FF&E and OS&E Specifications
1.1
General Requirements
1.2
Casegoods
1.3
Artwork & Mirrors
1.4
Lighting
1.5
Seating
1.6
Fabric
1.7
Drapery
1.8
Accent Pillows
1.9
Area Rugs
1.10 Mattresses / Guestroom Electronics / OS&E
1.1 GENERAL REQUIREMENTS
A.
All specifications are intended to be used in conjunction with the Hyatt Supplier Code of Conduct and the BEGs.
B.
Carpet: Limit VOC’s for carpet, padding and adhesives to 50g/L and comply with all recognized environmental material
standards relevant to the region, country and city where the hotel is located.
C. Wood Furniture: Purchase wood products from companies that follow environmentally responsible forest management
practices. Products shall be certified in accordance with the Forest Stewardship Council’s (FSC) principles and criteria.
Vendors shall provide FSC chain of custody certificate number to Hyatt.
D. Endangered species (plants or animals) are not permitted.
E.
Paints and Coatings: Utilize environmentally friendly products in accordance with Green Seal Standard GS11, or
equivalent regionally relevant environmental product standards, and testing and certification requirements. Vendors shall
provide appropriate product testing/certification documents to Hyatt.
F.
Wallcovering: All wallcovering shall meet regionally relevant sustainability standards (NSF/ANSI 342 Sustainability
Assessment, or equivalent) with respect to raw material inputs, fabric/sheet formation, finishing treatment, attachment
systems, product distribution, recycling infrastructure support, and indoor air quality. Vendor shall provide appropriate
documentation/certification of the above to Hyatt.
G. All furnishings and hardware must be contract quality and meet all applicable fire codes and accessibility requirements.
H. Residential grade products will not be accepted.
I.
All hardwood components must comply with or exceed the AWI Premium custom grade quality standards and be kiln
dried with a moisture content not to exceed 7%.
J.
Provide marine-grade hardwood for all bathroom and exterior applications.
K.
Particle board is not permitted.
L.
Provide fire retardant pressure treatment for wood, using materials and tests acceptable to governing authorities, as
required.
M. Labels to be in fully concealed locations unless otherwise required by governing authorities.
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FF&E and OS&E Specifications
1.2 CASEGOODS
A. General Construction
1.
All structural joints to be reinforced with corner blocks, glue screwed and double dowelled.
2.
All drawers to be constructed with dovetail joinery.
3.
Doors must be rattle free and installed with even alignment.
4.
The manufacturer must guarantee structural stability of unit(s) and provide adequate bracing to reinforce against an
unwanted movement for maximum stability.
5.
Back panels must be securely fastened with all fasteners being flush with outside back.
6.
All edges, including tops, shelves, doors and drawers, must be solid wood. Square mitered corners are preferred.
7.
Edges must be sanded smooth.
B. Hardware
1.
Free running, full extension, heavy-duty ball-bearing self-close glides are required on all drawers in guestrooms and
public areas and preferred in BOH. Under-mount drawer glides preferred.
2.
Screws must be counter sunk and back nailing must be used whenever possible.
3.
All hardware components and fasteners must be non-corrosive and appropriate for use in high humidity / salt
climates, where applicable.
4.
Cabinet hinges to be high quality heavy-duty concealed type
5.
Heavy-duty levelers / glides must be incorporated in coordination with the respective floor material. They must be
non-marking.
C. Finishes
1.
All wood filler to be oil based, color to match wood being filled.
2.
All wood to have alcohol and water resistant treatment such as conversion varnish, or similar. The varnish material
shall comply with industry sustainable standards.
3.
Manufacturer to stain / finish all exterior sides of casegood.
4.
All metal surfaces to be treated with a clear, rust proof finish.
5.
All glass components must be tempered at a minimum thickness of 6.35mm / 0.25”.
6.
