Pebblebrook Hotel Trust Reports First Quarter 2021 Results

Pebblebrook Hotel Trust (NYSE: PEB):

HOTEL OPERATING TRENDS

  • Hotel demand and booking trends accelerated throughout Q1, driving March Same-Property Hotel EBITDA(1) to a positive $1.3 million, the first time the portfolio has achieved positive Hotel EBITDA since the pandemic began
  • Occupancy at the Company’s open hotels and resorts increased from 19.3 percent in January to 34.8 percent by March, and RevPAR grew from $43 in January to $65 in February and to $85 in March, roughly doubling from January
  • Three of the Company’s hotels reopened in the first quarter and another 8 reopened in April, for a total of 48 of the Company’s 52 properties

CASH BURN

  • For January and February 2021, the Company’s total corporate cash burn averaged approximately $21.0 million due to typical winter seasonality and the rise in COVID-19 cases and government restrictions
  • For March 2021, the Company’s total corporate cash burn declined to approximately $12.0 million due to rapidly improving hotel demand trends
  • Assuming continuing progress against the virus and accompanying demand improvement, Pebblebrook believes eliminating its monthly total corporate cash burn could occur in the third quarter

BALANCE SHEET & LIQUIDITY

  • As of March 31, 2021, cash on hand of $124.6 million and liquidity of $767.8 million, which includes $643.2 million available on the Company’s $650.0 million credit facility
  • Combined with the $157.6 million of net proceeds from the sale of the Sir Francis Drake Hotel in April, Pebblebrook has liquidity of over $900.0 million
  • Net debt to depreciated book value at the end of Q1 2021: 42%

2021 OUTLOOK

  • Given the uncertainties related to the COVID-19 pandemic, its impact on travel, and variable and unpredictable government restrictions, the Company is unable to provide an outlook for 2021 at this time
  • For Q2 2021, the Company expects both Same-Property Room Revenues(1) and Total Revenues(1) to be down between (66%) and (70%) compared to Q2 2019, much improved from Q1 2021

“Improving demand trends during the first quarter exceeded our expectations, with rising confidence in travel as vaccination rates improved and travel restrictions eased. Same-Property Hotel EBITDA in March turned positive due to robust pent-up leisure demand throughout the portfolio. This rapid turnaround is a remarkable accomplishment considering the currently low levels of business transient and group hotel demand. The improvements in operating trends allowed us to reopen 10 more hotels since the end of February, including 7 in San Francisco, and one each in Boston, Portland, and Washington, D.C. As we look forward, we are encouraged with the increased booking activity we are experiencing, which we expect to strengthen further as we near the traditional peak leisure summer season. These accelerating trends should allow us to return to profitability earlier in the second half of this year than we expected just 45 days ago. We are also pleased to report the successful sale of the Sir Francis Drake Hotel in San Francisco, California, generating $157.6 million of net proceeds and a taxable gain of approximately $60.0 million. Strategically, we anticipate reallocating the proceeds from recent property dispositions into new acquisition opportunities that we expect will generate enhanced growth opportunities for our shareholders as they may become available.”

Jon E. Bortz, Chairman, President, and Chief Executive Officer of Pebblebrook Hotel Trust

First Quarter Highlights

First Quarter

Same-Property and Corporate Highlights

2021

2020

(’21 vs. ’20 growth)

2019

(’21 vs. ’19 growth)

($ in millions except per share and RevPAR data)

Net income (loss)

($121.4)

$42.1

$5.7

     

Same-Property Room Revenues(1)

$53.2

$167.8

$222.7

Same-Property Room Revenues growth rate

(68.3%)

(76.1%)

Same-Property Total Revenues(1)

$83.2

$252.8

$328.9

Same-Property Total Revenues growth rate

(67.1%)

(74.7%)

Same-Property Total Expenses(1)

$99.3

$213.1

$239.6

Same-Property Total Expenses growth rate

(53.4%)

(58.5%)

Same-Property EBITDA(1)

($16.1)

$39.7

$89.4

Same-Property EBITDA growth rate

(140.6%)

(118.0%)

     

Adjusted EBITDAre(1)

($25.0)

$35.9

$90.5

Adjusted EBITDAre growth rate

 

(169.5%)

(127.6%)

     

Adjusted FFO(1)

($55.7)

$17.2

$60.7

Adjusted FFO per diluted share(1)

($0.42)

$0.13

$0.46

Adjusted FFO per diluted share growth rate

 

(423.1%)

(191.3%)

   
   

2021 Monthly Results

Open Portfolio Highlights(2)

January

February

March

($ in millions except ADR and RevPAR data)

Open Portfolio Occupancy

19%

27%

35%

Open Portfolio ADR

$224

$241

$245

Open Portfolio RevPAR

$43

$65

$85

Open Portfolio Total Revenues

$18.0

$24.9

$37.1

Open Portfolio Total Revenues growth rate (2021 vs. 2019)

(73%)

(68%)

(59%)

Open Portfolio EBITDA

($6.3)

($1.5)

$6.0

(1)

See tables later in this press release for a description of same-property information and reconciliations from net income (loss) to non-GAAP financial measures, including Earnings Before Interest, Taxes, Depreciation and Amortization (“EBITDA”), EBITDA for Real Estate (“EBITDAre”), Adjusted EBITDAre, Funds from Operations (“FFO”), FFO per share, Adjusted FFO and Adjusted FFO per share.

