About DoubleTree with Piebird Franchise
DoubleTree with Piebird is a new concept from Hilton Domestic Operating Company Inc.
that combines the trusted DoubleTree by Hilton hotel experience with Piebird, an integrated food and beverage concept.
The brand launched its franchise program in 2025, offering a fresh take on full service hospitality with an elevated dining component built into the hotel experience.
DoubleTree with Piebird Franchise Cost & Fees
Minimum Investment
$30.6M
Average Investment
$68.1M
Maximum Investment
$105.6M
| Fee Type | Amount | Notes |
|---|---|---|
| Initial Franchise Fee | $85,000 | One-time payment upon signing |
| Royalty Fee | 5% of Gross Rooms Revenue (for hotel) and $1,875 per month (for Piebird Restaurant) of gross sales | Ongoing; paid monthly |
| Marketing/Ad Fund | 4% of Gross Rooms Revenue (Monthly Program Fee) | National brand fund |
| Total Investment Range | $30,550,859 – $105,638,829 | Includes build-out, inventory, working capital |
The investment range of $30.6M–$105.6M reflects variability in build-out costs, store size, lease terms, and market. The combined royalty (5% of Gross Rooms Revenue (for hotel) and $1,875 per month (for Piebird Restaurant)) and marketing fee (4% of Gross Rooms Revenue (Monthly Program Fee)) are ongoing costs paid as a percentage of gross sales.
Investment Breakdown (Item 7)
| Item | Low | High |
|---|---|---|
| Franchise Application Fee | $85,000 | $85,000 |
| Property Improvement Plan | $0 | $10,000 |
| Market Study | $0 | $0 |
| Environmental Assessment | $0 | $0 |
| Real Property | $0 | $0 |
| Construction and Leasehold Improvements | $17,600,000 | $72,150,000 |
| Designer and Engineering Fees | $704,000 | $3,136,000 |
| Furniture, Fixtures and Equipment | $7,000,000 | $10,500,000 |
| Inventory and Operating Equipment | $1,200,000 | $1,800,000 |
| Signage | $45,000 | $135,000 |
| Computer Hardware and Software Systems | $109,995 | $279,995 |
| Guest Internet Access System | $120,055 | $175,450 |
| Connected Room System | $55,350 | $66,150 |
| Delphi Sales and Events System | $900 | $41,000 |
| Required Pre-Opening Training | $5,000 | $20,000 |
| ADA Consultant Fee | $2,500 | $15,000 |
| Construction/ Renovation Extension Fees | $0 | $10,000 |
| Insurance | $0 | $0 |
| Organizational Expense | $75,000 | $285,104 |
| Permits and Licenses | $264,000 | $1,082,250 |
| Miscellaneous Pre-Opening and Project Management Expenses | $500,000 | $2,164,500 |
| Contingencies | $1,760,000 | $7,215,000 |
| Additional Funds | $1,000,000 | $1,400,000 |
| Eforea Spa Initial Fee | $0 | $25,000 |
| Additional Funds for Eforea Spa Implementation | $0 | $4,950,000 |
| Restaurant Brand Initial Fee or Piebird Development Services Fee | $0 | $55,000 |
| Piebird Training Program Fees | $0 | $9,500 |
| Other Required Pre-opening Services Fees | $24,059 | $28,880 |
Additional Fees (Item 6)
| Fee Type | Amount |
|---|---|
| Transfer Fee | Change of Ownership Application Fee: $175,000; Permitted Transfer Processing Fee: $5,500 |
| Technology Fee | OnQ Connectivity Fees: $400 to $600 per month; Hardware and Software Maintenance Support Fees: $2,422 to $6,815 per month; OnQ Email Fees: $7.92 per user per month and $12.50 per month for delivery to mobile devices; Connected Room Maintenance Fees: $980 to $1,395 per month; Delphi Sales and Events System: $858 per user per year |
| Audit Fee | Actual deficiency plus interest (if audit reveals understatement or underpayment); Reimbursement of all inspection and audit costs (if underpayment is willful or 5% or more) |
| Monthly Spa Royalty Fee | 2% of Gross Spa Revenue |
| Room Addition Fee | $400 per guest room or suite, multiplied by the number of additional guest rooms/suites |
| Property Improvement Plan (“PIP”) Fee | $10,000 |
| Restaurant Brands Annual Fee | $14,500 |
| Guest Assistance Program: Customer Satisfaction Guarantee | $200 to $300 per handled transaction plus rebate cost |
| Guest Assistance Program: Price Match Guarantee | 25% discount off the lower rate on all approved claims |
| Plans and Designs Late Fee | $8,000 every 90 days |
| Brand Non-Compliance Fee | $65 to $145 per approved guest room |
| Brand Non-Compliance Re-Evaluation Fee | Up to $4,500 |
| Brand Non-Compliance Special Audit Fee | $5,500 per Special Audit |
| PIP/Renovation Failure Fee | $16,000 every 6 months |
| Stay Score Failure Fee | Up to $300 per guest room or 0.5% of GRR annually |
| Service Quality Improvement Program | $20,000 to $50,000 for each 6-month period in the program |
