How Much Does a Days Inn & Suites Franchise Cost?

Days Inns Worldwide, Inc. discloses two incompatible U.S. investment ranges: $8,128,742 to $10,088,760 for an 89-room new construction Facility, and $248,324 to $3,627,625 for a 100-room conversion Facility. The conversion estimate assumes the buyer already owns the hotel. Neither range includes purchasing or leasing real estate.

No separate suites-specific Item 7 range is disclosed. The government filing lists Days Inn, Days Inn by Wyndham, Days Hotel and Days Inn & Suites as trade names of Days Inns Worldwide, Inc. The current disclosure prices the franchise offer by development path: a new construction Facility or a conversion Facility.

Wyndham's official conversion format information describes conversion as a distinct development path. That distinction matters because the low end of the conversion range cannot be used for a ground-up project, and the new-build range cannot be treated as the price of acquiring land.

The two Item 7 ranges differ because one starts with a new 89-room hotel and the other starts with an existing 100-room property. The chart uses one common $0-$10.1 million scale so the ranges are directly comparable.

The low endpoint is not a general cash threshold, and the high endpoint is not a recommended budget. Each endpoint depends on the condition and scope assumptions in the disclosure footnotes. Before selecting a figure, match the actual property against those assumptions room by room and system by system, then obtain site-specific bids for work that is not resolved by the table. Do not add every high line item to the published high total: the official total already reflects the disclosed range structure, so doing that can double-count costs. Likewise, do not use a midpoint as though the franchisor identified it as typical. The practical task is to identify the correct format, test the property's condition against the stated assumptions, preserve the official total, and budget excluded obligations separately.

The new-construction estimate is dominated by Facility Construction, followed by Architecture, Design and Engineering, the Construction Contingency, FF&E and Opening Inventory. The estimate also includes three months of Additional Funds after opening, but excludes land.

Other new-build categories are the Initial Fee of $35,000; Photos of $2,450-$6,950; Training Tuition of $5,100-$6,600; Training Expenses of $3,200-$5,500; a Market Study of $5,000-$15,000; Insurance of $22,500-$80,000; Grand Opening Advertising of $3,000-$14,500; Pre-Opening Wages of $83,293-$148,888; Miscellaneous Non-Tangible Asset Costs of $19,196-$37,035; and Additional Funds of $118,200-$183,795 for the first three months. Source basis: 2026 FDD, Item 7, pp. 46-50.

The conversion low end assumes the existing hotel is already in excellent condition and largely meets System Standards. The high end assumes extensive Facility Improvements, replacement of most FF&E and Opening Inventory, and major technology work. The Property Improvement Plan determines which end is relevant.

The conversion table also includes the $35,000 Initial Fee; Photos of $2,450-$6,950; Training Tuition of $2,850-$6,600; Training Expenses of $1,200-$3,500; Temporary Signage of $0-$1,250; Signage of $20,000-$80,000; Insurance of $22,500-$65,000; Grand Opening Advertising of $3,000-$14,500; and Miscellaneous Non-Tangible Asset Costs of $7,377-$22,966. Source basis: 2026 FDD, Item 7, pp. 51-54.

Cash is not due all at once. The payment schedule separates application, contract signing, development, pre-opening technology and post-opening operating payments.

The FTC states that a prospective franchisee generally must receive the disclosure document at least 14 calendar days before signing a binding agreement or paying the franchisor or an affiliate. The FTC consumer franchise guide explains that review period.

The core Recurring Fees are a 5.5% Royalty and a 3.8% System Assessment Fee, both based on Gross Room Revenues and generally paid monthly by the third day of the following month. Other required charges depend on how reservations are generated, loyalty activity and the PMS selected.

Gross Room Revenues are not the same as all hotel revenue. The contractual definition includes room-rental revenue, guaranteed no-show revenue, certain insurance proceeds and miscellaneous fees charged to all guests. It excludes separate Food and Beverage charges, actual telephone charges, key forfeitures and entertainment charges, vending receipts, and federal, state and local sales, occupancy and use taxes. Source basis: 2026 FDD, Item 6, pp. 32-45.

Channel commissions

Agency Commissions may reach 20% of GRR. The Agency Commission Service Charge is 1.5% of commissionable revenue. Member Benefits Commissions may reach 10% of GRR with a 1.5% service charge, and Everyone Sells Group Referrals are 10% of commissionable revenue.

Mandatory education

Continuing Education is currently $600 per year. The Chain Conference is currently $2,000 for the first attendee and $1,750 for each additional attendee, approximately every 18-24 months; the fee is charged even if the required attendee does not attend.