 
 

For the details as to which hotels are included in Same-Property Room Revenues, Total Revenues, Expenses and EBITDA appearing in the table above and elsewhere in this press release, refer to the Same-Property Statistical Data table footnotes later in this press release.

 
(2)

Represents properties at which operations were not temporarily suspended for more than half of each respective month.

“The operating and financial performance of our hotels and resorts improved dramatically each month sequentially through the first quarter of 2021, and this positive trend has continued into April,” noted Mr. Bortz. “Our resorts continued to outperform within our portfolio due to strong leisure demand from an extended spring break season combined with pent-up travel demand. Our South Florida resorts achieved room rates, total revenues and Hotel EBITDA that surpassed comparable 2019 levels for March, and similar trends are continuing in April. As vaccine distribution expands, we expect travel to continue to increase. Our hotel teams have done an exceptional job rehiring associates and rebuilding our operating teams to get them into a position to take advantage of a strengthening environment. Our asset managers have worked closely with our hotel teams to redesign our operating models and best practices. We believe this allows our hotels to be more efficient and more profitable as additional hotel demand segments return over the coming months and quarters. We expect leisure travel will increase materially with huge pent-up demand for vacations and getaways, while we continue to expect business and group travel demand will gradually improve from a very low level over the next few months. However, we are not anticipating a material recovery in business travel until after Labor Day.”

During the first quarter of 2021, occupancy at the Company’s open hotels increased from 19.3 percent in January, to 26.8 percent in February, and to 34.8 percent in March. The Company’s open hotels lost ($1.8) million of Hotel EBITDA in the quarter, though the numbers dramatically improved over the course of the quarter, with March achieving $6.0 million of Hotel EBITDA. The Company’s resort portfolio, of which all 8 properties were open throughout the first quarter, generated $14.5 million of Hotel EBITDA, with an occupancy of 40.8 percent and an ADR of $406.20, a rate that was 30.1 percent higher than the first quarter of 2019.

Estimated Monthly Cash Burn

The Company estimates that its monthly corporate cash burn for the first quarter averaged approximately $18.0 million (excluding capital investments) based on the following:

  • Average hotel-level monthly cash losses of approximately $5.7 million, excluding one-time expenses;
  • Corporate-level monthly cash G&A of $1.5 million; and
  • Corporate finance-related monthly cash utilization of $10.8 million, which includes interest payments on the Company’s outstanding debt as well as both common and preferred dividend payments.

Assuming progress is made to reduce the virus’s impact through mitigation measures and widespread vaccinations, the Company expects its monthly total corporate cash burn to continue to decline, and believes it could potentially reach corporate breakeven sometime in the third quarter.

Capital Investments and Strategic Property Redevelopments

In the first quarter of 2021, the Company completed $9.6 million of capital investments throughout its portfolio. The Company expects to invest an additional $60.0 to $80.0 million during the remainder of 2021, including for the following redevelopments and repositioning projects that the Company believes will generate significant growth and returns on its investment dollars:

  • L’Auberge Del Mar (estimated at $10.5 million), a major redevelopment, including guestrooms and suites and a dramatic transformation and expansion of the luxury property’s public spaces, including indoor and outdoor event and meeting spaces, bars, the pool, the creation of an outdoor restaurant with ocean views, and the addition of a coffee café. The renovation is targeted for completion in May 2021;
  • Southernmost Beach Resort (estimated at $15.0 million), a comprehensive guestroom renovation, including all case goods, soft goods, and bathrooms, including tub to shower conversions. The renovation is targeted to commence in the third quarter and be completed in the fourth quarter of 2021;
  • Hotel Vitale (estimated at $25.0 million), a total transformation to the sustainability-focused, mission-driven, and luxury experiential 1 Hotel San Francisco, which will offer nature-inspired designs and environmentally focused aesthetics throughout guestrooms and suites, public areas, and meeting and event venues. The redevelopment is targeted to commence in the third quarter. The hotel is currently closed due to the pandemic and the Company does not plan to reopen the hotel until the redevelopment is completed at year-end; and
  • Grafton on Sunset (estimated at $5.0 million), a comprehensive redevelopment of the hotel’s indoor and outdoor public areas and suites and a refresh of guest rooms, estimated to commence in the fourth quarter and be complete in the first quarter of 2022 when it is renamed and becomes part of the Company’s Unofficial Z Collection.

