ADVERTISEMENT
Press release content from Business Wire. The AP news staff was not involved in its creation.
PRESS RELEASE: Paid content from Business Wire
Press release content from Business Wire. The AP news staff was not involved in its creation.

Pebblebrook Hotel Trust Reports Third Quarter 2021 Results

October 28, 2021 GMT

BETHESDA, Md.--(BUSINESS WIRE)--Oct 28, 2021--

Pebblebrook Hotel Trust (NYSE: PEB):

HOTEL

OPERATING

TRENDS

  • Q3 2021 Same-Property Hotel EBITDA (1) of $66.6 million, led by the Company’s unique lifestyle resorts and improving business demand at its urban hotels
  • Q3 2021 Same-Property ADR (1) exceeded Q3 2019 led by rate premiums from leisure-oriented travelers and rate progress in our urban markets
  • Same-Property RevPAR (1) rose sequentially by 49% from Q2 2021 to Q3 2021, finishing down just 37.8% versus Q3 2019
  • Hotel demand and future bookings temporarily softened in mid-August through mid-September due to increased case counts driven by the Delta variant
  • Demand trends and booking momentum reaccelerated starting in mid-September, and are continuing into October; leisure remains healthy, and business group and transient demand is improving each week

 

 

 

PORTFOLIO

UPDATES & REPOSITIONINGS

  • Acquired the 200-room Jekyll Island Club Resort for $94.0 million, the 369-room Margaritaville Hollywood Beach Resort for $270.0 million, and the 19-room Avalon Bed & Breakfast and 12-room Duval Gardens in Key West for $20.0 million
  • Sold the 189-room Villa Florence San Francisco on Union Square for $87.5 million
  • Progressing on the transformation and redevelopment of the currently closed Hotel Vitale into 1 Hotel San Francisco and substantially completed the comprehensive guestroom renovation at Southernmost Beach Resort in Key West, Florida

 

 

 

BALANCE SHEET & LIQUIDITY

  • Q3 2021 Adjusted Funds from Operations (“AFFO”) (1) of $21.4 million, $0.16 per share
  • As of September 30, 2021, total liquidity of $826.9 million, including $182.7 million of cash on hand and $644.2 million available on the $650.0 million credit facility
  • Net debt to depreciated book value at the end of Q3 2021: 40%

 

 

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 Q4 2021, the Company expects both Same-Property Room Revenues (1) and Total Revenues (1) to be down between (38%) and (42%) compared to Q4 2019
ADVERTISEMENT

(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 used in the table above and elsewhere in this press release.

ADVERTISEMENT

 

For the first time since the pandemic started, we achieved positive Adjusted FFO in the third quarter – in this case, $21.4 million. We experienced significant strength at our resorts throughout the quarter, and business and leisure travel improved at many of our urban hotels. While the recovery in business travel temporarily paused in mid-August through mid-September due to concerns with the Delta variant and many companies delaying their return to office plans, corporate demand began to reaccelerate in mid-September and has continued throughout October. Current hotel demand and future booking trends for the remainder of the year and early 2022 are encouraging and recovering, led by our resorts and properties in Los Angeles, Boston, Philadelphia, and San Diego. We are also pleased with the great success we’ve had this year reallocating capital from our recent property sales into $384 million of highly attractive, immediately accretive investment opportunities.”

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

Third Quarter and Year-to-Date Highlights

 

Third Quarter

 

Nine Months Ended

September 30,

Same-Property and Corporate Highlights

 

2021

 

2020

(‘21 vs. ‘20

growth)

 

2019

(‘21 vs. ‘19

growth)

 

2021

 

2020

(‘21 vs. ‘20

growth)

 

2019

(‘21 vs. ‘19

growth)

 

($ in millions except per share and RevPAR data)

Net income (loss)

($23.5)

 

($130.6)

 

$30.0

 

($143.6)

 

($219.4)

 

$96.2

 

 

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same-Property Room Revenues (1)

$163.0

 

$54.2

 

$261.8

 

$324.3

 

$232.5

 

$748.7

Same-Property Room Revenues growth rate

 

 

200.9%

 

(37.7%)

 

 

 

39.5%

 

(56.7%)

 

 

 

 

 

 

 

 

 

 

 

 

Same-Property Total Revenues (1)

$239.2

 

$81.9

 

$375.4

 

$484.8

 

$356.7

 

$1,089.2

Same-Property Total Revenues growth rate

 

