Everything your lodging business needs,
handled together.

01

Revenue Management, IT & Web

Turning pricing decisions from gut feeling into numbers.

Many facilities still rely on individual staff experience to determine room rates. Staff may be unavailable, difficult to transfer during relocation, or forced to lower prices during busy periods. Stek accepts a comprehensive system that includes price design based on demand forecasting, automatic reflection by AI, integration with PMS, channel manager, and OTA, and a official website and SEO that support direct sales. We start by showing where improvements are needed through common metrics such as ADR (average daily rate), OCC (occupancy rate), and RevPAR (revenue per available room). Note that you do not need to entrust us with everything. We also accept partial commissions such as revenue management, OTA operations, or official website management.

What's Included

• Revenue Management Outsourcing

  We check day of the week, season, nearby events, competitor rates, lead time, and the booking curve on a daily basis, and design selling prices and inventory allocation by room type and by date. The rationale behind every pricing decision is recorded each time and kept in a state the property can check or override at any moment. We place importance on replacing work that had become dependent on one individual with work that can be properly handed over.

• AI Dynamic Pricing (Automated Rate Adjustment)

  We turn demand forecasts and each property's sales policy into rules in advance, so daily rate changes happen automatically. Ceiling and floor prices, the line below which you will never discount, and the price band you want to maintain as a brand can all be set and changed by the property at any time. We also support settings that automatically raise rates during events or sudden demand spikes, preventing both lost sales and unnecessary discounting.

• PMS, Channel Manager, and OTA Operation

  We support the selection, implementation, and migration of PMS (property management systems), booking engines, and channel managers, centrally managing inventory across multiple OTAs to prevent overbooking. Our scope of operation includes listing content, plan design, photos, and review responses on platforms such as Rakuten Travel, Jalan, Booking.com, Expedia, and Agoda. Partial implementation that keeps your existing systems in place is also possible.

• Official Website Production and Booking Flow Design

  We create a direct sales website to move away from OTA dependence. We use Japanese as the core language, and can expand to English, Chinese (simplified/traditional), and Korean as needed. We design the reservation engine, in-house guidance, access, FAQ, and photo composition from the perspective of reservation completion rate. After launch, the facility can update the content through the management screen, eliminating the need to outsource updates.

• SEO, MEO, and Ad Operation

  In addition to capturing branded searches for the property's name, we also capture the segment searching by "area + purpose." We handle the technical side—page structure and internal links, structured data, page speed (Core Web Vitals), and multilingual hreflang settings—and we also manage Google Business Profile (MEO) information and review responses, and, as needed, listing ad operation.

• AI Utilization and Automation of Inquiry Response

  We apply AI to areas where on-site staff are short-handed, such as first-line multilingual inquiry response, generating in-house guest information and plan descriptions, and analyzing review trends. This is not a one-time implementation—we check response quality every month and continually review the line between what is automated and what is handled by people.

• Monthly Reports and Dashboard

  We share ADR, OCC, RevPAR, sales composition by channel, direct booking ratio, OTB (forward booking status), and review scores on the same screen. We present unfavorable numbers without dressing them up, and report together with what will change the following month.

02

Hotel Operation, Brand & Franchise

Separate ownership from operation, and deliver through results.

"The building exists, but there is no operational structure," or "you are not satisfied with the current operator's numbers." We will design and accept the operation together with the contract form. We respond to operation contracting (MC method), lease (rental) method, and franchise membership, and the optimal form varies depending on how much risk and revenue fluctuation the owner is willing to take. If the property before opening is still unclear whether it can function as a lodging facility, we first confirm the feasibility through "real estate utilization and consulting," and then proceed with the operation design.

What's Included

• Operation Outsourcing (Management Contract / MC)

  The owner retains ownership and management responsibility, and we take on the operation. We handle everything as a package: placing a manager-equivalent person in charge, staff recruitment and training, shift design, rate design and OTA operation, cleaning quality management, procurement, and daily and monthly financial management. Compensation is generally a combination of a base fee tied to revenue and an incentive fee tied to GOP (gross operating profit), aligning our compensation with the property's profit in the same direction.

