Award-Winning Historic Renovation at the Hotel del Coronado
Swinerton builds on more than two decades of successful partnership with the landmark hotel, culminating in the recent delivery of an expansive historic renovation.
Standing proudly on the shores of Coronado Island since 1888, the Hotel del Coronado, or “the Del” as it’s also called, is one of America’s most iconic resorts and an enduring landmark in California history. Built the same year in which Swinerton traces its roots, the Del and Swinerton share not only an age but a partnership that now spans more than 26 years and three ownership groups. That legacy reached a new milestone with the completion of the hotel’s Historic Victorian Building Renovation, which included significant work across the front entry and lobby, guest rooms, corridors, meeting rooms, a new Nobu restaurant, and restoration of the courtyard with a historically accurate fountain and statue.
Reimagining a 137-Year-Old Landmark
The Victorian Building predates many of the systems that define modern hospitality, such as mechanical ventilation, dependable electrical distribution, and private en suite bathrooms. Renovations and additions from the past century introduced new challenges, including areas of structural enhancement and an assortment of room configurations that made no two guest rooms alike.
The latest renovation, launched in January 2024, required all 367 guest rooms to be taken offline for more than a year. Meanwhile, the rest of the resort, including restaurants, spa, lobby, and active service areas, remained open. This required constant communication with hotel operators and a careful approach to safety and logistics.
WORK INCLUDED:
- Full demolition of all finishes, including original horsehair plaster, down to the studs
- Detailed structural repairs in every guest room
- Reconfiguration of the interior layout to create 404 unique rooms, each shaped by the building’s long history
- All-new mechanical, electrical, plumbing, fire life safety, and low-voltage systems
- Floor leveling to address structural settlement
- Repairs to 150,000 square feet of exterior siding and refinishing of approximately 1,500 historic windows
- Reconstruction of altered historic elements, including portions of the west façade and the north balconies
- Restoration of the original courtyard, complete with the return of the long-missing fountain and statue, historically known as “Venus Rising from the Sea”
Swinerton’s self-perform teams completed all drywall, ceiling framing, floor leveling, and installation of doors, frames, and hardware. This hands-on approach helped the team maintain quality, improve coordination, and keep the schedule on track.
A Partnership Built on Trust
Swinerton’s relationship with the Hotel del Coronado dates back to 1999 in a longstanding partnership that proved invaluable during this renovation. The deep familiarity with the property and its history helped the team successfully navigate the complex conditions uncovered throughout the building, many of which could only be identified once demolition began.
Because of the hotel’s age and the unpredictable nature of what lay behind the walls and floors, the owner chose to proceed under a Time & Materials (T&M) approach. To manage the scale and complexity of these discoveries, Swinerton used Clearstory, a cloud-based platform that allowed the team to document work daily and maintain real-time transparency with both the client and trade partners. This system created a clear picture of the unfolding scope, making it easier to anticipate emerging issues and forecast the work ahead.
The transparency provided by the platform also supported efficient monthly change order reconciliation and helped maintain trust across all project partners. By keeping all parties aligned, the team was able to sustain momentum even as new challenges surfaced.
In the end, the project was delivered on time with complete cost clarity—an accomplishment made possible through consistent communication, collaborative problem-solving, and a shared commitment to preserving the long-term integrity of the historic Hotel del Coronado.
Enhancing the Guest Experience
The renovated Victorian Building now offers redesigned guest rooms with more efficient layouts and thoughtfully reintroduced historic details that honor the hotel’s original character. Ocean-facing rooms were enhanced with extended balconies that elevate the guest experience while also creating new revenue opportunities for the resort.
Behind the scenes, expanded back-of-house areas now better support housekeeping and daily hotel operations. The project also included meticulous restoration of the meeting rooms, ballrooms, corridors, front entry and lobby, Nobu Restaurant, and other historic spaces. New interior finishes were selected using archival photographs to reflect the building’s early 20th-century appearance, ensuring authenticity at every touchpoint. Throughout the project, all system upgrades and construction activities were carefully managed to minimize disruption to guests staying elsewhere on the property.
Celebrated Across the Industry
The Victorian Building’s transformation has earned recognition across preservation, construction, and design circles, including:
- WWCCA Interior Renovation Winner
- WWCCA Excellence in Safety
- Save Our Heritage Organisation, 2025 People in Preservation Award, Commercial Restoration
- ENR West Regional Best Projects, Best Renovation/Restoration
- ENR Best of the Best, Renovation/ Restoration
- Orchids & Onions 2025, Orchid Award
- 2026 Preservation Design Award, Restoration
“These honors are a reflection of the decades-long partnership we’ve built with the Hotel del Coronado,” said Mike Berryhill, Vice President and Division Manager at Swinerton’s San Diego office. “Restoring such an iconic landmark requires not only technical expertise but a deep respect for its history. Our team is proud to help preserve the Del’s legacy while continuing to shape its future for generations of guests to experience and enjoy.”
The client echoed this sentiment. “Swinerton has been an exceptional partner throughout the Hotel del Coronado projects,” said Michael Haslett, Vice President of Development at BRE Hotels & Resorts. “Their team consistently went the extra mile in an operating hotel environment and demonstrated professionalism, flexibility, and a genuine commitment to excellence— especially when navigating unforeseen structural and architectural challenges in the historic buildings.”
Swinerton’s Self-Perform Drywall team also received two honors from the Western Wall and Ceiling Contractors Association (WWCCA): Project of the Year and the Excellence in Safety Award for their work on the Victorian Guestrooms and Corridors renovation. These recognitions reflect the detailed planning, craftsmanship, and coordination required to restore a historic structure while maintaining the hotel’s day-to-day operations.
Each award highlights a different aspect of the team’s achievement, such as safety, craftsmanship, historical accuracy, and construction excellence, demonstrating the holistic care and expertise that defined the project.
Continuing a Tradition of Stewardship
Over the past few decades, Swinerton has supported numerous upgrades at the Del, from new oceanfront residences and an event center to nationally recognized restoration of the lobby, ballrooms, and other essential spaces. The reopening of the Victorian Building marks another milestone in this long-standing partnership.
The project demonstrates what’s possible when preservation expertise, hands-on craftsmanship, and deep client collaboration come together. More importantly, it ensures that the Hotel del Coronado’s historic charm will continue for generations of guests to come.
