By Sandi Cain, November 2005
Orange County Business Journal Staff
Rising insurance costs are a big headache for hotel owners in the U.S.
In fact, insurance is the fastest-growing expense for hotel operators
in the country, according to an August report from PKF Hospitality Research,
part of Los Angeles-based PKF Consulting.
Though workers� compensation insurance rates in California have fallen
in the past year and a half, healthcare premiums continue to climb, the
future of the Terrorism Risk Insurance Act is in question and property
insurance is almost sure to increase after this year�s unprecedented hurricane
season.
Last week, the California Medical Association released a report alleging
workers� comp insurers are interfering with and denying treatment to injured
workers.
The group, which represents about 90,000 California doctors, suggested
its members might have to cut back or discontinue treating injured workers
because of reimbursement issues, raising the specter of a renewed battle
over workers� compensation.
It could mean another round of insurance cost increases for the hospitality
industry.
According to PKF, insurance costs have increased 4.4% annually for
hotel owners during the past decade, compared to a 3% annual increase for
labor and utilities costs.
Overall insurance payments averaged $265 per available room in 1999
($294 in 2004 dollars), or 0.7% of total revenue. By 2004, payments grew
to $558 per available room, or 1.4% of total revenue, according to PKF.
The increase was exacerbated by the fact that it happened during a
time when hotel revenue declined, particularly after the 2001 terrorist
attacks.
Though some insurance costs dropped slightly in 2004, PKF contends
the decrease is insignificant compared to the big increases of the prior
three years.
Payments made by hotel managers for general liability and property
insurance have more than doubled since 1999. And this year�s devastating
hurricanes have hoteliers bracing for possible increases in property insurance.
Health Insurance
The biggest issue facing hoteliers today is health insurance, with
rates up by double-digit percentages in the past several years, said Jon
Kline, chief financial officer of San Clemente-based Sunstone Hotel Investors
Inc.
�It�s a massive national problem,� he said.
Employees, he said, typically focus on out-of-pocket costs, not the
overall healthcare benefit. As a result, when costs go up, they typically
raise their deductibles to keep premiums down. That, in turn, reduces the
perceived value of their healthcare benefit, he said.
�Healthcare is a huge expense for the hospitality industry,� said Stephen
Anthony, hospitality practice leader and managing partner for the Los Angeles
office of Marsh & McLennan Cos.
In an industry with high turnover and high training costs, employee
issues�including healthcare�are likely to remain at the forefront for some
time to come.
Property Insurance
This year�s horrific hurricane season is likely to have the broadest
impact on hoteliers once the industry is able to gauge the total financial
impact.
Many expect rate increases.
Damage from Hurricane Katrina alone is likely to cost insurers at least
$34 billion, according to preliminary numbers from Jersey City, N.J.-based
Insurance Services Office Inc., which tracks loss information from disasters.
Damage from hurricanes Rita and Wilma has yet to be totaled.
�There will be a definite impact on the cost of property insurance
in areas with exposure to wind or earthquakes,� said Alexandra Glickman-Gallagher,
a hospitality practice executive with Arthur J. Gallagher & Co. in
Glendale.
The same pool of investor funds typically provides protection from
catastrophes like wind, earthquake, flood or terrorism, she said, leaving
little to offer when these funds take a hit from a major catastrophe.
AIR Worldwide Corp., Boston, estimates that the insured value of coastal
properties from Texas to Maine is nearly $7 trillion�16% of the industry�s
total exposure.
The typical deductible for a catastrophe is 5% of the replacement cost
of the building for those in earthquake zones. For wind damage, it averages
between 2% and 5% of the replacement cost.
Glickman-Gallagher said all the wind models used to calculate insurance
deductibles didn�t work for Hurricane Katrina. And insurers couldn�t determine
ahead of time the extent of the business interruption cost.
�We�re hearing that underwriters will go back to the drawing board
and look at exposure for individual owners,� she said.
To do that, they may factor in location, valuation, construction class,
condition of each asset and be more rigorous with valuation and replacement
cost estimates, she said.
Nevertheless, some hoteliers have seen reduced renewal rates, even
since the hurricanes hit, Anthony said.
Others just got lucky.
Sunstone renewed a month before Katrina hit and got a 20% reduction
in rates, Kline said.
If there�s a positive outcome from the devastation, it could be that
companies are taking a closer look at their catastrophe exposure to see
if they have enough coverage and the right coverage to protect their businesses.
Others are exploring their deductible options as a hedge against increases.
And some hoteliers already are factoring in a rate increase, even if
policies are not yet up for renewal. Ayres Hotels, for example, is anticipating
a conservative 10% to 20% increase, said Gregg Kleminsky, who handles insurance
for Costa Mesa-based Ayres Hotel.
Workers� Comp
In California, workers� compensation long topped the list of worrisome
insurance issues for businesses (see related story, page 44).
From 2000 to 2003, some employers saw rate hikes triple before an overhaul
last year of the state�s workers� comp systems began to turn that around.
�California is four times more expensive (for workers� comp insurance)
than other states,� Sunstone�s Kline said. �It�s better than it was, but
still a horrible situation for the employer.�
Even before the medical association report was released, some hoteliers
were wary.
�Reforms have made a difference, but we want to watch it to make sure
it continues to make a difference,� Kleminsky said.
The issues raised by the physicians might prompt the California Legislature
to reopen the workers� comp debate when they reconvene in January.
Terrorism Insurance
Terrorism insurance was put in place in the wake of the 2001 terrorist
attacks to provide coverage for losses similar to the terms, amounts and
coverage limitations applicable to other types of catastrophic events.
Though Congress is expected to extend the Terrorism Risk Insurance
Act before it adjourns this year, there is a substantial amount of uncertainty
about whether it will happen in this congressional session, or what form
it might take.
Many lenders require terrorism insurance on existing hotels and those
in development. But hoteliers in general are reluctant to discuss terrorism
insurance, fearing that visitors might stay away if they thought a hotel
needed such coverage.
Anthony said 50% to 60% of high-profile hotels have the coverage. The
typical cost is 2% to 10% of the property�s overall insurance premium,
he said.
Last year, terrorism insurance rates dropped from 7.7% of overall property
premiums to 7.1%, according to the Insurance Information Institute in New
York.
If the terrorism act isn�t renewed, some carriers may still offer the
insurance, but at higher rates or with restrictions.
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Sandi
Cain is a freelance writer and contributor to the Orange County Business
Journal and meetings industry publications. She specializes in hospitality,
tourism and travel. Cain holds bachelor�s and master�s degrees in education
from Kent State University in Ohio, where she majored in social studies.
A former high school teacher, she has written for niche-market sports publications
in the U.S., England and Australia and formerly worked in both the printing
and high-tech industries. A Cleveland, Ohio native, Cain hasbeen a resident
of Laguna Beach since the late �70s. She enjoys travel, gardening, reading
and spoiling her three cats. |
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