| Piebird Mystery Shop Fee | Up to $500 per follow-up inspection or guest survey plus costs |
| Brand Conference | $2,500 per attendee |
| General Manager, Commercial and Sales Leader Training | Up to $1,200 per attendee |
| Hilton Core Sales Skills Training | Up to $600 per attendee |
| Other Training Programs and Training Materials | Up to $5,000 per program per attendee |
| Travel Clubs | $0.30 per available room plus 10% commission |
| Hilton Advance Program | 1.35% of eligible Digital Direct Revenue, not to exceed $30 per stay |
| Group Preferred Partnership Program | Up to $1.80 per consumed room night plus applicable commission |
| Hilton Honors Frequent Traveler/Guest Reward Program | 4.3% of total eligible guest folio |
| Hilton Honors Event Planner Bonus Program | $0.0025 to $0.0050 per Hilton Honors bonus point awarded |
| Hilton For Business Program | Up to 3% of the Gross Room Revenue per eligible consumed stay |
| Online Group Event Booking Charges | Up to 2% of Booked Reservation Charges plus applicable commissions |
| Centralized Payment Programs | Third-Party Reservation Charges: up to $5.93 per stay; FastPay Program: up to $1.40 per transaction, plus commission; Travel Planner Centralized Payment Program: $0.18 per transaction processing charge plus up to a 10% commission; Unlimited Rewards Program: $0.71 to $2.13 per stay (may increase by up to $0.21) |
| Add-On Program Fee | Up to 5% of the sale price of Add-On products and services |
| Re-licensing Application Fee | $85,000 |
| Lender Comfort Letter Processing Fee | $3,500 for Lender Comfort Letters and $1,500 for Lender Comfort Letter Assignments |
| Public Offering or Private Placement Processing Fee | $5,000 |
| Management Fees | Established by mutual agreement |
| Actual Damages Under Special Circumstances | Varies |
| Default Remedies | Reimbursement of all of our expenses |
| Indemnification | Reimbursement for all payments by us or our affiliates |
| Insurance | Actual amount (if franchisor obtains for franchisee) |
| Liquidated Damages for Unauthorized Opening | $5,000 per day |
| Liquidated Damages for Pre-Opening Termination | The System’s Average Monthly Royalty Fees multiplied by 60 |
| Liquidated Damages for Post-Opening Termination | The greater of: (a) the Hotel’s Average Monthly Royalty Fees multiplied by 60; or (b) the System’s Average Monthly Royalty Fees multiplied by 60 (before 2nd anniversary); The Hotel’s Average Monthly Royalty Fees multiplied by 60 (after 2nd anniversary but before final 60 months); The Hotel’s Average Monthly Royalty Fees multiplied by the number of months remaining in the Term (within final 60 months) |
| Liquidated Damages for Pre-Opening Termination of Piebird Restaurant | $1,875 multiplied by 60 |
| Liquidated Damages for Post-Opening Termination of Piebird Restaurant | $1,875 multiplied by 60 (before final 60 months); $1,875 multiplied by the number of months remaining in the Term (within final 60 months) |
| Service Charges for Overdue Payments | 1.5% per month or highest percentage permissible by law |
| Taxes | Actual amount |
| Identity, Sales, and Distribution Non-Compliance Fee | $500 per instance |
| FastPay Non-compliance Fee | Varies and escalates based on the number and/or type of violations. Currently, the fees range from $500 to $3,000 per violation. |
| Consultation and Service Fees | Set by us on a project-by-project basis |
| Consortia Program | Up to $3.00 for each consumed night booked under the Consortia “parity” rate, plus up to 10% commission or fee where applicable |
| TMC Pay-On-All-Pay-For Performance Program | Up to $1.85 for each consumed night booked by a TMC travel agency, plus up to 10% commission or fee where applicable |
| TMC Small Business (SMB) Program | Up to $1.85 for each consumed night booked by a TMC travel agency, plus up to 10% commission or fee where applicable |
| US Government Travel Agency Programs | Up to $2.30 per consumed room night or up to 1.45% of consumed room revenue (or 2.25% for FedRooms and DOD Preferred) |
| ResMax Program | 5.4% to 5.9% of consumed revenue from a ResMax booking with a 3-night maximum |
| Procurement and Services Fees | 4% to 10% of project cost |
Training Program (Item 11)
| Detail | Information |
|---|---|
| Total Duration | Varies by role and program, ranging from 1 hour to multiple weeks for blended learning programs. |
| Classroom Training | Varies, with specific programs ranging from 1 to 24 hours of virtual or online instruction. |
