FF&E (Furniture, Fixtures, and Equipment) represents one of the largest single expenditures in any hospitality project. For a mid-scale hotel, FF&E typically accounts for $15,000–$40,000 per room. For fine dining restaurants, furnishings can run $150–$400 per seat. Getting it right matters — both for the guest experience and the bottom line.
Understanding Hospitality FF&E
FF&E in hospitality encompasses everything that isn't permanently attached to the building structure:
- Furniture — beds, desks, chairs, tables, sofas, dressers, nightstands
- Fixtures — lighting, mirrors, bathroom fixtures, window treatments
- Equipment — TVs, mini-fridges, safes, coffee makers, luggage racks
Hotel FF&E by Area
Guest Rooms
Guest room furniture takes the hardest use in any hotel. Guests are not as careful with furniture that isn't theirs, and housekeeping adds daily wear. Durability is non-negotiable.
| Item | Budget Range | Key Spec | Replacement Cycle |
|---|---|---|---|
| Bed frame + headboard | $300–$1,200 | Commercial-grade, bolt-together | 10–15 years |
| Mattress (queen) | $200–$800 | Hospitality-rated, fire-retardant | 5–7 years |
| Desk + chair | $250–$800 | Integrated power, USB ports | 10–12 years |
| Dresser/closet system | $200–$600 | Laminate or veneer, soft-close | 10–15 years |
| Nightstands (pair) | $150–$500 | Built-in charging, LED lighting | 10–15 years |
| Seating (lounge chair) | $200–$700 | Commercial-grade fabric, removable covers | 7–10 years |
Lobby & Public Areas
Lobby furniture sets the first impression. It needs to be both visually stunning and built to withstand 24/7 public use.
- Invest in statement pieces — the lobby sofa and reception desk define brand perception
- Specify commercial-grade upholstery rated for 100,000+ double rubs
- Consider maintenance: leather and vinyl are easier to clean than fabric in high-use areas
- Include power access — guests expect charging at every seating area
Restaurant & Bar
Restaurant furniture must balance aesthetics, comfort, and turnover efficiency. The chair you choose affects how long guests stay — and how many covers you can serve per night.
| Item | Budget/Unit | Key Consideration |
|---|---|---|
| Dining chairs | $80–$400 | Stackable? Weight matters for staff |
| Tables | $150–$600 | Stable bases, durable tops, easy to clean |
| Booths/banquettes | $400–$1,500/seat | Space-efficient, higher perceived value |
| Bar stools | $100–$500 | Footrest height, swivel vs. fixed |
| Host stand | $300–$1,200 | Tech integration (tablet, POS) |
Top Hospitality FF&E Vendors
| Vendor | Specialty | Price Tier | Lead Time |
|---|---|---|---|
| Bernhardt Hospitality | Full casegoods & upholstery | Mid-Premium | 8–12 weeks |
| Artone/Global Allies | Guest room packages | Budget-Mid | 10–14 weeks |
| Restoration Hardware Contract | Luxury hospitality | Premium | 10–16 weeks |
| Source International | Lobby & lounge | Mid-Premium | 6–10 weeks |
| MTS Seating | Banquet & restaurant chairs | Budget-Mid | 4–8 weeks |
FF&E Procurement Best Practices
- Start early — FF&E procurement should begin 6-9 months before opening
- Budget 15-20% contingency — Shipping delays, damage, and design changes are inevitable
- Use an FF&E purchasing agent — They earn their fee through vendor discounts and logistics management
- Inspect before installation — Use a receiving warehouse to QC all deliveries
- Negotiate warranty terms — Commercial warranties should be 5+ years on casegoods
- Plan for replacement cycles — Build a 10-year CapEx plan from day one