 

192.1%

 

(36.3%)

 

 

 

35.9%

 

(55.5%)

 

 

 

 

 

 

 

 

 

 

 

 

Same-Property Total Expenses (1)

$172.6

 

$95.5

 

$244.8

 

$406.1

 

$369.1

 

$728.6

Same-Property Total Expenses growth rate

 

 

80.6%

 

(29.5%)

 

 

 

10.0%

 

(44.3%)

 

 

 

 

 

 

 

 

 

 

 

 

Same-Property EBITDA (1)

$66.6

 

($13.7)

 

$130.7

 

$78.7

 

($12.4)

 

$360.5

Same-Property EBITDA growth rate

 

 

NM

 

(49.0%)

 

 

 

NM

 

(78.2%)

 

 

  

 

 

 

 

 

Adjusted EBITDA re(1)

$55.3

 

($27.6)

 

$136.5

 

$47.4

 

($41.8)

 

$378.5

Adjusted EBITDAre growth rate

 

NM

 

(59.5%)

 

 

 

NM

 

(87.5%)

 

 

  

 

 

 

 

 

Adjusted FFO (1)

$21.4

 

($66.6)

 

$100.5

 

($49.9)

 

($125.9)

 

$272.9

Adjusted FFO per diluted share (1)

$0.16

 

($0.51)

 

$0.77

 

($0.38)

 

($0.96)

 

$2.08

Adjusted FFO per diluted share growth rate

 

NM

 

(79.2%)

 

 

 

NM

 

(118.3%)

 

 

 

 

 

 

 

 

 

 

 

 

 

2021 Monthly Results

Total Portfolio Highlights (2,3)

Jan

 

Feb

 

Mar

 

Apr

 

May

 

Jun

 

Jul

 

Aug

 

Sep

 

($ in millions except ADR and RevPAR data)

Occupancy

14%

 

20%

 

26%

 

32%

 

37%

 

47%

 

56%

 

50%

 

48%

ADR

$226

 

$241

 

$245

 

$239

 

$246

 

$254

 

$281

 

$270

 

$264

RevPAR

$31

 

$48

 

$64

 

$76

 

$92

 

$120

 

$157

 

$134

 

$127

Total Revenues

$19.2

 

$25.7

 

$37.9

 

$43.0

 

$53.6

 

$66.3

 

$86.7

 

$76.9

 

$72.4

Total Revenues growth rate (‘21 vs. ‘19)

(80%)

 

(74%)

 

(68%)

 

(65%)

 

(59%)

 

(50%)

 

(33%)

 

(39%)

 

(43%)

EBITDA

($10.5)

 

($5.4)

 

$2.0

 

$3.5

 

$8.5

 

$15.9

 

$27.0

 

$23.5

 

$13.9

NM = Not Meaningful

“Despite the pause in the recovery of demand caused by concerns around the Delta variant, our results exceeded expectations, led by same-property ADR which beat Q3 2019,” noted Mr. Bortz. “These exceptional results were driven largely by our resorts, which generated room rates more than 57% higher than the comparable quarter in 2019, with RevPAR 21.8% higher. Hotel EBITDA at our resorts for Q3 exceeded the comparable quarter in 2019 by 45.4%, and Hotel EBITDA margins at our resorts were more than 1,000 basis points higher, a significant accomplishment in this challenging environment. We are also pleased with our hotel management teams’ positive progress in attracting additional associates to our hotels to fill open positions while increasing operating efficiencies and expanding the use of technology at our properties, and we thank them all for their heroic efforts during these very challenging times for the hospitality industry.”

Capital Investments and Strategic Property Redevelopments

In the third quarter of 2021, the Company completed $25.8 million of capital investments throughout its portfolio. The Company has completed $52.8 million of capital investments and projects year to date through September 2021, which included the completion of the $11.7 million L’Auberge Del Mar redevelopment in the second quarter of 2021.

The Company expects to invest a total of $80.0 to $90.0 million during 2021. During the remainder of 2021, the Company will make progress on or complete its planned investments in the following redevelopment and repositioning projects that the Company believes will generate significant growth and returns:

  • 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 commenced in July 2021 and was substantially completed earlier this week;

  • Hotel Vitale (estimated at $25.0 million), a total transformation into 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 began in July 2021, and the hotel will remain closed until the redevelopment’s targeted completion in the first quarter of 2022; and

  • Grafton on Sunset (estimated at $5.5 million), a comprehensive redevelopment of the hotel’s indoor and outdoor public areas and suites, and a refresh of the guestrooms. The renovation began last week and is expected to be completed in the first quarter of 2022, when the hotel will be renamed, repositioned, and become part of the Company’s Unofficial Z Collection.