All casegoods shall have a durable top of a solid material such as stone or other similar material. If a top is a wood,
it must be finished to hold up to commercial use and be resistant to scratching and staining with alcohol, water and
heat.
7.
All finishes must be factory applied.
8.
Must be suited for heavy F&B environments, where applicable.
9.
Stone tops must be sealed appropriately.
10. Glass protective surfaces must be submitted for Hyatt approval.
11. Exterior furniture
a.
Powder coated finishes are preferred.
b.
All other metal finishes must be sealed to prevent rusting and corrosion.
c.
Teak may be natural or sealed.
d.
All woven and upholstery materials must be weather resistant and / or marine grade with Crypton finish or
equal.
e.
Synthetic tops must be pre-dyed to avoiding fading.
f.
Glass table tops are not permitted.
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FF&E and OS&E Specifications
D. Furnishing Specifications
1.
Table bases must be designed to support tabletops without tipping over easily when weight is applied to one side
and must have self-leveling capabilities or use FLAT Technology to avoid rocking and tipping.
2.
3.
Typical table heights:
a.
Lounge height: 660-710mm / 26-28”
b.
Dining height: 710-760mm / 28-30”
c.
Counter height: 890-915mm / 35-36”
d.
Bar height: 1040-1090mm / 41-43”
Exterior furnishings must be weighted to withstand the environmental conditions in which it is being installed.
1.3 ARTWORK & MIRRORS
A. General Construction
1.
Framing must be of contract quality and suitable for commercial use.
2.
Frames must be glued and “v” nailed for stability.
3.
Moisture barrier tape must be applied to back of frame.
4.
Mirrors shall be tempered / laminated plate glass with vinyl backing and be mounted on Masonite and wood backing.
5.
Artwork may be wet or dry mounted on foam core.
B. Hardware
1.
Items must be cleat mounted to the wall with a non-rusting security mount device.
2.
Items must be installed with three security brackets per frame, two at the top, and one at the bottom center.
Hardware instructions must be included.
3.
All cleats must be recessed in the frame and not seen when item is installed.
4.
All hardware must be securely attached to the back of the frame and ready for on-site installation.
5.
Manufacturer is to supply rubber bumpers that are attached to the back of the frame at the time of the installation.
C. Finishes
1.
Glass must be tempered / laminated, clear, 3mm / 1/8” thick minimum, individually cleaned.
2.
Anti-glare glass to be use as appropriate for specific areas such as locations where strong daylight and accent light
glare are present.
3.
Mat board used must be acid free.
4.
MDF frames are not permitted within bathroom areas.
1.4 LIGHTING
A. Overview
1.
All fixtures must be of contract quality and suitable for commercial use.
2.
All fixtures must meet all applicable codes in city of final installation and be CE / UL approved.
3.
All lighting must be energy efficient, equipped with LED lamps. Light sources must be of warm color rendering,
2700°K. maximum.
a.
4.
CFL lamps are not permitted.
All lamping switches shall meet all applicable accessibility codes when used in accessible rooms.
B. General Construction
1.
Manufacturer to ensure proper clearance between shade and bulb with no visual hot spots and to prevent
discoloration of the shades.
2.
Fixture must be 220-240 / 110-120 volts dependent on location.
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FF&E and OS&E Specifications
3.
All frames and other internal access shall be arranged to permit re-lamping without the use of tools.
4.
All shades, diffusers, or lenses must be attached so they maintain a straight and level positioning when installed.
5.
All desk, table, and floor lamps must be adequately weighted to be stable enough to pass an 8-degree tilt test as
specified by UL.
6.
All switches shall be easily accessible and visible to guests.
C. Hardware
1.
Manufacturer to provide ceramic socket in fixture. Plastic sockets will not be accepted. Sockets are to be firmly
affixed so that they do not become loose during re-lamping or general use.
2.
All floor lamp metal bases shall have acrylic feet securely attached to the underside of the base to prevent carpet
damage.
3.
