What the FF&E Specification Sheet Generator actually produces

# THE HARLOW BOUTIQUE HOTEL – STANDARD KING GUEST ROOM FF&E SCHEDULE ## Room: Standard King Guest Room (~380 sq ft) | Budget: $15K–$22K/room | Style: Contemporary Transitional --- ## FURNITURE | Item | Description | Dimensions | Material/Finish | Qty | Est. Price/Unit | Total | |------|-------------|------------|-----------------|-----|-----------------|-------| | **King Bed Frame** | Contemporary platform frame with low-profile metal base and upholstered headboard in performance fabric (greige). Integrated LED under-bed lighting optional. | 82"W × 87"D × 48"H (headboard) | Hardwood frame / upholstered headboard, brushed brass legs | 1 | $2,800–$3,500 | $2,800–$3,500 | | **Nightstand** | Floating or leg-based night table with single drawer and open shelf. Warm walnut veneer or light oak. Brushed brass hardware. | 28"W × 18"D × 26"H | Engineered wood veneer / brass handles | 2 | $650–$900 | $1,300–$1,800 | | **Upholstered Lounge Chair** | Mid-century modern silhouette. High-performance fabric in warm taupe or oat. Curved arms, track arms or wingback option. Brass nailhead trim optional. | 32"W × 38"D × 35"H | Hardwood frame / performance upholstery, brass nailheads | 1 | $1,400–$1,900 | $1,400–$1,900 | | **Writing Desk** | Clean-lined desk with single pedestal or trestle base. Top in walnut veneer or white oak. Cable management cutouts. Brass accents on pulls/legs. | 48"W × 24"D × 30"H | Engineered wood veneer, metal frame / brushed brass | 1 | $1,100–$1,500 | $1,100–$1,500 | | **Desk Chair** | Upholstered office chair in neutral fabric. Mid-back, 5-star base with casters. Brass-finish base or polished aluminum. Lumbar support standard. | 26"W × 26"D × 34"H (seat height 18–20") | Performance fabric / brushed brass or aluminum base | 1 | $550–$800 | $550–$800 | | **Mini-Fridge Cabinet** | Furniture-grade enclosure integrating mini-fridge (3.5–4 cu ft). Walnut veneer or white oak finish to match nightstands. Conceals appliance with soft-close door. | 36"W × 20"D × 32"H | Engineered wood veneer, integrated fridge, brass hardware | 1 | $1,200–$1,600 | $1,200–$1,600 | | **Full-Length Mirror** | Lean-to or wall-mounted mirror with brass or brushed gold frame. Beveled edge. Positioned near lounge area or entry. | 30"W × 72"H (or 36"W × 78"H) | Brass or brushed gold metal frame, beveled mirror glass | 1 | $400–$700 | $400–$700 | **Furniture Subtotal: $8,750–$12,300** --- ## LIGHTING | Item | Description | Dimensions | Material/Finish | Qty | Est. Price/Unit | Total | |------|-------------|------------|-----------------|-----|-----------------|-------| | **Floor Lamp (Lounge)** | Arc or tripod floor lamp with linen shade (cream/warm white). Brass or brushed gold stem. Dimmer switch compatible. 3-way bulb option. | Shade 18"Dia. × 12"H; total height 62–68" | Brass or brushed gold metal, linen shade | 1 | $450–$700 | $450–$700 | | **Bedside Sconce** (2×) | Wall-mounted reading sconces with brushed brass arm and fabric shade or integrated LED. Cantilevered or adjustable arm. Dimmer compatible. | 8–10"W × 9–12"H | Brushed brass / fabric shade or integrated LED | 2 | $300–$450 | $600–$900 | | **Desk Task Light** | LED desk lamp, modern form factor. Brushed brass or matte black. Adjustable arm, color temperature control (3000K standard). USB charging port optional. | 12–16"W × 16–20"H | Brushed brass or powder-coated metal, LED | 1 | $200–$350 | $200–$350 | **Lighting Subtotal: $1,250–$1,950** --- ## TEXTILES & WINDOW TREATMENTS | Item | Description | Dimensions | Material/Finish | Qty | Est. Price/Unit | Total | |------|-------------|------------|-----------------|-----|-----------------|-------| | **Blackout Drapery** | Full-height blackout-lined drapes in linen-cotton blend or performance fabric (warm greige, taupe, or soft white). Motorized or manual traversal. Brass or brushed gold rods and finials. | Per window width × floor to ~6" above sill | Linen-cotton blend or performance polyester, motorized track optional | 2 panels per standard window | $600–$1,000/pair (installed) | $1,200–$2,000 | | **Bedding Package** | High-thread-count Egyptian cotton sheets (400+ TC), duvet cover, decorative throw pillows (4–5 pcs), bed runner in complementary