As plans are completed, and governmental approvals are received, the Company will evaluate commencing additional previously planned major renovation and repositioning projects in 2022.

Update on Strategic Acquisitions and Dispositions

On July 22, 2021, the Company acquired the iconic 200-room Jekyll Island Club Resort in Jekyll Island, Georgia for $94.0 million. On September 9, 2021, the Company completed the sale of Villa Florence San Francisco on Union Square in San Francisco, California for $87.5 million.

On September 23, 2021, the Company acquired the 369-room Margaritaville Hollywood Beach Resort in Hollywood, Florida for $270.0 million. In addition, on October 20, 2021, the Company acquired the 19-room Avalon Bed & Breakfast and 12-room Duval Gardens in Key West, Florida for $20.0 million. These two small properties will be integrated into and operated as part of the Company’s Southernmost Beach Resort.

Year-to-date, the Company has sold $276.1 million of assets and acquired $384.0 million of properties.

Balance Sheet and Liquidity

On July 27, 2021, the Company closed on its offering of $250.0 million of its new 5.70% Series H Cumulative Redeemable Preferred Shares. Proceeds from this offering were used to fully redeem the $125.0 million of 6.50% Series C Cumulative Redeemable Preferred Shares and the $125.0 million of 6.375% Series D Cumulative Redeemable Preferred Shares, reducing the Company’s annualized preferred equity dividend obligation by approximately $1.8 million.

As of September 30, 2021, the Company had $182.7 million of consolidated cash, cash equivalents, and restricted cash in addition to $644.2 million of additional undrawn availability on its senior unsecured revolving credit facility, for total liquidity of $826.9 million.

The Company had $2.4 billion in consolidated debt and convertible notes at an effective weighted-average interest rate of 3.3 percent. Approximately $2.2 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 $1.4 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 significant loans maturing until the fourth quarter of 2022.

Common and Preferred Dividends

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

  • $0.39844 per 6.375% Series E Cumulative Redeemable Preferred Share (regular quarterly amount);
  • $0.39375 per 6.3% Series F Cumulative Redeemable Preferred Share (regular quarterly amount);
  • $0.67292 per 6.375% Series G Cumulative Redeemable Preferred Share (initial long-period amount); and
  • $0.30875 per 5.7% Series H Cumulative Redeemable Preferred Share (initial short-period amount).

Update on Curator Hotel and Resort Collection

Curator Hotel and Resort Collection (“Curator”) is a distinct collection of hand-selected small brands and independent lifestyle hotels and resorts worldwide founded by Pebblebrook and several industry-leading independent hotel operators. Curator now has over 70 member hotels. Curator also announced strategic partnerships with numerous leading travel and technology companies, including Audio Visual Management Solutions, Burton Energy Group, Cloud5, Devera Technologies, Encore, Paylocity, Phonesuite Direct, React Mobile, and SOL VISTA. Curator now has more than 60 programs with preferred vendor partners, providing Curator member hotels with preferred pricing and enhanced operating terms.

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 the economy, travel demand, and more predictable overall operating fundamentals and trends.

Third Quarter 2021 Earnings Call

The Company will conduct its quarterly analyst and investor conference call on Friday, October 29, 2021, at 9:00 AM ET. Please dial (877) 705-6003 approximately ten minutes before the call begins to participate. Additionally, a live webcast of the conference call will be available through the Investor Relations section of www.pebblebrookhotels.com. To access the webcast, click on https://investor.pebblebrookhotels.com/news-and-events/webcasts/default.aspx ten minutes before the conference call. A replay of the conference call webcast will be archived and available online.

About Pebblebrook Hotel Trust

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 13,000 guest rooms across 15 urban and resort markets. For more information, visit www.pebblebrookhotels.com and follow us at @PebblebrookPEB.