As fundamentals improve, the Company will evaluate commencing additional previously planned major renovation and repositioning projects later in 2021.

Update on Strategic Capital Reallocation

On April 1, 2021, the Company completed the sale of the Sir Francis Drake Hotel in San Francisco, California, generating $157.6 million of net proceeds after customary closing costs. Since the second quarter of 2020, the Company has generated $222.5 million of net proceeds from property dispositions. The Company intends to strategically reallocate these proceeds into new investment opportunities that it anticipates will offer enhanced growth opportunities, as they may become available.

Update on Curator Hotel and Resort Collection

Curator Hotel and Resort Collection (“Curator”), a distinct collection of hand-selected small brands and independent lifestyle hotels and resorts worldwide, founded by Pebblebrook and seven industry-leading hotel operators, continued to add additional member hotels and new operating partnerships since the start of 2021. Curator now has 62 member hotels with additional member hotels being added on a weekly and monthly basis. Also, Curator announced strategic partnerships with several leading hotel supplier companies, including Avendra and Pure HD, and now has over 18 master service agreements with preferred vendor partners, with over 20 additional agreements pending.

Curator also recently welcomed Sage Hospitality Group as its newest Founding Member. Sage joins a highly respected group of leading independent hotel operators, including Benchmark Global Hospitality, Davidson Hospitality Group, Noble House Hotels & Resorts, Provenance, Springboard Hospitality, and Viceroy Hotels & Resorts.

Balance Sheet and Liquidity

As of March 31, 2021, prior to the $157.6 million of net proceeds generated from the sale of the Sir Francis Drake Hotel, the Company had $124.6 million of consolidated cash, cash equivalents, and restricted cash in addition to $643.2 million of additional undrawn availability on its senior unsecured revolving credit facility, for total liquidity of $767.8 million. The Company had $2.4 billion in consolidated unsecured debt and convertible notes at an effective weighted-average interest rate of 3.3 percent. Approximately $2.3 billion, or 93 percent of the Company’s total outstanding debt and convertible notes, was at a weighted-average fixed interest rate of 3.4 percent, and approximately $0.2 billion, or 7 percent, was at a weighted-average floating interest rate of 2.4 percent. The Company had $1.6 billion of unsecured term loans, and there was no outstanding balance on its $650.0 million senior unsecured revolving credit facility. The Company has no loans maturing until 2022.

Common and Preferred Dividends

On March 15, 2021, the Company declared a quarterly cash dividend of $0.01 per share on its common shares as well as a regular quarterly cash dividend for the following preferred shares of beneficial interest:

  • $0.40625 per 6.50% Series C Cumulative Redeemable Preferred Share;
  • $0.39844 per 6.375% Series D Cumulative Redeemable Preferred Share;
  • $0.39844 per 6.375% Series E Cumulative Redeemable Preferred Share; and
  • $0.39375 per 6.30% Series F Cumulative Redeemable Preferred Share.

2021 Outlook

The Company continues to be unable to provide a full-year outlook for 2021 due to the uncertainties caused by the COVID-19 pandemic. The Company intends to issue new guidance when it has more clarity on government restrictions, advances in health solutions, the economy, travel demand, and more predictable overall operating fundamentals and trends.

Pebblebrook Hotel Trust (NYSE: PEB) is a publicly traded real estate investment trust (“REIT”) and the largest owner of urban and resort lifestyle hotels in the United States. The Company owns 52 hotels, totaling approximately 12,800 guestrooms across 14 urban and resort markets, with a focus on the west coast gateway cities.

 
Pebblebrook Hotel Trust
Consolidated Balance Sheets
($ in thousands, except share and per-share data)
       
  March 31, 2021 December 31, 2020
  (Unaudited)    
ASSETS
Assets:      
Investment in hotel properties, net

$

5,731,727

 

$

5,882,022

Hotel held for sale

90,384

 

Cash and cash equivalents

113,338

 

124,274

Restricted cash

11,294

 

12,026

Hotel receivables (net of allowance for doubtful accounts of $539 and $183, respectively)

16,647

 

10,225

Prepaid expenses and other assets

45,519

 

47,819

Total assets

$

6,008,909

 

$

6,076,366

       
       
       
LIABILITIES AND EQUITY
       
Liabilities:      
Unsecured revolving credit facilities

$

 

$

40,000

Unsecured term loans, net of unamortized deferred financing costs

1,589,752

 

1,766,545

Senior convertible notes, net of unamortized debt premium and discount and deferred financing costs

744,715

 

374,333

Senior unsecured notes, net of unamortized deferred financing costs

99,513

 

