No. 01 · Mt. Lebanon, PA · MMXXV
A Colonial Revival in Mt. Lebanon, furnished to its own weight.
Hemma Studio
Designed to perform.
Editorial interiors. Operator economics.
Application Only · United States
Est. MMXXVI · Operated by Hemma Construction Inc.
Chapter IThe Position · MMXXVI
Thesis.
Most short-term rentals are decorated. Few are designed. We build properties that photograph in twenty seconds, command top-of-market nightly rates, and cost the operator less to run than the property next door. The aesthetic is editorial — restrained, considered, signature. The arithmetic is institutional — every line item underwritten against ADR, occupancy, and turnover cost.
The studio is operated by people who built and ran short-term rentals before they designed them. The work is informed by years inside the listings, not adjacent to them.
Chapter IISelected Projects · MMXXIII–MMXXVI
Work.
33 properties. Pittsburgh. One hand.
No. 02 · South Side, PA · MMXXIV
New-construction problems found, fixed, and finished.
No. 03 · Highland Park, PA · MMXXIV
One of the surviving Queen Anne mansions on Millionaires' Row, converted to four short-term residences.
No. 04 · Scott Township, PA · MMXXIII
A nineteenth-century chapel converted, still reading like the room it was.
No. 05 · Bloomfield, PA · MMXXIII
Six units, one hand — Little Italy as a short-term hospitality set.
No. 06 · Beechview, PA · MMXXIII
Taken to studs and brought back, every surface under one signature.
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PEAK OPERATING · MMXXII
$469
AVERAGE NIGHTLY RATE
93%
AVERAGE OCCUPANCY
99th
PERCENTILE OF OPERATORS
33
PROPERTIES BUILT & OPERATED
DESIGNED, BUILT, AND OPERATED BY THE PRINCIPAL · MMXIX–PRESENT
CHAPTER III · WHAT SHAPES THE COST · MMXXVI
Ledger.
CHAPTER III · WHAT SHAPES THE COST · MMXXVI
Ledger.
No two engagements price the same way. The same square footage in the same city can vary by an order of magnitude depending on what the property is asking for. What follows is what moves the number.
I
Scope of build
A direction-only engagement and a full design-build sit at opposite ends of the spectrum. Most engagements fall between.
II
Condition of the property
What is already there determines what does not need to be undone. A new-construction property and a 1910 chapel have different starting points and different bills.
III
Finish level
The same plan executed in entry-grade materials and in custom-grade materials are different projects. We will tell you what the finish level should be for the rate band you are targeting.
IV
Photography and listing scope
Photography for a single hero set differs from a full listing kit with art direction. Listing optimization across multiple platforms differs from a single platform upload.
Every engagement is scoped on a flat fee in the proposal. No hourly billing.
CHAPTER IV · ENGAGEMENT TIERS
Services.
CHAPTER IV · ENGAGEMENT TIERS
Services.
Tier 01
Direction
Remote design specification for STR operators in any US market.
- —Space-by-space specification and sourcing list
- —Finish schedule with photography plan
- —Platform-ready listing brief
- —Two rounds of revision on delivery
Remote. Any US market.
Tier 02
Direction + Photography
Complete specification, then we photograph the property for listing.
- —Everything in Direction
- —Photography and art direction (Western PA)
- —Listing photo editing and sequencing
- —Airbnb and VRBO upload-ready assets
Remote design. Local photography (Western PA).
Tier 03
Build
Full design-build for STR conversions and renovation projects.
- —Complete interior design specification
- —General contracting through Hemma Construction Inc.
- —Trade and vendor sourcing
- —Install oversight through final punch
Design + build. Western PA only.
Tier 04
Signature
Design, build, photograph, list. One engagement from brief to booking.
- —Everything in Build
- —Photography, art direction, and listing assets
- —Platform optimization and launch
- —90-day performance review
White glove. Western PA only. Limited availability.
All engagements begin with application. No listed pricing; scoped per property.
CHAPTER V · ENGAGEMENT STRUCTURE
Method.