This press release contains certain “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Reform Act of 1995. Forward-looking statements are generally identifiable by the use of forward-looking terminology such as “may,” “will,” “should,” “potential,” “intend,” “expect,” “seek,” “anticipate,” “estimate,” “approximately,” “believe,” “could,” “project,” “predict,” “forecast,” “continue,” “assume,” “plan,” references to “outlook” or other similar words or expressions. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections and forecasts and other forward-looking information and estimates. Examples of forward-looking statements include the following: descriptions of the Company’s plans or objectives for future capital investment projects, operations or services; forecasts of the Company’s future economic performance; forecasts of hotel industry performance; and descriptions of assumptions underlying or relating to any of the foregoing expectations including assumptions regarding the timing of their occurrence. These forward-looking statements are subject to various risks and uncertainties, many of which are beyond the Company’s control, which could cause actual results to differ materially from such statements. These risks and uncertainties include, but are not limited to, the state of the U.S. economy and the supply of hotel properties, and other factors as are described in greater detail in the Company’s filings with the SEC, including, without limitation, the Company’s Annual Report on Form 10-K for the year ended December 31, 2020. Unless legally required, the Company disclaims any obligation to update any forward-looking statements, whether as a result of new information, future events or otherwise.

For further information about the Company’s business and financial results, please refer to the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” sections of the Company’s filings with the U.S. Securities and Exchange Commission, including, but not limited to, its Annual Report on Form 10-K and Quarterly Reports on Form 10-Q, copies of which may be obtained at the Investor Relations section of the Company’s website at www.pebblebrookhotels.com.

All information in this press release is as of October 28, 2021. The Company undertakes no duty to update the statements in this press release to conform the statements to actual results or changes in the Company’s expectations.

For additional information or to receive press releases via email, please visit our website at www.pebblebrookhotels.com

Pebblebrook Hotel Trust

Consolidated Balance Sheets

($ in thousands, except share and per-share data)

September 30, 2021

December 31, 2020

 

(Unaudited)

ASSETS

Assets:

Investment in hotel properties, net

$ 5,962,878

$ 5,882,022

Cash and cash equivalents

157,554

124,274

Restricted cash

25,114

12,026

Hotel receivables (net of allowance for doubtful accounts of $865 and $183, respectively)

31,523

10,225

Prepaid expenses and other assets

50,399

47,819

Total assets

$ 6,227,468

$ 6,076,366

 

 

 

LIABILITIES AND EQUITY

 

Liabilities:

Unsecured revolving credit facilities

$ -

$ 40,000

Unsecured term loans, net of unamortized deferred financing costs

1,431,223

1,766,545

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

745,176

374,333

Senior unsecured notes, net of unamortized deferred financing costs

49,818

99,593

Mortgage loans, net of unamortized debt discount and deferred financing costs

158,013

-

Accounts payable, accrued expenses and other liabilities

263,424

226,446

Lease liabilities - operating leases

302,141

255,106

Deferred revenues

53,122

36,057

Accrued interest

8,447

4,653

Distribution payable

13,802

9,307

Total liabilities

3,025,166

2,812,040

Commitments and contingencies

 

Shareholders' Equity:

Preferred shares of beneficial interest, $0.01 par value (liquidation preference $740,000 and

 

 

$510,000 at September 30, 2021 and December 31, 2020, respectively), 100,000,000 shares

authorized; 29,600,000 shares issued and outstanding at September 30, 2021 and 20,400,000

shares issued and outstanding at December 31, 2020

296

204

Common shares of beneficial interest, $0.01 par value, 500,000,000 shares authorized;

130,813,750 shares issued and outstanding at September 30, 2021 and 130,673,300

shares issued and outstanding at December 31, 2020

1,308

1,307

Additional paid-in capital

4,265,695

4,169,870

Accumulated other comprehensive income (loss)

(33,429)

(60,071)

Distributions in excess of retained earnings

(1,038,955)

(853,973)

Total shareholders' equity

3,194,915

3,257,337

Non-controlling interests

7,387

6,989

Total equity

3,202,302

3,264,326

Total liabilities and equity

$ 6,227,468

$ 6,076,366

 
Pebblebrook Hotel Trust
Consolidated Statements of Operations
($ in thousands, except share and per-share data)
(Unaudited)
 
Three months ended
September 30,
Nine months ended
September 30,

2021

 

2020

 

2021

 