99,593

Accounts payable, accrued expenses and other liabilities

239,278

 

226,446

Lease liabilities – operating leases

254,831

 

255,106

Deferred revenues

41,202

 

36,057

Accrued interest

9,087

 

4,653

Liabilities related to hotel held for sale

2,293

 

Distribution payable

9,082

 

9,307

Total liabilities

2,989,753

 

2,812,040

Commitments and contingencies      
       
Shareholders’ Equity:      
Preferred shares of beneficial interest, $0.01 par value (liquidation preference $510,000 at      
March 31, 2021 and December 31, 2020), 100,000,000 shares authorized; 20,400,000      
shares issued and outstanding at March 31, 2021 and December 31, 2020

204

 

204

Common shares of beneficial interest, $0.01 par value, 500,000,000 shares authorized;      
130,812,917 shares issued and outstanding at March 31, 2021 and 130,673,300 shares      
issued and outstanding at December 31, 2020

1,308

 

1,307

Additional paid-in capital

4,038,860

 

4,169,870

Accumulated other comprehensive income (loss)

(43,917

)

 

(60,071

)

Distributions in excess of retained earnings

(983,771

)

 

(853,973

)

Total shareholders’ equity

3,012,684

 

3,257,337

Non-controlling interests

6,472

 

6,989

Total equity

3,019,156

 

3,264,326

Total liabilities and equity

$

6,008,909

 

$

6,076,366

       
Pebblebrook Hotel Trust
Consolidated Statements of Operations
($ in thousands, except share and per-share data)
(Unaudited)
       
  Three months ended
March 31,
 

2021

 

2020

       
Revenues:      
Room

$

53,463

 

$

177,141

Food and beverage

14,809

 

67,092

Other operating

15,371

 

24,874

Total revenues

$

83,643

 

$

269,107

       
Expenses:      
Hotel operating expenses:      
Room

$

16,710

 

$

54,125

Food and beverage

10,743

 

51,859

Other direct and indirect

45,228

 

95,470

Total hotel operating expenses

72,681

 

201,454

Depreciation and amortization

55,443

 

55,828

Real estate taxes, personal property taxes, property insurance, and ground rent

28,590

 

29,766

General and administrative

7,646

 

22,577

Transaction costs

111

 

36

Impairment loss

14,856

 

20,570

(Gain) loss on sale of hotel properties

 

(117,448

)

(Gain) loss and other operating expenses

451

 

1,433

Total operating expenses

179,778

 

214,216

Operating income (loss)

(96,135

)

 

54,891

Interest expense

(25,331

)

 

(23,591

)

Other

29

 

24

Income (loss) before income taxes

(121,437

)

 

31,324

Income tax (expense) benefit

(3

)

 

10,744

Net income (loss)

(121,440

)

 

42,068

Net income (loss) attributable to non-controlling interests

(858

)

 

119

Net income (loss) attributable to the Company

(120,582

)

 

41,949

Distributions to preferred shareholders

(8,139

)

 

(8,139

)

Net income (loss) attributable to common shareholders

$

(128,721

)

 

$

33,810

       
       
Net income (loss) per share available to common shareholders, basic

$

(0.98

)

 

$

0.26

Net income (loss) per share available to common shareholders, diluted

$

(0.98

)

 

$

0.26

       
Weighted-average number of common shares, basic

130,775,873

 

130,555,846

Weighted-average number of common shares, diluted

130,775,873

 

130,678,908

               
Pebblebrook Hotel Trust
Reconciliation of Net Income (Loss) to FFO and Adjusted FFO
($ in thousands, except share and per-share data)
(Unaudited)
           
  Three months ended
March 31,
 

2021

2020

2019

           
Net income (loss)

$

(121,440

)

 

$

42,068

 

$

5,655

Adjustments:          
Depreciation and amortization

55,333

 

55,717

 

54,243

(Gain) loss on sale of hotel properties

 

(117,448

)

 

Impairment loss

14,856

 

20,570

 

FFO

$

(51,251

)

 

$

907

 

$

59,898

Distribution to preferred shareholders

(8,139

)

 

(8,139

)

 

(8,139

)

FFO available to common share and unit holders

$

(59,390

)

 

$

(7,232

)

 

$

51,759

Transaction costs

111

 

36

 

2,497

Non-cash ground rent

880

 

959

 

972

Management/franchise contract transition costs

(44

)

 

311

 

3,172

Interest expense adjustment for acquired liabilities

539

 

241

 

271

Finance lease adjustment

812

 

799

 

691

Non-cash amortization of acquired intangibles

(253

)

 

(300

)

 

(437

)

Non-cash interest expense

735

 

1,364

 

1,778

One-time operation suspension expenses

132

 

5,049

 

Non-cash canceled share-based compensation

 