neutral tones. Vendor-supplied or coordinated. | King size | 100% Egyptian cotton, high-performance blend | 1 | $800–$1,200 | $800–$1,200 | | **Area Rug** | Wool-blend or performance rug, 8×10 or runner. Neutral palette with subtle texture (loop pile or natural jute inlay). Defines seating area. | 8'×10' or 3'×12' runner | 80% wool / 20% synthetic or jute blend | 1 | $600–$1,000 | $600–$1,000 | **Textiles Subtotal: $2,600–$4,200** --- ## FIXTURES & ACCESSORIES | Item | Description | Dimensions | Material/Finish | Qty | Est. Price/Unit | Total | |------|-------------|------------|-----------------|-----|-----------------|-------| | **Wall Art (Framed Prints/Canvas)** | Contemporary abstract or landscape art (2–3 pieces). Curated for boutique aesthetic. Brass or aluminum frames, or canvas stretchers. | Varied (e.g., 24"×36", 30"×40") | Canvas, framed print / brass or aluminum | 2–3 | $250–$500 | $500–$1,500 | | **Decorative Accessories** | Vases, small sculptures, coffee table books, desk accessories. Brass, ceramic, or natural materials. Curated to style. | Varied | Mixed materials: brass, ceramic, wood, natural fiber | As needed | $50–$200 | $400–$600 | | **Throw Pillows (Accent)** | 2–3 additional accent pillows in complementary textures (linen, velvet, performance fabric). Brass or gold-tone zippers. | 18"×18" or 16"×24" | Linen, velvet, performance fabric / feather or poly fill | 2–3 | $80–$150 | $160–$450 | **Fixtures & Accessories Subtotal: $1,060–$2,550** --- ## SUMMARY | Category | Subtotal Low | Subtotal High | |----------|--------------|---------------| | Furniture | $8,750 | $12,300 | | Lighting | $1,250 | $1,950 | | Textiles | $2,600 | $4,200 | | Fixtures & Accessories | $1,060 | $2,550 | | **TOTAL FF&E (Materials Only)** | **$13,660** | **$21,000** | | Delivery & Installation (est. 8–12%) | $1,100–$2,500 | $1,700–$2,500 | | **TOTAL PROJECT COST** | **$14,760–$16,160** | **$22,700–$23,500** | **Note:** Budget accommodates mid-to-high contract-grade items with allowance for customization (drapery motorization, mini-fridge cabinet fabrication, upholstered headboard specification). Soft goods (bedding, pillows) may be sourced separately from in-house linen vendor if available. Brass and warm metallics consistent throughout for cohesive Contemporary Transitional aesthetic.

# SOURCING STRATEGY & PROCUREMENT NOTES ## VENDOR RECOMMENDATIONS BY CATEGORY ### Furniture (Bed Frame, Nightstands, Lounge Chair, Desk, Mini-Fridge Cabinet) **Primary Tier 1 Vendors:** - **Thrive Furniture** (contract-grade, 8–12 week lead time) – excellent Contemporary Transitional beds and upholstered seating; customizable headboard fabrics and wood finishes. - **Room & Board** (contract division) – walnut and oak casework with clean lines; nightstands and desks; 6–10 week lead time. - **Ethan Allen Contract** – upholstered lounge chairs in performance fabrics; trestle and pedestal desks; 6–8 week lead time. - **Custom Upholstery Partners** (e.g., Cisco Home, Lee Industries) – lounge chair upholstery in performance fabric (Sunbrella, Crypton, etc.); 10–14 week lead time for custom spec. - **Mainstay Industries or JSI Hospitality Casework** – custom mini-fridge cabinets with integrated appliance; 12–16 week lead time; requires cabinet shop coordination with appliance installer. **Trade Resources:** - NeoCon (annual Chicago trade show) – direct manufacturer connections, volume pricing negotiation. - HD Expo / Hospitality Design Expo – contract-grade suppliers with group purchasing rates. - CEDIA / IDS membership – access to wholesale platforms and dropship integration. **Lead Time Alert:** *Order bed frame, mini-fridge cabinet, and lounge chair immediately.