2020

 
Revenues:
Room

$ 162,548

$ 51,337

$ 324,614

$ 239,279

Food and beverage

48,900

12,454

95,223

82,635

Other operating

27,362

13,189

65,930

46,765

Total revenues

$ 238,810

$ 76,980

$ 485,767

$ 368,679

 
Expenses:
Hotel operating expenses:
Room

$ 40,504

$ 15,835

$ 85,777

$ 75,390

Food and beverage

34,925

10,578

68,121

66,144

Other direct and indirect

72,622

44,538

174,069

171,456

Total hotel operating expenses

148,051

70,951

327,967

312,990

Depreciation and amortization

55,492

56,696

165,636

168,044

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

26,204

27,947

84,230

85,173

General and administrative

9,433

7,466

26,803

38,259

Transaction costs

(49)

10,339

63

10,474

Impairment loss

-

-

14,856

20,570

(Gain) loss on sale of hotel properties

(171)

47

(64,729)

(117,401)

(Gain) loss and other operating expenses

480

917

1,451

3,753

Total operating expenses

239,440

174,363

556,277

521,862

Operating income (loss)

(630)

(97,383)

(70,510)

(153,183)

Interest expense

(22,930)

(27,514)

(73,065)

(75,196)

Other

27

115

85

442

Income (loss) before income taxes

(23,533)

(124,782)

(143,490)

(227,937)

Income tax (expense) benefit

(5)

(5,778)

(60)

8,531

Net income (loss)

(23,538)

(130,560)

(143,550)

(219,406)

Net income (loss) attributable to non-controlling interests

(125)

(253)

(1,085)

(535)

Net income (loss) attributable to the Company

(23,413)

(130,307)

(142,465)

(218,871)

Distributions to preferred shareholders

(12,528)

(8,139)

(30,761)

(24,417)

Issuance costs of redeemed preferred shares

(8,043)

-

(8,043)

-

Net income (loss) attributable to common shareholders

$ (43,984)

$ (138,446)

$ (181,269)

$ (243,288)

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

$ (0.34)

$ (1.06)

$ (1.39)

$ (1.86)

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

$ (0.34)

$ (1.06)

$ (1.39)

$ (1.86)

 
Weighted-average number of common shares, basic

130,813,750

130,645,990

130,801,187

130,588,765

Weighted-average number of common shares, diluted

130,813,750

130,645,990

130,801,187

130,588,765

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
September 30,

 

Nine months ended
September 30,

2021

 

2020

 

2019

 

2021

 

2020

 

2019

 
Net income (loss)

$ (23,538)

$ (130,560)

$ 29,980

$ (143,550)

$ (219,406)

$ 96,153

Adjustments:
Depreciation and amortization

55,379

56,587

69,712

165,301

167,716

177,195

(Gain) loss on sale of hotel properties

(171)

47

-

(64,729)

(117,401)

-

Impairment loss

-

-

-

14,856

20,570

-

FFO

$ 31,670

$ (73,926)

$ 99,692

$ (28,122)

$ (148,521)

$ 273,348

Distribution to preferred shareholders

(12,528)

(8,139)

(8,139)

(30,761)

(24,417)

(24,417)

Issuance costs of redeemed preferred shares

(8,043)

-

-

(8,043)

-

-

FFO available to common share and unit holders

$ 11,099

$ (82,065)

$ 91,553

$ (66,926)

$ (172,938)

$ 248,931

Transaction costs

(49)

10,339

4,035

63

10,474

7,576

Non-cash ground rent

983

921

1,318

2,769

2,820

3,274

Management/franchise contract transition costs

181

136

810

135

618

4,783

Interest expense adjustment for acquired liabilities

395

322

216

1,316

776

689

Finance lease adjustment

716

805

810

2,318

2,405

2,193

Non-cash amortization of acquired intangibles

(543)

(290)

(315)

(1,050)

(929)

(1,050)

Non-cash interest expense

443

1,379

1,379

1,621

4,122

4,761

One-time operation suspension expenses

-

1,844

-

132

10,704

-

Non-cash canceled share-based compensation

-

-

-

-

16,001

-

Early extinguishment of debt

165

-

726

1,700

-

1,698

Issuance costs of redeemed preferred shares

8,043

-

-

8,043

-

-

Adjusted FFO available to common share and unit holders

$ 21,433

$ (66,609)

$ 100,532

$ (49,879)

$ (125,947)

$ 272,855

 
FFO per common share - basic

$ 0.08

$ (0.63)

$ 0.70

$ (0.51)

$ (1.32)

$ 1.90

FFO per common share - diluted

$ 0.08

$ (0.63)

$ 0.70

$ (0.51)

$ (1.32)