| On-the-Job Training | Varies, with specific programs ranging from 1 to 16 hours of on-site training. |
| Training Location | Various locations, virtual, online, or on-site at the Hotel. |
| Additional Training | Annual Brand or regional conferences are required for general managers and directors of sales. Additional optional learning programs are also offered. Compliance training on topics like diversity, harassment prevention, human trafficking, cybersecurity, and health & safety is required annually. |
Territory Rights (Item 12)
| Detail | Information |
|---|---|
| Territory Type | Non-exclusive, but a specific 'Restricted Area Provision' may be granted for an agreed-on time period, which is shorter than the term of the Franchise Agreement. This provision typically restricts the franchisor and its affiliates from operating or authorizing another Brand hotel within the Restricted Area, with several exclusions. |
| Exclusive Territory | No |
| Territory Size | Varies in size and shape from hotel to hotel, not delineated by standard formula, but by cities, metropolitan areas, counties, streets, highways, or a specified radius. |
| Description | The Restricted Area Provision, if granted, encompasses the immediate competitive market for the hotel. It does not apply to Restaurant Brands. Exclusions include existing or approved Brand hotels, hotels under other brands, gaming-oriented hotels, shared ownership properties, and hotels acquired through large chain transactions. The restrictive period is typically shorter than the franchise term and may reduce in geographic scope over time. It does not protect against previously existing hotels or replacement hotels. |
Renewal, Termination & Transfer (Item 17)
| Detail | Information |
|---|---|
| Initial Term | New Construction: Generally, 23 years after the Effective Date. Conversion: Generally, 10 to 20 years after the Opening Date. Change of Ownership: Generally, either the remaining Term under the existing franchise agreement, or such other term as we may approve. Eforea Spa: Expires on the earlier of: (i) the termination of the Spa Amendment or (ii) the expiration or termination of the Franchise Agreement. Restaurant Brand: Expires on the earlier of: (i) the termination of the Restaurant Brand Amendment; or (ii) the expiration or termination of the Franchise Agreement. Piebird: 10 calendar years after the opening of the Piebird Restaurant at the Hotel, or the earlier expiration or termination of your DoubleTree hotel Franchise Agreement or the Piebird Amendment. The Piebird term will not extend beyond the term of your Hotel. |
| Transfer Fee | Change of Ownership Application Fee: $175,000; Permitted Transfer Processing Fee: $5,500 |
| Transfer Conditions | Transfers are prohibited unless expressly allowed. Permitted Transfers (no change of Control) may require 60 days' notice, franchisor consent, processing fee, and required documents. Change of Ownership Transfers (change of Control) require 60 days' notice, franchisor consent, no default, payment of all amounts due, resolution of pending litigation, proposed transferee meeting current business requirements (credit, background, experience), payment of Franchise Application Fee, signing current franchise agreement, agreeing to upgrades (PIP fee), indemnification, and guarantor signing. Transferee cannot be a Sanctioned Person or Competitor. Public offerings/private placements require 60 days' notice, compliance with instructions, indemnification, and processing fees. Mortgages/pledges to lenders may require consent and a comfort letter processing fee. |
| Termination for Cause | Franchisor can terminate with opportunity to cure (10-30 days) for failure to pay sums due, failure to commence/complete Hotel Work, failure to open, not maintaining required insurance, or breach of other curable provisions. Immediate termination without cure is possible for repeated non-compliance (same breach within 24 months, or 3 material defaults in 12 months), bankruptcy, loss of possession of hotel/site, failure to operate for 5 consecutive days, contesting franchisor's ownership of System/Marks, adverse conduct by franchisee/affiliates/employees/management, concealing revenues/fraud, unauthorized transfer, becoming a Sanctioned Person or Competitor, breach of Guaranty, public health/safety threat, or termination of other Hotel Agreements due to franchisee default. |
| Non-Compete Period | During the term of this franchise. |