All desk and table lamps shall have adequate protective padding secured at underside of base to prevent damage to
top of surface.
4.
A diffuser is to be provided at the top and bottom of fixture if light source is visible.
5.
Cords must be a 1830mm / 6’-0” minimum in length, interior designer to verify based on location adjacencies to
outlets.
D. Finishes
1.
All metal finishes shall be plated.
2.
Painted finishes will not be accepted.
3.
All finishes must be non-corrosive with all metal parts, joints, and connectors free from burrs or sharp corners.
4.
All surface coatings must be free from defect.
1.5 SEATING
A. Overview
1.
Manufacturer to provide fire rated barrier cloth, if necessary, to meet code requirements.
2.
Seating must be commercial grade.
3.
All seating must support a static weight minimum of 140 kg / 300 lbs.
B. General Construction
1.
Wood construction
a.
All structural joints to be reinforced with corner blocks, glue screwed and double dowelled.
b.
All leg posts to have concealed corner blocking with metal lag bolt running through the corner blocks and
into leg post for maximum stability, with no-sag construction.
c.
2.
3.
Manufacturer must provide adequate bracing to reinforce against any movement.
Metal construction
a.
Lightweight aluminum or steel
b.
Tubular framing preferred
c.
Continuously welded joins
Seams and stitches are to be sufficient depth, within industry standards and of sufficient quality for contract use. All
upholstered seams are to be double machine stitched with pre-shrunk threads. Piping if specified will be applied in a
straight and neat fashion. Thread used in stitching should be the same color as the fabric/leather unless otherwise
specified and of sufficient quality for contract use.
4.
All interior foam, fill and general construction of upholstery units must pass or exceed fire codes and regulations
stipulated by federal law and by any state, region or city flammability regulations at the final installation.
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FF&E and OS&E Specifications
5.
All seat cushions to have urethane foam cushions that meet California Technical Bulletin TB-117. Cushion density
shall be a minimum of 24oz / 1.8 lbs. Cushions shall be wrapped with multiple layers of poly-Dacron. Cushions to
retain 85% memory for 5 years.
6.
Back springs must be 11 or 12 gage, sinuous construction. A woven synthetic material (acrylic, latex or knit) shall be
used to cover back springs with foam applied on top.
C. Hardware
1.
Zippers must be concealed on all cushions and must match the specified fabric. Zippers to be rust-proof or nylon.
2.
Heavy-duty levelers / glides must be incorporated in coordination with the respective floor material. They must be
non-marking.
3.
All casters and glides must be securely attached to remain permanently in place.
4.
Ergonomic chair bases must have a minimum of five prongs with a diameter of 675mm / 24”.
5.
Seat springs must be 8 gage, sinuous construction, with 102mm / 4” spacing or less.
6.
The sleeper mechanism in sofa beds must be a one-piece heavy gage tubular steel with no metal bars or springs
under the mattress.
a.
Mattress to be removable.
D. Finishes
1.
Exposed wood frames to be finished with vinyl sealer and acid cure lacquer topcoat for resistance to scratching and
staining with alcohol, water and heat. All finishes must be factory applied.
2.
All wood to have alcohol and water resistant treatment such as conversion varnish, or similar. The varnish material
shall comply with industry sustainability standards.
E.
3.
All metal surfaces to be treated with a clear rust proof or powder coated finish.
4.
All upholstery seams must be reinforced with adhesive, as necessary.
5.
Exterior furniture
a.
UV-resistant powder coated finishes are preferred.
b.
All other metal finishes must be sealed to prevent rusting and corrosion.
c.
Teak may be natural or sealed.
d.
All woven and upholstery materials must be weather resistant and / or marine grade.
Furnishing Specifications
1.
Dining chairs, desk/task chairs and barstools are required to have a min. of 200 – 250mm / 8 – 10” of leg clearance
to underside of table and bar top.
2.
Arm rests must clear table tops.
3.