$ 1.90

Adjusted FFO per common share - basic

$ 0.16

$ (0.51)

$ 0.77

$ (0.38)

$ (0.96)

$ 2.09

Adjusted FFO per common share - diluted

$ 0.16

$ (0.51)

$ 0.77

$ (0.38)

$ (0.96)

$ 2.08

 
Weighted-average number of basic common shares and units

131,674,563

130,906,706

130,854,912

131,662,000

130,849,481

130,837,149

Weighted-average number of fully diluted common shares and units

131,674,563

130,906,706

130,992,086

131,662,000

130,849,481

131,060,298

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, early extinguishment of debt, and issuance costs of redeemed preferred shares: 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
September 30,

 

Nine months ended
September 30,

2021

 

2020

 

2019

 

2021

 

2020

 

2019

 
Net income (loss)

$ (23,538)

$ (130,560)

$ 29,980

$ (143,550)

$ (219,406)

$ 96,153

Adjustments:
Interest expense

22,930

27,514

26,465

73,065

75,196

84,512

Income tax expense (benefit)

5

5,778

4,382

60

(8,531)

5,924

Depreciation and amortization

55,492

56,696

69,775

165,636

168,044

177,376

EBITDA

$ 54,889

$ (40,572)

$ 130,602

$ 95,211

$ 15,303

$ 363,965

(Gain) loss on sale of hotel properties

(171)

47

-

(64,729)

(117,401)

-

Impairment loss

-

-

-

14,856

20,570

-

EBITDAre

$ 54,718

$ (40,525)

$ 130,602

$ 45,338

$ (81,528)

$ 363,965

Transaction costs

(49)

10,339

4,035

63

10,474

7,576

Non-cash ground rent

983

921

1,318

2,769

2,820

3,274

Management/franchise contract transition costs

181

136

810

135

618

4,783

Non-cash amortization of acquired intangibles

(543)

(290)

(315)

(1,050)

(929)

(1,050)

One-time operation suspension expenses

-

1,844

-

132

10,704

-

Non-cash canceled share-based compensation

-

-

-

-

16,001

-

Adjusted EBITDAre

$ 55,290

$ (27,575)

$ 136,450

$ 47,387

$ (41,840)

$ 378,548

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 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
September 30,

 

Nine months ended
September 30,

2021

 

2020

 

2019

 

2021

 

2020

 

2019

 
Same-Property Occupancy

52.3%

21.7%

87.2%

36.4%

27.7%

83.1%

2021 vs. 2020 Increase/(Decrease)

141.1%

31.3%

2021 vs. 2019 Increase/(Decrease)

(40.0%)

(56.2%)

 
Same-Property ADR

$272.54

$218.42

$262.54

$258.14

$242.17

$261.46

2021 vs. 2020 Increase/(Decrease)

24.8%

6.6%

2021 vs. 2019 Increase/(Decrease)

3.8%

(1.3%)

 
Same-Property RevPAR

$142.48

$47.37

$228.94

$94.00

$67.19

$217.18

2021 vs. 2020 Increase/(Decrease)

200.8%

39.9%

2021 vs. 2019 Increase/(Decrease)

(37.8%)

(56.7%)

 
Same-Property Total RevPAR

$209.02

$71.57

$328.31

$140.53

$103.07

$315.93

2021 vs. 2020 Increase/(Decrease)

192.1%

36.3%

2021 vs. 2019 Increase/(Decrease)

(36.3%)

(55.5%)

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 September 30 includes information from all of the hotels the Company owned as of September 30, 2021, except for Margaritaville Hollywood Beach Resort for Q3 2021, 2020 and 2019, and excludes Hotel Vitale for Q3 in 2021, 2020 and 2019 because it was closed for renovation during Q3 2021.

This schedule of hotel results for the nine months ended September 30 includes information from all of the hotels the Company owned as of September 30, 2021 but excludes: Hotel Zena Washington DC, formerly known as Donovan Hotel, for Q1 and Q2 in 2021, 2020 and 2019 because it was closed for renovation during the first and second quarters of 2020; Hotel Vitale for Q3 in 2021, 2020 and 2019 because it was closed for renovation during Q3 2021; and Margaritaville Hollywood Beach Resort for Q3 in 2021, 2020 and 2019. Also included in this schedule is information for Sir Francis Drake and The Roger New York for Q1 in 2021, 2020 and 2019; and Villa Florence San Francisco on Union Square for Q1 and Q2 in 2021, 2020 and 2019.

