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Controlbook
For design firms

Build the O&M spec in hours, not weeks.

Stop screenshotting supplier sites and retyping SKUs into spreadsheets. Paste a URL and Controlbook pulls out the product data, compliance certificates and imagery, then exports a faithful O&M pack you can hand over with confidence.

Start building free
3–5 yrs
A new hotel typically takes three to five years from concept to opening. The FF&E specification has to stay accurate across all of it, rather than gathering dust in a folder.
HVS Hotel Development Cost Survey · 2025
$1,080
A Navigant Construction Forum study put the average cost of answering a single construction RFI at about $1,080. Incomplete or unclear specs are a leading cause of them.
Navigant Construction Forum · 2013
5–15%
Rework runs an estimated 5–15% of total project cost, much of it traceable to incomplete or unclear design documents. The AIA notes that clear specifications prevent RFIs, change orders, rework and delays.
AIA / Construction Industry Institute
Capture

Paste a URL. Get a structured record.

The platform reads the supplier page and pulls out the product name, SKU, dimensions, finish, fabric and fire rating, drafted as a spec you review and finalise rather than retype.
  • Imagery pulled in automatically
  • Organise by floor and room type
  • Draft → review → finalise, with a clear audit trail

LE-04 · Decorative lighting

Brushed-brass reading lamp

Available
Manufacturer
Northern Lighting
Model / ref
NL-220 · Aubrey
Finish
Brushed brass
Lamp
E14 · 2700K · dimmable
Dimensions
H480 × Ø180 mm
Room type
King Deluxe
Northern Lightingverified spec
Comply

Compliance certificates, captured at source.

When a URL is ingested, the platform downloads the compliance certificate PDFs and stores them alongside the record. It's the deepest layer no competitor validates.
  • Certs attached to the item, not lost in email
  • A non-dismissible note that certs must be verified
  • Heading toward composite fire-compliance reasoning
Layered fabrics and textures in an interior scheme
Photo · cottonbro studio / Pexels
Export

Export the full handover pack in a click.

Generate a faithful multi-document O&M pack that mirrors the format clients already expect: per-room-type Control Books, the FF&E Matrix, a Type Schedule and a Drawing Register.
  • Only finalised specs included; empty rooms omitted
  • Free to build, £250 per property to export
  • Waived entirely when your hotel client subscribes

Review queue · worst-first

Lounge armchair

LF-12

96

Reading lamp

LE-04

91

Bedrunner, wool

SF-07

72

Ceramic table lamp

AC-03

64

Your spec becomes the hotel's operating system.

Hand the live record to your client at opening day and you don't just deliver a document. You become the reason their property runs on Controlbook. That's the lifecycle loop.

1 · Handover at opening day2 · Stays live for the asset's life
Design firmBuilds the FF&E specPaste a URL → product data, certs & imagery extracted.
HotelInherits a live databaseSearchable from day one, not a 500-page PDF.
How the loop works

Questions design firms ask

Where does the FF&E data come from?

Two ways. Hotels upload their existing O&M manual PDFs, which the platform ingests and extracts into structured records. Design firms build the data directly by pasting supplier URLs, which the platform reads to extract product specs, compliance certificates and imagery.

What does it cost for a design firm?

Design firms build a property's full FF&E specification on the platform for free. Exporting the completed O&M document pack is a one-time £250 per property, and that fee is waived if the hotel receiving the handover signs up as a paying subscriber.

Can a design firm hand a finished project to a hotel?

Yes, and it's the heart of the lifecycle loop. A design firm builds the specification during the project and shares the live property record with the hotel group at opening day. The hotel inherits a queryable database instead of a PDF, and the designer can keep access to support the handover.

What happens when the AI can't find an answer?

It tells you. Every AI and agentic-browser step fails explicitly: if a supplier site can't be read, you're prompted to contact the supplier directly. The platform never fabricates a specification, price or availability, and AI-suggested alternatives always carry a clear, non-dismissible disclaimer.

Try it on your next hotel project.

Start building a spec for free, or book a walkthrough of the export and handover flow.

Book a demoStart building free

Built by Max Beech, who led product at Yahoo Finance and Revolut, and Stuart Anderson, who has spent 30+ years in hotel FF&E.