CHAPTER V · ENGAGEMENT STRUCTURE
Method.
01
Apply
Submit a portfolio profile. We read every application by hand and respond within five business days.
02
Discovery
A single focused call. Property, market, scope, outcome. We underwrite the engagement before it begins.
03
Direction
The complete brief: space-by-space spec, sourcing list, finish schedule, and a photo plan built into the spec.
04
Delivered
You execute with your team — or with ours. We hold the line on design intent through install.
CHAPTER VI · ADVISORY
Counsel.
CHAPTER VI · ADVISORY
Counsel.
We advise on the decisions that define an operator's ceiling. Strategy before capital. Structure before scale.
01
Market Entry
Underwriting a new market or property type before capital deployment. We walk through comparable sets, platform data, and cost structure before you sign a lease or close on a property.
02
Platform Strategy
Nightly rate calibration, listing positioning, review response cadence, and platform migration strategy. We have operated the accounts, not just analyzed them.
03
Portfolio Architecture
Property mix, market diversification, and brand coherence across units. The operator who runs one property well and the operator who runs a portfolio coherently are different businesses.
04
Operator Succession
Transitioning a property from owner-operated to managed, or from managed back to owner-operated. Both transitions lose value when handled without a plan.
CHAPTER VII · COVERAGE
Coverage.
CHAPTER VII · COVERAGE
Coverage.
The studio is rooted in Pittsburgh — not as a geographic constraint but as a proof of concept. The city has the bones of a nineteenth-century industrial capital and the price structure of a secondary market. It is an ideal laboratory for the kind of property design that has to justify itself in numbers, not in aesthetics alone.
Build and photography are local to Western Pennsylvania. Design direction and counsel are available in any US market.
Remote direction available
Pittsburgh
Nashville
Asheville
Savannah
Charleston
New Orleans
Austin
Denver
Scottsdale
Palm Springs
Sedona
Taos
Napa
Sonoma
Carmel
Big Sur
Lake Tahoe
Park City
Jackson Hole
Bozeman
Glacier
Bend
Portland
Seattle
Marfa
Santa Fe
Joshua Tree
Ojai
Hudson
Catskills
Cape May
Stowe
CHAPTER VIII · FAQ
FAQ.
CHAPTER VIII · FAQ
FAQ.
Do you work outside Pittsburgh?
The studio takes on remote design direction and counsel engagements in most US markets. Build and photography are local to Western Pennsylvania. If you are outside our build radius, apply anyway — we will tell you what we can offer.
What if I already have a contractor?
That is fine. Direction engagements are designed to hand off a complete specification to any capable contractor. We can review the install at key milestones, or step back entirely once the spec is delivered.
How long does the process take?
Discovery is a single call. Direction takes three to six weeks from signed agreement to delivered specification. Build timelines vary by scope and depend on permit and subcontractor calendars. We will give you a real schedule in discovery, not a placeholder.
Do you guarantee results?
We do not guarantee ADR or occupancy — no honest operator does. We guarantee a complete spec, a defensible design rationale, and a build that holds to the spec. The market does the rest.
What is the minimum engagement?
There is no listed minimum. We size engagements to properties, not to price points. A well-considered single unit may be more interesting to us than a mishandled portfolio.
Can I apply if my property is not yet operational?
Yes. Some of our most useful early interventions happen before a property opens. Pre-opening direction can save more than it costs.
Chapter IXApplication Only
Application.
We take on a small number of engagements at a time. If the property is interesting and the operator is serious, we want to hear from you.
01
Submit
Complete the application. Include the property address and a brief description of what you are trying to accomplish.
02
Review
We read every submission by hand. Allow five business days. If there is alignment, we will reach out directly.
03
Discovery
A single focused call. One hour. No deck required. We underwrite the engagement before it begins.
04
Proposal
We deliver a scoped engagement proposal within one week of discovery. Scope, timeline, and a flat fee.
05
Begin
Signed agreement and first milestone. The work starts within two weeks of signature.