Dining chairs and banquettes to have a back pitch of 96 to 98 degrees.
4.
Banquet chairs to have flex back, aluminum frame, and stack minimum of eight high.
5.
Ergonomic chairs must have an adjustable seat height ranging from 400 – 600mm / 16 – 24”.
6.
Exterior furnishings must be weighted to withstand the environmental conditions in which it is being installed.
a.
Exterior cushions must be tethered to seating.
b.
Exterior cushions must be “free flow foam”.
1.6 FABRIC
A. Overview
1.
All fabric must meet NFPA 260, NFPA 701, CAL 117, TB-117-2013 as required, as well as any other applicable codes.
2.
Colors, patterns, and textures should be chosen to minimized the visibility of normal soil and wear.
3.
All fabric at upholstery must be treated with a stain resistant finish equal to or better than Teflon, unless otherwise noted.
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FF&E and OS&E Specifications
4.
All material must be contract quality and dimensionally stable.
5.
Leather must be aniline dyed and blemish free. Thickness must be 1.3-2.4 mm depending on application, full grain,
min. 40 lbs tear strength, less than 40% elongation.
B. Woven Upholstery / Upholstered Pillows
1.
Public area upholstery must be 50,000 double rubs Wyzenbeek #10 Cotton Duck min.
2.
Guestroom upholstery must be 30,000 double rubs Wyzenbeek #10 Cotton Duck min.
3.
Flame resistant / treated to meet NFPA 260, California TB 117E-2013, UFAC Class 1
4.
Fabric is required to meet the following testing minimums:
a.
Dry crocking – class 4 min.
b.
Wet crocking – class 4 min.
c.
Color fast – class 4 min. at 40 hours
d.
Seam slippage – 40 lbs. warp and weft
e.
Pilling – brush pill ASTM D3511-02 class 4 min.
C. Vinyl
1.
Must be 100% PVC or PU faced vinyl
2.
Must be 100,000 double rubs Wyzenbeek #10 Cotton Duck min.
3.
Flame resistant / treated to meet NFPA 260, California TB 117E-2013, UFAC Class 1
4.
Fabric is required to meet the following testing minimums:
a.
Dry crocking – class 4 min.
b.
Wet crocking – class 4 min.
c.
Color fast – class 4 min. at 40 hours
d.
Seam slippage – 40 lbs. warp and weft
e.
Pilling – brush pill ASTM D3511-02 class 4 min.
f.
Tear strength – ASTM D2261-07A min. 4 lbs. warp and weft
g.
Breaking strength – ASTM D751-06 min. 50 lbs. warp and weft
h.
Adhesion – ASTM D751-06
i.
Cold crack – CFAA-6 Federal Standard 191A Method 5872, min. -10 F
D. Drapery
1.
Flame resistant / treated to meet NFPA 701-2010 TM1
2.
Fabric must be dry cleanable without losing flame resistant qualities.
3.
Fabric is required to meet the following testing minimums:
a.
Dry crocking – class 4 min.
b.
Wet crocking – class 4 min.
c.
Color fast – class 4 min. at 60 hours
d.
Seam slippage – 25 lbs. warp and weft
e.
Pilling – brush pill ASTM D3512 class 4 min.
f.
Dimensional change – 5% warp and weft
g.
Performance after laundering – AATCC 135 min. class 4 with no more than 2% residual shrinkage after 5
cycles
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FF&E and OS&E Specifications
1.7 DRAPERY
A. Overview
1.
Drapery installations at accessible guestrooms must meet all applicable accessibility requirements.
2.
All fabrication must be contract quality and hold up to dry cleaning and hospitality use.
3.
Drapery installation must be uniform in color across all exterior windows of the building.
4.
The following are minimum standards for fabrication, and may vary depending on design intent.
B. General Construction
1.
Overdrape and blackout drapery fullness must be a minimum of 120 % ripple fold / 250% pinch pleat unless
otherwise specified by the Interior Designer.