16,001

 

Early extinguishment of debt

756

 

 

Adjusted FFO available to common share and unit holders

$

(55,722

)

 

$

17,228

 

$

60,703

           
FFO per common share – basic

$

(0.45

)

 

$

(0.06

)

 

$

0.40

FFO per common share – diluted

$

(0.45

)

 

$

(0.06

)

 

$

0.40

Adjusted FFO per common share – basic

$

(0.42

)

 

$

0.13

 

$

0.46

Adjusted FFO per common share – diluted

$

(0.42

)

 

$

0.13

 

$

0.46

           
Weighted-average number of basic common shares and units

131,636,686

 

130,925,802

 

130,801,030

Weighted-average number of fully diluted common shares and units

131,636,686

 

131,048,864

 

130,980,506

This press release includes certain non-GAAP financial measures. These measures are not in accordance with, or an alternative to, measures prepared in accordance with GAAP and may be different from similarly titled non-GAAP financial measures used by other companies. In addition, these non-GAAP financial measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP financial measures have limitations in that they do not reflect all of the amounts associated with the Company’s results of operations determined in accordance with GAAP.

 

Funds from Operations (“FFO”) – FFO represents net income (computed in accordance with GAAP), excluding gains or losses from sales of properties, plus real estate-related depreciation and amortization and after adjustments for unconsolidated partnerships. The Company considers FFO a useful measure of performance for an equity REIT because it facilitates an understanding of the Company’s operating performance without giving effect to real estate depreciation and amortization, which assume that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, the Company believes that FFO provides a meaningful indication of its performance. The Company also considers FFO an appropriate performance measure given its wide use by investors and analysts. The Company computes FFO in accordance with standards established by the Board of Governors of Nareit in its March 1995 White Paper (as amended in November 1999 and April 2002), which may differ from the methodology for calculating FFO utilized by other equity REITs and, accordingly, may not be comparable to that of other REITs. Further, FFO does not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments and uncertainties, nor is it indicative of funds available to fund the Company’s cash needs, including its ability to make distributions. The Company presents FFO per diluted share calculations that are based on the outstanding dilutive common shares plus the outstanding Operating Partnership units for the periods presented.

 

The Company also evaluates its performance by reviewing Adjusted FFO because it believes that adjusting FFO to exclude certain recurring and non-recurring items described below provides useful supplemental information regarding the Company’s ongoing operating performance and that the presentation of Adjusted FFO, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company’s operating performance. The Company adjusts FFO available to common share and unit holders for the following items, which may occur in any period, and refers to this measure as Adjusted FFO:

 

– Transaction costs: The Company excludes transaction costs expensed during the period because it believes that including these costs in FFO does not reflect the underlying financial performance of the Company and its hotels.

– Non-cash ground rent: The Company excludes the non-cash ground rent expense, which is primarily made up of the straight-line rent impact from a ground lease.

– Management/franchise contract transition costs: The Company excludes one-time management and/or franchise contract transition costs expensed during the period because it believes that including these costs in FFO does not reflect the underlying financial performance of the Company and its hotels.

– Interest expense adjustment for acquired liabilities: The Company excludes interest expense adjustment for acquired liabilities assumed in connection with acquisitions, because it believes that including these non-cash adjustments in FFO does not reflect the underlying financial performance of the Company.

– Finance lease adjustment: The Company excludes the effect of non-cash interest expense from finance leases because it believes that including these non-cash adjustments in FFO does not reflect the underlying financial performance of the Company.

– Non-cash amortization of acquired intangibles: The Company excludes the non-cash amortization of acquired intangibles, which includes but is not limited to the amortization of favorable and unfavorable leases or management agreements and above/below market real estate tax reduction agreements because it believes that including these non-cash adjustments in FFO does not reflect the underlying financial performance of the Company.

– Non-cash interest expense, one-time operation suspension expenses, non-cash canceled share-based compensation and early extinguishment of debt: The Company excludes these items because the Company believes that including these adjustments in FFO does not reflect the underlying financial performance of the Company and its hotels.

 
The Company’s presentation of FFO in accordance with the Nareit White Paper, and as adjusted by the Company, should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the Company’s financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of its liquidity.
 