These hotel results for the respective periods may include information reflecting operational performance prior to the Company’s ownership of the hotels. 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
September 30,
Nine months ended
September 30,
2021 vs. 20192021 vs. 2019
Same-Property RevPAR variance:
Southern Florida/Georgia

35.1%

21.1%

San Diego

(8.3%)

(35.2%)

Other

(17.9%)

(45.3%)

Los Angeles

(36.8%)

(57.2%)

Portland

(39.7%)

(52.6%)

Boston

(39.2%)

(59.9%)

Seattle

(60.0%)

(74.6%)

Washington DC

(60.7%)

(75.9%)

Chicago

(59.0%)

(77.0%)

San Francisco

(75.9%)

(89.4%)

 
East Coast

(29.2%)

(43.4%)

West Coast

(39.9%)

(61.7%)

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 September 30 includes information from all of the hotels the Company owned as of September 30, 2021, except for Margaritaville Hollywood Beach Resort for Q3 2021, 2020 and 2019, and excludes Hotel Vitale for Q3 in 2021, 2020 and 2019 because it was closed for renovation during Q3 2021.

This schedule of hotel results for the nine months ended September 30 includes information from all of the hotels the Company owned as of September 30, 2021 but excludes: Hotel Zena Washington DC, formerly known as Donovan Hotel, for Q1 and Q2 in 2021, 2020 and 2019 because it was closed for renovation during the first and second quarters of 2020; Hotel Vitale for Q3 in 2021, 2020 and 2019 because it was closed for renovation during Q3 2021; and Margaritaville Hollywood Beach Resort for Q3 in 2021, 2020 and 2019. Also included in this schedule is information for Sir Francis Drake and The Roger New York for Q1 in 2021, 2020 and 2019; and Villa Florence San Francisco on Union Square for Q1 and Q2 in 2021, 2020 and 2019.

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

These hotel results for the respective periods may include information reflecting operational performance prior to the Company’s ownership of the hotels. 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
September 30,

 

Nine months ended
September 30,

2021

 

2020

 

2019

 

2021

 

2020

 

2019

 
Same-Property Revenues:
Room

$ 163,025

$ 54,182

$ 261,803

$ 324,301

$ 232,543

$ 748,726

Food and beverage

49,195

14,534

80,739

95,268

78,375

243,576

Other

26,936

13,147

32,899

65,230

45,781

96,891

Total hotel revenues

239,156

81,863

375,441

484,799

356,699

1,089,193

 
Same-Property Expenses:
Room

$ 40,447

$ 16,278

$ 61,352

$ 85,451

$ 72,880

$ 181,462

Food and beverage

34,917

11,927

56,942

67,830

63,842

171,972

Other direct

5,526

3,077

6,144

12,559

8,970

17,427

General and administrative

21,038

11,675

27,417

50,163

44,605

82,593

Information and telecommunication systems

3,616

3,151

4,936

10,033

11,235

15,143

Sales and marketing

16,680

8,015

27,293

37,438

36,682

79,742

Management fees

5,515

1,973

11,547

13,017

8,813

32,830

Property operations and maintenance

9,495

6,497

11,320

24,193

22,221

34,020

Energy and utilities

8,276

6,271

9,279

20,315

17,581

25,455

Property taxes

15,727

17,270

16,631

54,011

54,673

53,144

Other fixed expenses

11,332

9,415

11,901

31,085

27,584

34,860

Total hotel expenses

172,569

95,549

244,762

406,095

369,086

728,648

 
Same-Property EBITDA

$ 66,587

$ (13,686)

$ 130,679

$ 78,704

$ (12,387)

$ 360,545

 
Same-Property EBITDA Margin

27.8%

(16.7%)

34.8%

16.2%

(3.5%)

33.1%

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 September 30 includes information from all of the hotels the Company owned as of September 30, 2021, except for Margaritaville Hollywood Beach Resort for Q3 2021, 2020 and 2019, and excludes Hotel Vitale for Q3 in 2021, 2020 and 2019 because it was closed for renovation during Q3 2021.