Optional service levels

Standard RMS is 0.75% of GRR with a $645 monthly minimum and $1,395 maximum. Premium RMS is 1% of GRR with stated monthly minimums and maximums. Premium Plus RMS is $5,425 per month, and Remote Sales Service is $1,500 per month.

Several large obligations are event-triggered rather than normal opening costs. They matter because they can affect the cost of a resale, renewal election, delayed opening, quality failure or early termination.

• Relicense Fee for transfer or elected renewalCurrently the greater of $35,000 or $350 per room, plus the $2,500 Application Fee. Item 17 states there is no contractual renewal right; if both parties elect to continue, the then-current agreement and Relicense Fee apply.
• Opening extension$5,000 if assessed for extending a new-construction or conversion deadline, due within 10 days of the Opening Date.
• Custom design and post-opening PIP workCustom Interior Design Review is currently $6,000; a Property Improvement Plan Preparation Fee is currently $1,500 per request.
• Quality reinspection$3,000-$5,500 plus reasonable inspector travel, lodging and meal expenses after a failed required inspection.
• Late or interrupted paymentInterest is the lesser of 1.5% per month or the maximum legal rate; Central Reservation System reconnection is currently $4,000.
• Early terminationLiquidated Damages use the greater of $2,000 per authorized guest room or a formula based on average monthly Royalty and System Assessment Fees, subject to the remaining term and other FDD qualifications.
• Failure to de-identify$2,000 per day after termination until de-identification is completed to the franchisor's satisfaction.

The franchise term is 20 years for new construction and 15 years for conversion and transfer Facilities. Item 17 also requires repayment of an outstanding Development Incentive after certain transfers or terminations unless an approved transferee assumes the obligation. Source basis: 2026 FDD, Items 6, 10 and 17, pp. 42-45, 60-63 and 82-86.

The March 31, 2026 disclosure does not state a fixed minimum Liquid Capital or Net Worth threshold. That absence does not reduce the Item 7 investment. Days Inns Worldwide reviews the Franchise Application and may request financial information, while significant owners must guarantee the franchisee's obligations. A spouse may also have to co-sign financing notes in community-property or certain other states.

Item 10 says the franchisor generally does not provide financing except for discretionary arrangements. An Initial Fee Deferral may postpone some or all of the Initial Fee, usually for 90 days or until opening, whichever occurs first. A Development Incentive may be offered for new construction or conversion, is typically funded shortly after opening, and is forgiven over the franchise term. If the franchise terminates or transfers early, the unamortized balance becomes repayable and a 10% Development Incentive Acceleration Fee may apply.

The Women Own the Room Development Incentive has a target of $2,500 per guest room, capped at 50% of the franchisee's equity investment, for an approved majority women-owned franchisee. The official Women Own the Room program page describes enhanced capital support and reduced initial franchise fees. The official BOLD program page describes tailored capital support and lender introductions for qualified Black owners. Approval, amount and terms remain discretionary; neither program is guaranteed financing.

The disclosure is a contract document, not a site-specific construction bid or acquisition budget. The following items must be verified for the exact property.

• Real estate: land acquisition and property lease costs are excluded; the conversion range assumes the Facility is already owned.
• Local development charges: impact fees, site-evaluation fees, geotechnical reports and civil engineering are outside the stated architecture and permit ranges.
• Freight, tax and installation: FF&E excludes tax, freight and installation; Opening Inventory excludes tax and freight.
• Insurance gaps: Item 7's insurance estimate excludes workers' compensation, employer's liability, business interruption and other policies even though Item 8 requires broader coverage.
• Debt service and rent: neither is included in Additional Funds, although Additional Funds do include labor and Recurring Fees during the initial three-month period.
• Technology interfaces: OPERA interface charges of $525-$3,050 and a required $750 revenue-management interface may be additional to the PMS setup range, depending on configuration.
• Supplier and procurement charges: an approved procurement provider may charge 11%-17% of FF&E purchased; the Item 7 FF&E range includes an estimated procurement fee, but the final scope and vendor contract must be checked.
• Current fee schedules: fixed Item 6 fees may rise under the annual adjustment provisions, and several charges are expressly subject to modification.

Wyndham's official hotel franchise cost information distinguishes acquisition, renovation, construction, permits, FF&E, startup fees and working capital. The FTC's FDD review guidance also emphasizes obtaining explanations and clarifications before committing capital.

Use $8,128,742-$10,088,760 only for the 2026 FDD's 89-room new construction model and $248,324-$3,627,625 only for its 100-room conversion model. Then add the property-specific costs the applicable Item 7 table excludes, especially real estate, local development charges, freight, tax, installation, complete insurance requirements, debt service and rent. Keep the Initial Fee, Total Estimated Initial Investment, any owner equity requirement and ongoing percentage fees as separate capital concepts.