Pebblebrook Hotel Trust
Reconciliation of Net Income (Loss) to EBITDA, EBITDAre and Adjusted EBITDAre
($ in thousands)
(Unaudited)
           
  Three months ended
March 31,
 

2021

2020

2019

           
Net income (loss)

$

(121,440

)

 

$

42,068

 

$

5,655

Adjustments:          
Interest expense

25,331

 

23,591

 

29,328

Income tax expense (benefit)

3

 

(10,744

)

 

(5,037

)

Depreciation and amortization

55,443

 

55,828

 

54,302

EBITDA

$

(40,663

)

 

$

110,743

 

$

84,248

(Gain) loss on sale of hotel properties

 

(117,448

)

 

Impairment loss

14,856

 

20,570

 

EBITDAre

$

(25,807

)

 

$

13,865

 

$

84,248

Transaction costs

111

 

36

 

2,497

Non-cash ground rent

880

 

959

 

972

Management/franchise contract transition costs

(44

)

 

311

 

3,172

Non-cash amortization of acquired intangibles

(253

)

 

(300

)

 

(437

)

One-time operation suspension expenses

132

 

5,049

 

Non-cash canceled share-based compensation

 

16,001

 

Adjusted EBITDAre

$

(24,981

)

 

$

35,921

 

$

90,452

This press release includes certain non-GAAP financial measures. These measures are not in accordance with, or an alternative to, measures prepared in accordance with GAAP and may be different from similarly titled non-GAAP financial measures used by other companies. In addition, these non-GAAP financial measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP financial measures have limitations in that they do not reflect all of the amounts associated with the Company’s results of operations determined in accordance with GAAP.

 

Earnings before Interest, Taxes, and Depreciation and Amortization (“EBITDA”) – The Company believes that EBITDA provides investors a useful financial measure to evaluate its operating performance, excluding the impact of our capital structure (primarily interest expense) and our asset base (primarily depreciation and amortization).

 

Earnings before Interest, Taxes, and Depreciation and Amortization for Real Estate (“EBITDAre”) – The Company believes that EBITDAre provides investors a useful financial measure to evaluate its operating performance, and the Company presents EBITDAre in accordance with the National Association of Real Estate Investment Trusts (“Nareit”) guidelines, as defined in its September 2017 white paper “Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate.” EBITDAre adjusts EBITDA for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDAre: (1) gains or losses on the disposition of depreciated property, including gains or losses on change of control; (2) impairment write-downs of depreciated property and of investments in unconsolidated affiliates caused by a decrease in value of depreciated property in the affiliate; and (3) adjustments to reflect the entity’s share of EBITDAre of unconsolidated affiliates.

 

The Company also evaluates its performance by reviewing Adjusted EBITDAre because it believes that adjusting EBITDAre to exclude certain recurring and non-recurring items described below provides useful supplemental information regarding the Company’s ongoing operating performance and that the presentation of Adjusted EBITDAre, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company’s operating performance. The Company adjusts EBITDAre for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDAre:

 

– Transaction costs: The Company excludes transaction costs expensed during the period because it believes that including these costs in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.

– Non-cash ground rent: The Company excludes the non-cash ground rent expense, which is primarily made up of the straight-line rent impact from a ground lease.

– Management/franchise contract transition costs: The Company excludes one-time management and/or franchise contract transition costs expensed during the period because it believes that including these costs in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.

– Non-cash amortization of acquired intangibles: The Company excludes the non-cash amortization of acquired intangibles, which includes but is not limited to the amortization of favorable and unfavorable leases or management agreements and above/below market real estate tax reduction agreements because it believes that including these non-cash adjustments in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.

– One-time operation suspension expenses and non-cash canceled share-based compensation: The Company excludes these items because it believes that including these costs in EBITDAre does not reflect the underlying financial performance of the Company and its hotels.

 
The Company’s presentation of EBITDAre, and as adjusted by the Company, should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the Company’s financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of its liquidity.
 
Pebblebrook Hotel Trust
Same-Property Statistical Data
(Unaudited)
           
 

Three months ended
March 31,

 

2021

2020

2019

           
Same-Property Occupancy

18.8%

 

56.7%

 

75.4%

2021 vs. 2020 Increase/(Decrease)

(66.7%)

       
2021 vs. 2019 Increase/(Decrease)

(75.0%)

       
Same-Property ADR

$240.27

 

$249.64

 

$251.77

2021 vs. 2020 Increase/(Decrease)

(3.8%)

       
2021 vs. 2019 Increase/(Decrease)

(4.6%)

       
Same-Property RevPAR

$45.28

 

$141.43

 

$189.81

2021 vs. 2020 Increase/(Decrease)

(68.0%)

       
2021 vs. 2019 Increase/(Decrease)

(76.1%)

       
           
Same-Property Total RevPAR

$70.83

 

$213.13

 

$280.37

2021 vs. 2020 Increase/(Decrease)

(66.8%)

       
2021 vs. 2019 Increase/(Decrease)

(74.7%)

       
Notes:

While the operations of many of the Company’s hotels were temporarily suspended beginning in March 2020, this schedule of hotel results for the three months ended March 31 includes information from all of the hotels the Company owned as of March 31, 2021 but excludes Hotel Zena Washington DC, formerly known as Donovan Hotel, for Q1 in 2021, 2020 and 2019 because it was closed during the first quarter of 2020 for renovation.