| Non-Compete Details | Franchisee and its Affiliates may not, directly or indirectly, own or be a licensor or franchisor of a hotel brand that competes with the System, a System Hotel or Network Hotel in the franchisor's sole judgment. However, a minority interest in a Competitor is allowed under certain circumstances, and being a franchisee or managing a property of a Competitor is permitted. For eforea spas, neither franchisee nor affiliates may operate another spa in, adjacent to, or associated with the hotel while operating an eforea spa. |
Operations & Supply (Items 8 & 15)
| Detail | Information |
|---|---|
| Owner-Operator Required | No |
| Participation Details | Franchisees must provide qualified and experienced management, either directly with prior written approval and successful completion of training, or by retaining an approved third-party Management Company. If the franchisee manages directly and is later deemed unqualified, a Management Company may be required. The franchisee remains solely responsible for the hotel's management and operations at all times, regardless of whether a Management Company is engaged. Key personnel (general manager, director of sales) must attend training. A Competitor (defined as owning or being a licensor/franchisor of a competing brand) cannot manage the hotel. |
| Required Suppliers | Hilton or HSS for Hilton’s proprietary computer software (OnQ); Approved suppliers for items bearing Hilton’s logo, trademark or service mark; Licensed vendors for exterior signage; Preferred providers for Guest Internet Access hardware, software, circuit, and service; Approved vendors for Connected Room system control module and electrical fixtures; Amadeus Hospitality for Delphi.fdc system (software); Specified suppliers for eforea spa products; Specified suppliers for Piebird Restaurant food and beverage products, ingredients, inventory, and operating supplies. |
| Supply Restrictions | Franchisees must build, design, furnish, equip, and supply hotels and Piebird Restaurants in accordance with the Standards and Manuals. This includes periodic requirements to maintain, replace, modernize, rehabilitate, and/or upgrade furniture, fixtures, equipment, signs, computer hardware/software, and supplies. For Piebird Restaurants, specific menu items, recipes, ingredients, kitchen equipment, and cooking methods are required, with restrictions on sources for food and beverage ingredients, inventory, and operating supplies to ensure brand uniformity and consistency. For other Restaurant Brands, specific menu items and quality levels are required, but no additional sourcing restrictions beyond general Brand Standards apply. |
| Franchisor Revenue from Suppliers | For the fiscal year ended December 31, 2024, Hilton and its other affiliates (excluding royalty and program fees, pass-through commissions, and HSM amounts) had revenues from sales of goods, services, computer systems and/or supplies to franchisees of Hilton’s subsidiaries of $1,101,161,898. HSM, a wholly-owned subsidiary of Hilton, had revenues of $19,614,010 in rebates and allowances on purchases made by franchisees of all brands, $8,763,692 from sales of goods, services and/or supplies to franchisees of all brands, and $38,697,912 in administrative fees on purchases made by franchisees of all brands. Hilton JV Acquisition LLC, an affiliate, holds a non-controlling equity interest in Groups360 LLC and may receive pro-rata share of distributions. |
Financing (Item 10)
| Detail | Information |
|---|---|
| Financing Available | Yes |
| Description | Hilton Franchise Holding LLC generally does not offer direct or indirect financing, except for a development incentive program (Incentives). Incentives are financial contributions to assist with hotel development or conversion, disbursed within 30 days of opening, and do not need to be repaid unless the franchise terminates early or a transfer occurs. The repayable amount decreases annually over the term. Hilton may occasionally allow Franchise Application Fees to be paid in installments without interest or security. In unique circumstances, other financing like mezzanine loans or guaranties may be offered, with terms determined on a case-by-case basis. No direct or indirect financing is offered for Piebird Restaurants specifically. |
DoubleTree with Piebird Franchise Earnings — Item 19
Average Revenue
$159.3
Median Revenue
$149.23
Revenue Range
$96.32 – $294.93
Sample Size
304 units
Past financial performance does not guarantee future results. Individual results will vary.