* These are critical path items with 10–16 week lead times. Confirm wood finish and upholstery selections with designer 2 weeks before ordering. --- ### Lighting (Floor Lamp, Bedside Sconces, Desk Task Light) **Primary Vendors:** - **Apparatus Studio** or **Apparatus-affiliated showrooms** – contemporary brass lighting with linen shades; hotel-grade durability; 8–12 week lead time. - **Cedar & Moss** – modern floor and wall sconces; brass finishes standard; 6–10 week lead time. - **Visual Comfort (contract division)** – extensive sconce catalog, dimmer compatibility standard, 5–8 week lead time. - **Schoolhouse Electric** – contemporary design, warm finishes, good for desk lamps; 4–6 week lead time. - **Rejuvenation (contract)** – mid-range contemporary, faster lead times (4–6 weeks), good price-to-quality ratio. **Specification Notes:** - All sconces and floor lamps must be compatible with hotel dimmer systems (0–10V or leading-edge dimmer). Confirm with electrical drawings early. - Bedside sconces: favor swivel or adjustable arms for guest reading comfort; cantilevered style preferred to avoid nightstand clutter. - Desk task light: specify LED with adjustable color temperature (3000K recommended for warm hospitality aesthetic). **Lead Time:** Order sconces concurrently with furniture; 8–12 week lead time. --- ### Window Treatments (Blackout Drapery) **Primary Vendors:** - **Hunter Douglas (contract)** – motorized blackout roller shades or Roman shades; integrated tracks; 8–10 week lead time; excellent for large hotel projects with volume discounts. - **Lutron Sivoia (motorized track systems)** – premium motorized drapery; integrates with room control systems; 10–14 week lead time. - **Custom Drapery Fabricators** (local or regional): - **Kravet Contract** – performance fabrics, blackout linings, custom fabrication; 8–12 week lead time. - **Clarence House** – luxury linens with inherent blackout; 10–12 week lead time. - **Fabricut** – mid-range contract textiles, faster turnaround (6–8 weeks). - **Local upholstery/drapery shop** – coordinate for hanging, rod installation, and hem finishing on-site; factor in 2–3 weeks for fabrication + installation. **Specification Considerations:** - Confirm room window dimensions and sill-to-ceiling height before ordering; custom lengths required. - Motorization: if specified, coordinate with electrical scope and building automation system early (4–6 week lead time buffer). - Brass rods and finials: source from **Rod Desyne**, **Swish**, or **custom fabricators** (usually included with drapery vendor). - Blackout liner requirement: specify 100% room-darkening; thermal and acoustic benefits secondary. **Lead Time Alert:** Order drapery as soon as window dimensions confirmed; critical for installation sequencing (typically one of last items hung, after walls finalized). --- ### Textiles (Bedding, Area Rug, Accent Pillows) **Recommended Vendors:** - **Bedding:** Coordinated through hospitality linen supplier or direct from **Frette**, **Anichini**, or **Peacock Alley** (wholesale). 4–6 week lead time. - **Area Rug:** - **Armadillo & Co.** – performance jute, wool blends, 8×10 standard stock available; 2–4 week lead time. - **Rug USA (contract)** – custom sizing, wool-blend options; 4–8 week lead time. - **Merida (contract rugs)** – sustainable jute/wool, good for boutique aesthetic; 6–10 week lead time. - **Accent Pillows:** coordinate with upholstery vendor or source from **Ethan Allen**, **Kravet Contract Pillows**, or custom seamstress. 4–6 week lead time for custom covers. --- ## PROCUREMENT STRATEGY **Phase 1 (Weeks 1–2): Long-Lead Orders** 1. Place bed frame order (spec headboard fabric, wood finish). 2. Place mini-fridge cabinet order (coordinate fridge appliance specs with GC/MEP). 3. Place lounge chair upholstery order (performance fabric selection). 4. Submit window dimensions to drapery vendor; place motorization order if applicable. 5. Confirm lighting selections and place sconce orders (dimmer compatibility verification). **Phase 2 (Weeks 3–4): Secondary Orders** 1. Place nightstand, desk, desk chair orders. 2. Order area rug (coordinate size with floor plan). 3. Order floor lamp and task lighting. 4. Finalize bedding, throw pillows, wall art selections. **Phase 3 (Weeks 8–10): Final Coordination** 1. Confirm all delivery dates with GC/project manager. 2. Coordinate drapery installation scheduling (typically 2–3 weeks before final handoff). 3. Confirm mirror installation (wall prep/hardware). 4. Review accessories and styling plan with designer. **Phase 4 (Weeks 14–16): Installation & Handoff** 1. Coordinate staggered delivery to avoid on-site storage issues. 2. Schedule furniture assembly and positioning. 3. Install drapery, mirrors, sconces, lighting. 4. Final styling and accessory placement. 