Hotel PIP Cost by Brand: Marriott, Hilton, IHG & Hyatt Compared

When owners ask "how much does a Marriott PIP cost versus a Hilton PIP?" they're usually asking the wrong question. PIP costs within a franchise family vary more by brand tier than by flag. A Hampton Inn PIP and a full-service Hilton PIP are not comparable — even though they're both "Hilton." This guide breaks down what to expect across the four major franchise families, by brand.

Marriott International PIPs

Marriott is the world's largest hotel company, with 30+ brands spanning every tier. Their PIP requirements are detailed, brand-specific, and enforced through a rigorous QA process.

Fairfield by Marriott — $15,000–$25,000 per key

Fairfield sits in the upper midscale tier. PIPs typically focus on guestroom soft goods (carpet, bedding, drapery), case goods replacement, bathroom upgrades, and lobby/breakfast area refreshes. Fairfield's prototype is relatively efficient, so hard construction costs are moderate compared to older full-service properties.

Courtyard by Marriott — $20,000–$35,000 per key

Courtyard is Marriott's flagship select-service brand and one of the most common PIP subjects in the industry. Expect guestroom hard-goods replacement, bathroom renovations, updated lobby (The Bistro), exterior upgrades, and technology infrastructure (Wi-Fi, EV charging at newer properties). Courtyard PIPs frequently include corridor flooring and lighting.

Residence Inn by Marriott — $22,000–$38,000 per key

Extended-stay properties have larger unit footprints, which drives up FF&E costs even for a soft-goods-only PIP. Kitchen equipment and appliance replacements are common Residence Inn PIP items, adding $3,000–$5,000 per suite above what you'd see at a transient property.

Marriott Full Service — $45,000–$80,000+ per key

Full-service Marriott PIPs are major capital events. Guestrooms, corridors, lobby, F&B outlets, meeting rooms, fitness center, and exterior can all be in scope simultaneously. Projects of this magnitude typically take 18–36 months to complete in phases.

Hilton Worldwide PIPs

Hilton's PIP process is structured around their brand standards program. The company is known for detailed specifications and consistent enforcement across its 18 brands.

Hampton by Hilton — $18,000–$30,000 per key

Hampton is one of the most franchised brands in the US, and Hampton PIPs are a significant source of capital expenditure in the limited-service segment. Typical requirements: new guestroom furniture packages, bathroom renovations, updated lobby (The Seat), breakfast area, and exterior. Hampton has been aggressive about driving consistency across the system since their 2012 brand refresh.

Hilton Garden Inn — $25,000–$42,000 per key

HGI sits in the upscale select-service segment. PIPs often involve significant public space work in addition to guestroom renovations — the lobby pavilion, Great American Grill, fitness center, and meeting rooms are all brand standards that must be maintained.

DoubleTree by Hilton — $30,000–$55,000 per key

DoubleTree is a full-service brand, and PIPs reflect that scope. Older DoubleTree conversions (many properties converted from independent or other flags) often carry deferred maintenance that inflates PIP costs beyond the brand minimum requirements.

Hilton Full Service — $50,000–$90,000+ per key

Flagship Hilton hotels are luxury capital events. Many full-service Hilton PIPs run $15M–$30M+ for a 300-key property when all public spaces are in scope.

IHG Hotels & Resorts PIPs

IHG manages 18 brands with a particularly strong presence in the midscale segment through Holiday Inn and Holiday Inn Express.

Holiday Inn Express — $14,000–$24,000 per key

HIE is the most common IHG PIP subject. PIPs have been focused on the "Great Room" lobby concept, updated breakfast area, and guestroom soft goods and technology. HIE PIPs are generally more contained than select-service Marriott or Hilton equivalents.

Holiday Inn — $20,000–$35,000 per key

Full Holiday Inn PIPs are larger in scope due to the F&B requirements (restaurant, bar, meeting rooms). IHG has been active in pushing Holiday Inn owners toward the Open Lobby concept, which can be a $500,000–$1.5M scope item on its own.

Crowne Plaza — $35,000–$60,000 per key

Crowne Plaza has been repositioning upmarket, and PIPs reflect higher standards than the brand carried five years ago. Expect significant public space investment requirements alongside guestroom renovation.

Hyatt Hotels Corporation PIPs

Hyatt has a smaller but high-quality footprint with rigorous standards, particularly in the upscale and upper upscale tiers where most of their franchise activity occurs.

Hyatt Place — $22,000–$36,000 per key

Hyatt Place is the company's select-service flagship. PIPs focus on guestroom case goods, the Gallery (lobby/food service area), and technology. Hyatt Place specifications are detailed, and the brand is known for holding owners to tight timelines.

Hyatt House — $25,000–$40,000 per key

Extended-stay Hyatt House PIPs carry similar premiums to Residence Inn — larger units, kitchen equipment, and a more residential FF&E package. The H Bar and outdoor spaces are also common PIP requirements.

Full-Service Hyatt — $50,000–$85,000+ per key

Full-service Hyatt PIPs are among the most expensive in the industry relative to room count, reflecting the brand's upper upscale positioning and strong quality standards.

The Bottom Line: Tier Matters More Than Flag

Across all four families, the pattern is clear: brand tier is the primary driver of PIP cost, not the specific flag. A Hyatt Place and a Hampton Inn will have similar per-key costs. A full service Marriott and a full service Hilton will too.

What differentiates costs within a tier: property age, time since last renovation, market labor rates, and how aggressive the brand is being with a specific owner in a given market.

To get a specific estimate for your property — by brand, tier, room count, and market — use PIPGURU. You'll have a defensible line-item cost breakdown in under five minutes.