 

Any differences are a result of rounding.

 

The information above has not been audited and is presented only for comparison purposes.

 
Pebblebrook Hotel Trust
Same-Property Statistical Data – by Market
(Unaudited)
       
  Three months ended
March 31,
  2021 vs. 2020   2021 vs. 2019
Same-Property RevPAR variance:      
Southern Florida

4.2%

 

(5.4%)

Portland

(60.8%)

 

(68.9%)

Other

(62.4%)

 

(69.8%)

San Diego

(60.9%)

 

(72.8%)

Boston

(68.6%)

 

(76.7%)

Los Angeles

(76.9%)

 

(82.1%)

Washington DC

(78.2%)

 

(86.4%)

Seattle

(87.3%)

 

(92.1%)

Chicago

(94.9%)

 

(95.6%)

San Francisco

(98.3%)

 

(98.8%)

       
East Coast

(40.7%)

 

(52.6%)

West Coast

(80.2%)

 

(85.8%)

Notes:

While the operations of many of the Company’s hotels were temporarily suspended beginning in March 2020, this schedule of hotel results for the three months ended March 31 includes information from all of the hotels the Company owned as of March 31, 2021 but excludes Hotel Zena Washington DC, formerly known as Donovan Hotel, for Q1 in 2021, 2020 and 2019 because it was closed during the first quarter of 2020 for renovation.

 

“Other” includes New York City, NY; Philadelphia, PA; and Santa Cruz, CA.

 

Any differences are a result of rounding.

 

The information above has not been audited and is presented only for comparison purposes.

 
Pebblebrook Hotel Trust
Hotel Operational Data
Schedule of Same-Property Results
($ in thousands)
(Unaudited)
           
 

Three months ended
March 31,

 

2021

2020

2019

           
Same-Property Revenues:          
Room

$

53,156

 

$

167,776

 

$

222,691

Food and beverage

14,758

 

60,817

 

77,349

Other

15,247

 

24,244

 

28,902

Total hotel revenues

83,161

 

252,837

 

328,942

           
Same-Property Expenses:          
Room

$

16,475

 

$

51,552

 

$

60,103

Food and beverage

10,657

 

48,153

 

56,705

Other direct

2,701

 

4,723

 

5,421

General and administrative

13,226

 

24,700

 

27,185

Information and telecommunication systems

3,196

 

5,407

 

5,319

Sales and marketing

8,662

 

23,655

 

25,662

Management fees

2,677

 

6,870

 

9,064

Property operations and maintenance

6,559

 

11,380

 

11,506

Energy and utilities

5,758

 

7,423

 

8,269

Property taxes

19,231

 

19,381

 

18,776

Other fixed expenses

10,152

 

9,867

 

11,542

Total hotel expenses

99,294

 

213,111

 

239,552

           
Same-Property EBITDA

$

(16,133

)

 

$

39,726

 

$

89,390

           
Same-Property EBITDA Margin

(19.4

%)

 

15.7

%

 

27.2

%

Notes:

While the operations of many of the Company’s hotels were temporarily suspended beginning in March 2020, this schedule of hotel results for the three months ended March 31 includes information from all of the hotels the Company owned as of March 31, 2021 but excludes Hotel Zena Washington DC, formerly known as Donovan Hotel, for Q1 in 2021, 2020 and 2019 because it was closed during the first quarter of 2020 for renovation.

 

Any differences are a result of rounding.

 

The information above has not been audited and is presented only for comparison purposes.