5. Quality assurance walk-through. --- ## INSTALLATION & DELIVERY CONSIDERATIONS **Delivery Logistics:** - **Furniture:** Most vendors offer white-glove delivery and basic assembly (bed frame, nightstands) for additional fee (~$150–$300/room). Coordinate with GC for site access and elevator usage. - **Drapery:** Typically installed by custom fabricator crew or separate installer (2–3 days). Confirm rod installation and bracket placement prior to delivery. - **Lighting:** Sconces and wall fixtures require electrician; schedule coordination with MEP contractor. Budget 1–2 hours per room for installation. - **Mini-Fridge Cabinet:** Requires GC coordination for appliance hookup (electrical, ventilation). Cabinet typically arrives finished; minor on-site assembly if leg-mounted. **Site Conditions:** - Confirm flooring completion before area rug delivery (rug cannot be laid on unfinished floors). - Wall finishes must be complete before mirror and sconce installation. - HVAC operational before mini-fridge placement (temperature stability for appliance). --- ## CUSTOM FABRICATION ITEMS (Lead Time & Budget Implications) 1. **Bed Headboard (Upholstered):** 8–10 week lead time; $600–$1,000 upcharge for custom fabric selection. Source headboard separately if bed frame vendor lacks customization. 2. **Mini-Fridge Cabinet:** 12–16 week lead time (longest single item). Requires detailed spec: fridge type, dimensions, finish match to nightstands, soft-close mechanism, electrical outlet placement. Consider building on 10–week timeline; order immediately. 3. **Custom Drapery:** Fabrication + motorization + hardware = 10–14 week lead time. Confirm window measurements by Week 1. 4. **Area Rug (Custom Dimensions):** 8–10 week lead time if non-standard size (e.g., runner for narrow space). --- ## BUDGET & VALUE ENGINEERING **If overbudget ($21K–$22K ceiling):** - Downgrade lounge chair upholstery to standard performance fabric (no custom nailhead embellishment): save $200–$400. - Specify wall-mounted sconces over floor lamp; more cost-effective: save $200–$300. - Reduce wall art from 3 pieces to 2 or use canvas prints vs. framed prints: save $300–$500. - Specify motorized roller shades instead of custom drapery track: save $400–$800 (faster lead time, simpler installation). - Source area rug in-stock standard size vs. custom: save $200–$300. **If underbudget (under $14K):** - Upgrade bed frame to higher-end platform with integrated storage headboard: +$500–$1,000. - Add motorization to drapery: +$600–$1,000. - Upgrade lounge chair to designer collection (e.g., Hans Wegner, Florence Knoll reproduction): +$600–$1,200. - Commission local artist wall installation: +$400–$800. --- ## CRITICAL TIMELINE SUMMARY | Milestone | Week | Action | |-----------|------|--------| | **Design Finalization** | 1 | Confirm all finish selections, dimensions, material specs. | | **Long-Lead Orders (Bed, Mini-Fridge, Lounge Chair, Drapery, Sconces)** | 1–2 | Submit orders; confirm delivery windows (10–16 weeks). | | **Secondary Orders (Nightstands, Desk, Rug, Pillows)** | 3–4 | Place remaining orders (6–10 week lead time). | | **Window Preparation** | 5–6 | Confirm wall prep, rod bracket installation, electrical for motorization. | | **Furniture & Rug Arrivals** | 10–12 | Begin receiving shipments; coordinate GC for placement. | | **Drapery Installation** | 12–13 | Schedule 2–3 day installation window; finalize hardware. | | **Lighting Installation** | 13–14 | Electrician installs sconces, floor lamp; dimmer testing. | | **Final Accessorizing & QA** | 15–16 | Styling, artwork hanging, mirror installation, final walk-through. | | **Guest Handoff** | 16 | Room ready for service. | --- ## VENDOR CONTACT & ACCOUNT MANAGEMENT - **Designate single FF&E coordinator** to manage all orders, delivery dates, and spec changes. - **Establish net-60 to net-90 payment terms** with primary vendors (standard for contract projects). - **Request volume discount** on orders >5 rooms; negotiate 10–15% off suggested retail for multi-room projects. - **Confirm drop-ship and fixture integration** early with MEP/GC to avoid site coordination conflicts. - **Weekly status calls** with GC and top 3 vendors (bed, drapery, lighting) during Weeks 8–16 to confirm delivery sequencing.