2.
Side panels are required to be a minimum of 250% fullness unless otherwise specified by the Interior Designer.
3.
Sheers are required to be a minimum of 120% ripple fold / 250% pinch pleat unless otherwise specified by the
Interior Designer.
4.
Bottom of window treatments must be 6mm / 0.25” max. above the finished floor.
5.
All window treatments must have a minimum overlap of 100mm / 4”.
6.
Three-pass blackout lining is minimally required. Must provide 100% blackout.
7.
All treads used on headings, hems, and seams must match face color of fabric.
8.
All panels must have a 25.5mm / 1” double fold heading.
9.
Provide weighted euro hems on sheers with 40mm / 1.5” double fold side hems on sheers and side panels.
10. All buckram must be triple-dipped and washable.
a.
On overlaps and returns use 300mm / 12” double fold back over the buckram.
11. All patterns must be matched both vertically and horizontally across the entire drapery installation.
12. All open ends of hems must be hand stitched using blind stitching.
13. Wall-to-wall treatments
a.
Fixed full length inoperable side panels on individual track from wall to edge of window (flanking the
window) and a manual traversing sheer and blackout on individual tracks at window.
14. Operable / stationary side panels
a.
Width of side panels are determined by the width of window + 4” of overlap.
C. Hardware
1.
Commercial quality extruded aluminum tracks must be used. Track finish to be standard off-white or color specified
by Designer.
2.
All hardware must be non-corrosive and concealed from view upon installation.
3.
Where electronically controlled drapery is being used, mechanism used must consider drapery weight and ease of
operation.
4.
Carriers must be ball bearing and overlap on center draw drapery installation.
5.
All batons used must be heavy duty and be complimentary in color to the drapery fabric.
a.
6.
Single weights must to be used at all bottom hems.
a.
7.
Batons must be installed on the front of the panels 1060mm / 42” AFF.
Weights must be wrapped in a matching fabric, where applicable.
All drapery pins must be stainless steel.
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FF&E and OS&E Specifications
1.8 ACCENT PILLOWS
D. Overview
1.
All fabric/inserts must meet NFPA 260, NFPA 701, CAL 117, TB-117-2013 as required, as well as any other applicable
codes.
2.
E.
The following are minimum standards for fabrication, and may vary depending on design intent.
General Construction
1.
Inserts to be sized larger than pillow size for plush look (insert size depends on pillow size)
2.
All down and feather inserts are to be hypo-allergenic. Provide down proof ticking with down/feather inserts. No
foam inserts allowed.
a.
Down or feather products are to be Responsible Down certified. If certified product is not available in your
country, confirm with supplier that: feather products are byproducts of the food industry and the animals
are treated humanely in alignment with the Responsible Down standard.
3.
All sewing must be a minimum 10 stitches per inch.
4.
Piping if specified will be applied in a straight and neat fashion. Thread used in stitching should be the same color
as the fabric/leather and of sufficient quality for contract use
5.
Color-matching concealed zipper
6.
Corners to be square
1.9 AREA RUGS
A. Overview
1.
A rug pad must be installed with the double-stick method for inset carpet and loose lay carpet in high traffic areas
and when a large rug is specified. Refer to cushion and adhesive manufacturer for further recommendations.
2.
Stretch-in installation is an option as the manufacturer requires.
3.
Rug edges must comply with all applicable accessibility guidelines and must not curl.
4.
Refer to Architecture and Design – Materials and Finishes for more information about carpet construction.
1.10 MATTRESSES / GUESTROOM ELECTRONICS / OS&E
A.
Refer to the BEG – Operational Resources for product standards by brand as well as the product specifications.
1.
2.
The product specifications include guidelines for the following items defined as FF&E:
a.
Mattress
b.
Minibar/guest fridge
c.
Safe (in room)
For Television specifications please refer to section Hotel Technology Systems – Television Systems – TV
Technical Requirements and Operating Standards: General
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