Hotel Management
Professional management for branded hotels across the Baltics.
We run hotels as if they were our own — our fee depends on results, so we cannot afford anything less. Duco Hotels offers full-service hotel management, backed by direct franchise agreements and a team with more than 20 years of local experience.
Positioning statement
Your asset. Our full accountability.
Partnership model — cooperation structures
Four cooperation models.
Four cooperation models, each suited to different owner and asset needs.
Hotel Management Agreement (HMA)
A base management fee as a percentage of total revenue, with an incentive fee tied to meeting GOP targets. You own the asset, we manage it. Monthly reporting, quarterly meetings, annual budget approval.
Franchise + Management
Duco Hotels holds the franchise agreement and provides management services under a single contract. One accountable partner for both brand standards and day-to-day operations.
Lease / Rental Agreement
Duco Hotels leases the property and is fully responsible for its financial performance. The owner receives fixed or indexed rental income. Offered selectively where the asset and owner objectives align.
JV / Co-investment
PropCo/OpCo or HoldCo structures for projects at the development stage. Duco Hotels brings operational experience and access to international hotel brands; the capital partner invests the capital the project requires.
Scope of services
What's included.
Revenue management
IDeaS G3-based pricing, distribution channel optimisation and demand forecasting tailored to the Tallinn and Baltic markets. Weekly strategy calls, daily review of new bookings and proactive rate adjustments.
Sales and distribution
A direct sales team, OTA strategy, GDS setup and full distribution channel management. Branded hotels get full integration with the brand's loyalty and distribution platform — for hotels operating under Accor brands, this means direct access to ALL's global customer base. Franchise relationships with several international brand groups.
Brand and franchise management
We lead and manage the franchise relationship with the relevant international brand, ensuring compliance, standards audits and loyalty programme integration. One accountable partner for both the brand and day-to-day operations.
People
Full people management: recruitment, onboarding, training and staff development and retention practices tailored to local labour market conditions. Staff turnover raises costs and affects results, so we invest in building stable teams.
Financial reporting and control
Monthly P&L reporting, budget-to-actual comparison, owner reporting packages and a full audit trail — delivered on a fixed date every month, without having to ask.
Guest experience and marketing
Review management, loyalty programme activation, digital marketing and a strategy for growing direct bookings. We track guest satisfaction weekly and respond to trends before they damage the hotel's reputation.
Food and beverage
Concept development, menu design and profit management of food and beverage across restaurant, bar and events. We treat food and beverage as a profit centre, not a cost centre.
Sustainability
ESG reporting aligned with applicable brand sustainability standards, energy audits and supply chain sustainability requirements. Sustainability matters increasingly to corporate clients and helps the hotel stand out in procurement processes.
Cooperation model
How we work.
Stage 01
Assessment
We conduct a thorough analysis of the hotel, assessing its market position, past performance, brand fit and key weaknesses. Before any agreement is signed, you receive a clear written assessment with concrete recommendations — no obligation and no drawn-out preliminaries.
Stage 02
Transition and onboarding
We bring in the management team, migrate operations to Duco Hotels' systems (Opera Cloud PMS, IDeaS G3 and channel management platforms) and activate brand and distribution channels on an agreed schedule. The transition is planned without disrupting day-to-day business.
Stage 03
Performance
We ensure regular owner reporting, quarterly strategy reviews and transparent financial management. We set joint targets at the start of every year and report against them monthly. If results fall short, we explain the reasons and the corrective measures being taken — not just point to market conditions.
Why Duco Hotels
Differentiators.
We know the market
Our team has operated hotels in Tallinn and the Baltics for over 20 years. Knowledge of the local market improves sales performance.
We decide fast
Instead of regional approval layers, our board is involved in the strategic decisions of every hotel we manage.
We build direct relationships with international brands
We hold franchise agreements with several internationally recognised brands — with no third-party intermediary.
We tie our fee to your results
GOP targets determine our incentive fee. Our success depends directly on your hotel's performance. Performance accountability is written into the contract.
Performance snapshot
How we're doing.
Frequently asked questions
FAQ
Next step
Tell us about your property.
Send us a brief description of the asset — size, location, current brand or the fact that the hotel is unbranded — and we'll give you an initial assessment within ten business days on whether and in what form a partnership could work.