DoubleTree with Piebird Litigation & Risk Flags
5 Pending Actions ListedReview the full FDD for details on pending litigation.
Litigation and bankruptcy data is sourced from Items 3 and 4 of the FDD. Always verify current status directly from the most recent FDD.
DoubleTree with Piebird System Growth
Total Units
359
Franchised
359
Company-Owned
0
DoubleTree with Piebird currently operates 359 franchised locations and 0 company-owned units. Unit count data is sourced from Item 20 of the FDD.
Unit History (Item 20)
| Year | Opened | Closed | Total |
|---|---|---|---|
| 2022 | 10 | 4 | 354 |
| 2023 | 10 | 3 | 361 |
| 2024 | 10 | 10 | 359 |
Transfers: 11 | Closures: 10
State Registrations
Registered in 47 states: AL, AZ, AR, CA, CO, CT, DE, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, ND, OH, OK, OR, PA, SC, SD, TN, TX, UT, VT, VA, WA, WV, WI, PR
Franchisor Financials (Item 21)
Revenue
$1502.1M
Net Income
$1487.6M
Total Assets
$1269.9M
Audited by cbh.com for year ending December 31.
DoubleTree with Piebird Franchise — FAQ
The total investment to open a DoubleTree with Piebird franchise ranges from $30,550,859 to $105,638,829, per their Franchise Disclosure Document. This includes the initial franchise fee of $85,000. The investment covers build-out, inventory, equipment, signage, working capital, and other startup costs.
DoubleTree with Piebird charges a royalty fee of 5% of Gross Rooms Revenue (for hotel) and $1,875 per month (for Piebird Restaurant) of gross sales, plus a 4% of Gross Rooms Revenue (Monthly Program Fee) contribution to the marketing/advertising fund. These fees are paid on an ongoing basis.
You can download the DoubleTree with Piebird Franchise Disclosure Document free on this page. The FDD is a public document filed with state franchise registries. Always also request the current FDD directly from DoubleTree with Piebird to ensure you have the most up-to-date version.
According to the Item 19 financial performance representation in their FDD, DoubleTree with Piebird franchise owners report average revenue of $159.3 and median revenue of $149.23. This is based on a sample of 304 units. Past performance does not guarantee future results.
DoubleTree with Piebird has been franchising since 2025. The FDD shows an investment range of $30,550,859-$105,638,829, a 5% of Gross Rooms Revenue (for hotel) and $1,875 per month (for Piebird Restaurant) royalty, and includes an Item 19 earnings disclosure. There are 5 pending litigation action(s). Review the full FDD and contact current franchisees listed in Item 20 before making any investment decision.
The franchise fee is $85,000 and the total investment ranges from $30,550,859 to $105,638,829 depending on location size and market. A minimum of $1,000,000 in liquid capital is required. Contact the franchisor directly for current net worth and liquid capital requirements, territory availability, and application details.
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Data Source & Disclaimer: This website is for informational purposes only. It is not an offer to sell or buy a franchise. This profile is based on publicly available FDD data sourced from state franchise registry filings. All information is for research purposes only and does not constitute legal, financial, or investment advice. Data may be outdated or contain errors. Always obtain the current FDD directly from DoubleTree with Piebird and consult a qualified franchise attorney before making any investment decision. FranchiseOverview.com is operated by Franchising Compliance, LLC and is not affiliated with DoubleTree with Piebird or any of its subsidiaries. To report an inaccuracy: info@franchiseoverview.com