Colleges are learning that making year-round use of buildings — especially dormitories — makes good financial sense and can bring in much-needed revenue. Many institutions have successfully used such spaces for summer camps or conferences. But what if other potential uses were considered at the start of the planning-and-design process, rather than after the fact?
Academic institutions should explore a variety of models that could position them to generate revenue year-round. Here are some of them:
The Summer Flip: One of the most suitable uses of a residence hall when classes aren’t in session is as a hotel. Many colleges are located in attractive destinations that draw tourists, visitors, and students, all looking for a place to stay during summer months. With a “flip” in mind, a residence hall should provide a range of living spaces — from single occupancy to a Jack-and-Jill setup (two bedrooms sharing a bathroom) — to accommodate either the independent traveler or larger groups and families. Additionally, the scale of the room is important. Micro-units (dwelling units that are the smallest size allowed by local regulations) may be a good fit for the urban student or solo traveler, while a rural institution may favor a relaxed and comfortable atmosphere to spread out.
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At New Hampshire’s Plymouth State University, the new Merrill Place residence hall added a hotel and conference center to its design. The 345-bed residence hall, designed by Perkins+Will, where I am an architect, can be flipped into a hotel and event space to drive revenue and fill the local hospitality gap. The conference center, meanwhile, is marketed separately for year-round use. The management of this process doesn’t have to fall squarely on the university: Independent companies also fill this role by forming partnerships with colleges to consolidate vacancies and manage properties off-season.
The WeLive Model: Similar to the current WeLive communities, which promote temporary communal living space for working professionals, this model can also work in academe. By offering a variety of unit types from apartments to micro-bedrooms with shared amenities, a college can cater to a wider range of students, including undergraduates who need long-term accommodations and a more transient graduate-student population. Some units might be fully furnished and equipped with modern conveniences, while others could offer standard accommodation for long-term students. The key to success is to have the right shared amenities to provide spaces for community-building. Such spaces vary across institutions, but in general include co-working areas, spaces of respite like wellness rooms, communal kitchens, and rooms for online gaming.
Monterrey Tec, in Mexico, has a number of distinct campuses, each with separate academic specialties. To complete a degree, graduate students often move around among those campuses, requiring living accommodations for both short and longer stays. To offer those transient students short-term accommodations, Tec plans to develop a mini-hotel within each of its residence halls (to be designed by our firm). In addition, residence halls that accommodate full-time students during the academic year could potentially flip to a WeLive model during the summertime.
Ready for Market: Colleges are increasingly forming partnerships with developers to provide student housing. This model is particularly beneficial to urban institutions that may attract students from neighboring academic colleges or young professionals with similar needs. In some cases, a college may agree to fill all of the beds with its students, but in other cases it might be able to assure only a certain occupancy percentage. To mitigate such an uncertainty, developers create units that are “ready for market” — meaning they are ready to rent to outsiders. This helps institutions meet their occupancy goals.
This developer-led model provides an institution with flexibility during market fluctuations. At Emmanuel College, in Boston, a new residence hall, which features “ready for market” apartment-style units and was designed by Elkus Manfredi Architects, opened last month. Emmanuel has an agreement to house students from the Massachusetts College of Pharmacy and Health Sciences in the building, along with its own students.
Ways to Make It Work: When planning a multiuse residence hall, keep these factors in mind:
Research. Study your market and competition: For whom are you designing? What are their needs and goals? What unit type will be most effective? A micro-unit could be perfect for a solo traveler in an urban area, while families might prefer a Jack-and-Jill.
Design strategy. Public spaces should function for both students and guests. Can the laptop/work counter be turned into a breakfast counter in the summer months? Is there a concierge and/or a reception area? Rather than adding extra storage, consider using companies that can supply linens, mattresses, toiletries, and other supplies. And like a hotel, the public space within a residence hall needs to be upgraded on a six-year cycle to keep the design fresh.
Furniture and materials. Choose durable materials. Identifying the right bed is critical: Convert two long twin beds to a king with a “mate,” or push the frames together and use a separate king mattress. Provide lighter-weight, movable furniture. Students often move furniture, so providing wheels will protect floors!
Technology. Wi-Fi is adequate for hotel guests, but students need a hard-wired connection. Lighting control and the ability to dim the lights is crucial for a comfortable hotel stay. Managing keys for a hotel is different than for a residence hall; using a magnetic key card is preferred for a hotel.
Staff. To fill rooms in the off-season, it is important to have a hospitality expert who can work closely with a residential-life expert, or a leader who’s knowledgeable about both. Marketing is essential to keep the rooms full. Colleges should consider engaging students as a teaching opportunity. This might require developing a training program or ties to an existing hospitality program.
Capturing revenue year-round from residence halls has become a critical factor in making new or renovated residence halls financially viable. Colleges now have a variety of options available to them, and the time to study any of these revenue models in detail is during the predesign phase.
Yanel de Angel is an associate principal at the Boston studio of the architectural firm Perkins+Will.
Correction (10/31/2018, 1:02 p.m.): This essay originally described incorrectly a new residence hall at Emmanuel College. The building opened in September; it is not nearing completion. And it will house some students from the Massachusetts College of Pharmacy and Health Sciences under a long-term agreement, not an annual one. The essay has been corrected accordingly.