 
Pebblebrook Hotel Trust
2021 Same-Property Inclusion Reference Table
                 
Hotels   Q1   Q2   Q3   Q4
                 
Sir Francis Drake   X            
Hotel Monaco Washington DC   X   X   X   X
Skamania Lodge   X   X   X   X
Le Méridien Delfina Santa Monica   X   X   X   X
Sofitel Philadelphia at Rittenhouse Square   X   X   X   X
Argonaut Hotel   X   X   X   X
The Westin San Diego Gaslamp Quarter   X   X   X   X
Hotel Monaco Seattle   X   X   X   X
Mondrian Los Angeles   X   X   X   X
W Boston   X   X   X   X
Hotel Zetta San Francisco   X   X   X   X
Hotel Vintage Seattle   X   X   X   X
Hotel Vintage Portland   X   X   X   X
W Los Angeles – West Beverly Hills   X   X   X   X
Hotel Zelos San Francisco   X   X   X   X
Embassy Suites San Diego Bay – Downtown   X   X   X   X
The Hotel Zags   X   X   X   X
Hotel Zephyr Fisherman’s Wharf   X   X   X   X
Hotel Zeppelin San Francisco   X   X   X   X
The Nines, a Luxury Collection Hotel, Portland   X   X   X   X
Hotel Colonnade Coral Gables, Autograph Collection   X   X   X   X
Hotel Palomar Los Angeles Beverly Hills   X   X   X   X
Revere Hotel Boston Common   X   X   X   X
LaPlaya Beach Resort & Club   X   X   X   X
Hotel Zoe Fisherman’s Wharf   X   X   X   X
Villa Florence San Francisco on Union Square   X   X   X   X
Hotel Vitale   X   X   X   X
The Marker San Francisco   X   X   X   X
Hotel Spero   X   X   X   X
Harbor Court Hotel San Francisco   X   X   X   X
Chaminade Resort & Spa   X   X   X   X
Viceroy Santa Monica Hotel   X   X   X   X
Le Parc Suite Hotel   X   X   X   X
Montrose West Hollywood   X   X   X   X
Chamberlain West Hollywood Hotel   X   X   X   X
Grafton on Sunset   X   X   X   X
The Westin Copley Place, Boston   X   X   X   X
The Liberty, a Luxury Collection Hotel, Boston   X   X   X   X
Hyatt Regency Boston Harbor   X   X   X   X
George Hotel   X   X   X   X
Viceroy Washington DC   X   X   X   X
Hotel Zena Washington DC           X   X
Paradise Point Resort & Spa   X   X   X   X
Hilton San Diego Gaslamp Quarter   X   X   X   X
L’Auberge Del Mar   X   X   X   X
San Diego Mission Bay Resort   X   X   X   X
Solamar Hotel   X   X   X   X
The Heathman Hotel   X   X   X   X
Southernmost Beach Resort   X   X   X   X
The Marker Key West Harbor Resort   X   X   X   X
The Roger New York   X   X   X   X
Hotel Chicago Downtown, Autograph Collection   X   X   X   X
The Westin Michigan Avenue Chicago   X   X   X   X
Notes:

A property marked with an “X” in a specific quarter denotes that the same-property operating results of that property are included in the Same-Property Statistical Data and in the Schedule of Same-Property Results.

 

The Company’s first quarter Same-Property RevPAR, RevPAR Growth, Total RevPAR, Total RevPAR Growth, ADR, Occupancy, Revenues, Expenses, EBITDA and EBITDA Margin include all of the hotels the Company owned as of March 31, 2021 but excludes Hotel Zena Washington DC, formerly known as Donovan Hotel, for Q1 in 2021, 2020 and 2019 because it was closed during the first quarter of 2020 for renovation. Operating statistics and financial results may include periods prior to the Company’s ownership of the hotels.

 
Pebblebrook Hotel Trust
Historical Operating Data
($ in millions except ADR and RevPAR data)
(Unaudited)
                   
Historical Operating Data:                  
 

First Quarter

Second Quarter

Third Quarter

Fourth Quarter

Full Year

 

2019

2019

2019

2019

2019

                   
Occupancy

75%

 

87%

 

87%

 

79%

 

82%

ADR

$249

 

$269

 

$263

 

$247

 

$257

RevPAR

$187

 

$233

 

$230

 

$195

 

$211

                   
Hotel Revenues

$317.1

 

$394.1

 

$386.8

 

$342.8

 

$1,440.7

Hotel EBITDA

$84.9

 

$144.0

 

$134.1

 

$99.6

 

$462.7

Hotel EBITDA Margin

26.8%

 

36.5%

 

34.7%

 

29.1%

 

32.1%

                   
 

First Quarter

Second Quarter

Third Quarter

Fourth Quarter

Full Year

 

2020

2020

2020

2020

2020

                   
Occupancy

56%

 

3%

 

20%

 

21%

 

25%

ADR

$247

 

$264

 

$216

 

$195

 

$230

RevPAR

$138

 

$9

 

$43

 

$41

 

$58

                   
Hotel Revenues

$242.4

 

$22.0

 

$76.9

 

$74.0

 

$415.4

Hotel EBITDA

$36.8

 

($39.8)

 

($18.0)

 

($19.1)

 

($40.1)

Hotel EBITDA Margin

15.2%

 

(180.7%)

 

(23.5%)

 

(25.8%)

 

(9.7%)

                   
 

First Quarter

               
 

2021

               
                   
Occupancy

19%

               
ADR

$239

               
RevPAR

$46

               
                   
Hotel Revenues

$83.5

               
Hotel EBITDA

($15.5)

               
Hotel EBITDA Margin

(18.6%)

               
Notes:

These historical hotel operating results include information for all of the hotels the Company owned as of April 29, 2021 as if they were owned as of January 1, 2019. The information above does not reflect the Company’s corporate general and administrative expense, interest expense, property acquisition costs, depreciation and amortization, taxes and other expenses. Any differences are a result of rounding.

 

The information above has not been audited and is presented only for comparison purposes.