• Lease Arrangement / Master Lease

  This is a form in which we lease the property and operate it under our own responsibility. Owners receive rent regardless of fluctuations in occupancy, and are freed from operational decision-making and staffing. We can design either a fixed-rent-only structure or a hybrid structure combining fixed rent with revenue-linked rent.

• Pre-opening support (pre-opening)

  When opening a new facility or after repurposing, we take responsibility for creating a schedule for the opening process, hiring and training managers and staff, preparing operational manuals and shifts, initial setup of PMS, reservation platform, and channel manager, selecting suppliers, arranging linen and supplies, and launching pre-opening sales. We also accept the confirmation of building permits, permits and licenses related to the Hotel Business Act and Fire Service Act, and the feasibility of the lodging facility itself through "real estate utilization and consulting," and then take over the creation of the operational structure after obtaining the permits.

• Outsourced Operation of Existing Hotels / Operator Switchover

  We also handle takeovers from a property's current operating company. We organize booking data, rate settings, staff employment, and relationships with business partners during the handover period, and switch over without stopping business. Before the switchover, we present the current profit and loss alongside our projected outlook if we take over.

• Brand Conversion / Rebranding

  We review a property's concept, target guest segment, price range, interior, and in-house services, and change its brand. Because whether major investment is needed for renovation differs by property, we present the investment amount and payback period first, so you can make an informed decision.

• Franchise Affiliation / Brand Licensing

  We plan our own brands, manage trademarks, and recruit affiliated properties. Affiliated properties receive operating manuals, staff training, booking and rate systems, joint procurement, and a customer acquisition framework. This form suits owners who want to keep operating the property themselves while adopting only the brand and sales power.

03

Housekeeping, Linen & Supplies

Room quality can only be protected on the ground, every single day.

The most direct factor influencing review scores is the condition of the guest rooms. Stek accepts guest room cleaning and bed making on a subcontracted basis. The work is performed by our directly hired staff who have undergone our in-house training. Since we do not arrange staff on an as-needed basis or use multiple subcontractors, the quality remains consistent regardless of the staff, and we can ensure staff during busy periods. In addition, we can also accept the supply and washing of linens, and the procurement of amenities and consumables, so the facility no longer needs to manage multiple vendors individually. At the time of contract, we clearly define the scope of work, quality standards, responsibility boundaries, and how to handle additional rooms during busy periods in writing.

What's Included

• Room Cleaning & Bed-Making Contracting

  We plan the staffing according to the number of rooms and turnover rate, and complete the work within the time between check-out and check-in. The standard scope of work includes cleaning inside the room, disinfecting the bathroom, replacing linens, restocking amenities, collecting garbage, and checking and reporting for forgotten items. We operate by setting a standard working time per room. We try to assign the same staff to the same facility as much as possible, so they can enter with knowledge of the layout and the location of the fixtures. We also pre-arrange additional rooms during busy periods, stay-over cleaning, and late check-out.

• Direct employment and training system for staff

  Cleaning staff are directly employed by us and undergo training before being assigned. We teach common standards including procedures for different types of guest rooms, the chemicals and tools used, infection control, and how to respond when encountering guests, as well as handling lost items and valuables. To accommodate foreign staff, the procedures are prepared with photos and in multiple languages. By managing the recruitment and training of staff in-house, we can reduce the unique issues of subcontracting such as difficulty in gathering staff during busy periods or inconsistent quality.

• Inspection and Quality Control

  A person separate from the cleaning staff inspects each room against a checklist and records it with photos. The contract covers rules for re-cleaning when a deficiency is found, how to handle damaged items or lost property, and the division of first-line response and cost responsibility when a complaint arises, so that disputes over "who said what" don't occur. Trends in findings are compiled monthly and reflected in training.

