi, Pakistan
American Equity Investment Life Insurance Company, West Des Moines, IA
RFR Holding, New York, NY
Erie County Convention Center Authority, Erie, PA
AMN Development, North Whales, PA
Delta Land Development, Vancouver, BC
Dahlmann Properties, Ann Arbor, MI
Dickinson Financial Corporation, Kansas City, MO
Chickasaw Nation, Ada, OK
County & District Courts in various states
Helmsley Enterpises, Inc., New York, NY
Confidential Family Office, Wattens, Austria
NexBank, Dallas, TX
Sagamore Capital, Scottsdale, AZ
Beach Business Bank, Manhattan Beach, CA
Peter Island Resort & Spa, Peter Island, British Virgin Islands
Texans Credit Union, Richardson (Dallas), TX
5500 North Corporation, Cocoa Beach, FL
Fisher Island Club, Fisher Island (Miami Beach), FL
Martin W. Taplin Associates, Bay Harbor Islands, FL
Metropolitan Airports Commission (Minneapolis - Saint Paul International Airport), Minneapolis, MN
Greater Orlando Airports Administration, Orlando, FL
Broad & Cassel, Orlando, FL
University of North Carolina at Chapel Hill Foundation, Chapel Hill, NC
Triple Five Group of Companies (Mall of America), Edmonton, AL, Canada
Tilllotson Corporation, Lexington, MA
Dartmouth College, Hanover, NH
Conservatorio, SA, Panama City Reppublic of Panama
Bank of the West, Walnut Creek, CA
Temple Inland Corpopration, Austin, TX
Access Industries, New York, NY
Leonard Street & Deinard, Minneapolis, MN
Hennepin County, Minneapolis, MN
Dayton International Airport, Vandalia (Dayton), OH
220 Ventures, LTD, Houston, TX
Pitcairn Properties, Jenkintown, PA
Diplomat Properties, LP, Hallandale, FL
DLA Piper Rudnick et al US LLP, Atlanta, GA
Cleveland Clinic Foundation, Cleveland, OH
Lydecker, Lee, Bahar, Berga & de Zayas, Miami, FL
Cote Family Companies, Nisswa, MN
Home Federal Savings Bank, Rochester, MN
Tuskegee University, Tuskegee, AL
US West Real Estate, Denver, CO
WAFRA Investment, New York, NY
AMRESCO, Boise, ID
Tofte Properties, Minneapolis, MN
Allied Capital, Washington, DC
First Union Bank, Jacksonville, FL
USLIFE Real Estate Finance, New York, NY
GE Capital, Phoenix, AZ
Bank Midwest, Kansas City, MO
Household Finance, Chicago, IL
Bank One, Stevens Point, WI
FDIC / Fleet Bank, Boston, MA
Lennar Properties (LNR), Miami Beach, FL
Chrysler Credit, Chicago, IL
Honors Received
• Recognized as one of the Lodging Industry’s 75 Leaders – Lodging Profiles in Leadership
• Economy Lodging Operator of the Year 1998 – Economy Lodging Council (Now the Council of Inns & Suites) of the AH&LA
• Doctorate of Food Service (Honorary) – North American Association of Food Equipment Manufacturers (NAFEM)
• Awarded Company of Excellence award, Multi-Unit Owner & Operators Forum, 2001
* Minnesota Hospitality Hall of Fame, 2007 Inductee
Press Coverage
Best Western: A Hotels Anomaly Ripe for Change, 2020
Doral Arrowwood resort saved from the brink as judge appoints receiver, 2019
Mystic Lake Center on tight deadline to open expansion before Super Bowl LII, 2017
Carlson Hotels to change name as Minnesota company looks to future, 2017
My Articles
- June 6, 2017 By Chelsey Leffet , Kirby D. Payne