• Common-Area Cleaning and Periodic Special Cleaning

  We handle daily cleaning of the lobby, entrance, corridors, stairs, elevators, shared restrooms, communal baths, and waste-collection areas. We also carry out planned periodic cleaning at set intervals, including carpet shampoo cleaning and stain removal, floor polishing and waxing, glass cleaning, and disassembly cleaning of lighting fixtures and air-conditioner filters.

• Outsourced Operation of the Housekeeping Department

  We also accept the outsourcing of the entire housekeeping department, not just per-room pricing. We take responsibility for the department level, including staff recruitment and training, shifts, inventory management of materials, and linen orders, reducing the management effort of the facility. Since the department is composed of our employed staff, the facility no longer needs to recruit and train staff.

• Linen Supply, Laundering, and Delivery

  We handle sheets, duvet covers, pillowcases, bath towels, face towels, bath mats, and in-house robes, whether on a rental basis or using items owned by the property. We arrange collection, laundering, finishing, and delivery all together, and design the required quantity and turnover rate (inventory cycle) by working backward from room count and occupancy, preventing both shortages and excess inventory.

• Procurement of Amenities, Consumables, and Supplies

  We select and supply shampoo products, toothbrushes, slippers, room wear, cleaning supplies, and guest-room items, balancing quality against unit cost. We handle both domestic procurement and imports, and after comparing your existing procurement and unit costs side by side, we propose switching only the items that should be switched. We can also plan original-specification (OEM) amenities.

04

Real Estate & Consulting

First confirm whether the building can work as a lodging facility.

Idle real estate and underperforming rental properties can see profitability change significantly when converted to lodging use. On the other hand, depending on zoning, Fire Service Act requirements, the construction costs of a change of use, and the surrounding ADR and occupancy levels, the conclusion may sometimes be that conversion is not advisable. From an operator's standpoint, STEK first determines whether it "can work," and only when it can, do we present a plan and numbers. We do not offer proposals that line up only favorable conclusions.

What's Included

• Feasibility Assessment for Lodging Conversion

  We check the zoning, the use classification and presence of a certificate of inspection under the Building Standards Act, fire equipment requirements, total floor area and the need for a change of use, and the impact on neighboring properties, and organize which framework—the Hotel Business Act, the Private Lodging Business Act, or special-zone minpaku—the property can operate under. The initial assessment is provided free of charge.

• Financial Simulation and Business Planning

  We build up the surrounding competitors' ADR and occupancy rate, the expected guest segment, and operating costs (labor, cleaning costs, OTA commissions, utilities, repair reserves), and create financial projections under optimistic, neutral, and pessimistic scenarios. We put together everything from the conversion construction cost and payback period to a business plan in a form that can be submitted to financial institutions.

• Sale and Lease of Real Estate for Lodging Facilities

  We assist with the sale, lease, and brokerage of properties suited to the lodging business. For the sale of an operating lodging facility, we organize occupancy performance reports and financial results, and value it based on income capitalization principles.

• Master Lease (Sublease) and Assumption of Operation

  We can offer as options the ability to either have our company lease and operate, or take on the operation contracting. By creating numbers with the premise of taking on operations ourselves, we avoid theoretical planning. Please check the conditions of operation contracting (MC method), lease agreement, and franchise membership in "Operation Contracting, Brand, FC".

• Support for Licensing and Government Consultations

  Working with administrative scriveners, first-class registered architects, and fire equipment contractors, we organize the process from preliminary consultation with the public health center, fire department, and building guidance division, through application, to inspection. The expected timeframe is roughly three to four months from preliminary consultation to obtaining permits (this varies by property and municipality).

• Exit Strategy Consultation

  Continuing operation, selling, or returning to a rental property—which choice is advantageous depends on occupancy performance and market conditions. We are available for consultation so that you can make decisions that account not only for the time of acquisition but also for the exit years down the line.