This schedule of hotel results for the nine months ended September 30 includes information from all of the hotels the Company owned as of September 30, 2021 but excludes: Hotel Zena Washington DC, formerly known as Donovan Hotel, for Q1 and Q2 in 2021, 2020 and 2019 because it was closed for renovation during the first and second quarters of 2020; Hotel Vitale for Q3 in 2021, 2020 and 2019 because it was closed for renovation during Q3 2021; and Margaritaville Hollywood Beach Resort for Q3 in 2021, 2020 and 2019. Also included in this schedule is information for Sir Francis Drake and The Roger New York for Q1 in 2021, 2020 and 2019; and Villa Florence San Francisco on Union Square for Q1 and Q2 in 2021, 2020 and 2019.

These hotel results for the respective periods may include information reflecting operational performance prior to the Company’s ownership of the hotels. 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
 
HotelsQ1Q2Q3Q4
 
Sir Francis DrakeX
Hotel Monaco Washington DCXXXX
Skamania LodgeXXXX
Le Méridien Delfina Santa MonicaXXXX
Sofitel Philadelphia at Rittenhouse SquareXXXX
Argonaut HotelXXXX
The Westin San Diego Gaslamp QuarterXXXX
Hotel Monaco SeattleXXXX
Mondrian Los AngelesXXXX
W BostonXXXX
Hotel Zetta San FranciscoXXXX
Hotel Vintage SeattleXXXX
Hotel Vintage PortlandXXXX
W Los Angeles - West Beverly HillsXXXX
Hotel Zelos San FranciscoXXXX
Embassy Suites San Diego Bay - DowntownXXXX
The Hotel ZagsXXXX
Hotel Zephyr Fisherman's WharfXXXX
Hotel Zeppelin San FranciscoXXXX
The Nines, a Luxury Collection Hotel, PortlandXXXX
Hotel Colonnade Coral Gables, Autograph CollectionXXXX
Hotel Palomar Los Angeles Beverly HillsXXXX
Revere Hotel Boston CommonXXXX
LaPlaya Beach Resort & ClubXXXX
Hotel Zoe Fisherman's WharfXXXX
Villa Florence San Francisco on Union SquareXX
Hotel VitaleXX
The Marker San FranciscoXXXX
Hotel SperoXXXX
Harbor Court Hotel San FranciscoXXXX
Chaminade Resort & SpaXXXX
Viceroy Santa Monica HotelXXXX
Le Parc Suite HotelXXXX
Montrose West HollywoodXXXX
Chamberlain West Hollywood HotelXXXX
Grafton on SunsetXXXX
The Westin Copley Place, BostonXXXX
The Liberty, a Luxury Collection Hotel, BostonXXXX
Hyatt Regency Boston HarborXXXX
George HotelXXXX
Viceroy Washington DCXXXX
Hotel Zena Washington DCXX
Paradise Point Resort & SpaXXXX
Hilton San Diego Gaslamp QuarterXXXX
L'Auberge Del MarXXXX
San Diego Mission Bay ResortXXXX
Solamar HotelXXXX
The Heathman HotelXXXX
Southernmost Beach ResortXXXX
The Marker Key West Harbor ResortXXXX
The Roger New YorkX
Hotel Chicago Downtown, Autograph CollectionXXXX
The Westin Michigan Avenue ChicagoXXXX
Jekyll Island Club ResortXX
Margaritaville Hollywood Beach ResortX

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 third 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 September 30, 2021, except for Margaritaville Hollywood Beach Resort for Q3 2021, 2020 and 2019, and excludes Hotel Vitale for Q3 in 2021, 2020 and 2019 because it was closed for renovation during Q3 2021.

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%

78%

82%

ADR

$252

$270

$263

$246

$258

RevPAR

$190

$234

$229

$193

$211

 
Hotel Revenues

$335.4

$410.9

$398.0

$354.0

$1,498.2

Hotel EBITDA

$91.0

$147.2

$134.2

$98.6

$470.9

Hotel EBITDA Margin

27.1%

35.8%

33.7%

27.8%

31.4%

 

First Quarter

 

Second Quarter

 

Third Quarter

 

Fourth Quarter

 

Full Year

2020

 

2020

 

2020

 

2020

 

2020

 
Occupancy

56%

4%

21%

22%

26%

ADR

$251

$265

$220

$201

$235

RevPAR

$141

$11

$47

$45

$61

 
Hotel Revenues

$258.2

$25.8

$86.1

$84.5

$454.6

Hotel EBITDA

$41.9

($40.6)

($17.3)

($16.7)

($32.7)

Hotel EBITDA Margin

16.2%

(157.1%)

(20.1%)

(19.8%)

(7.2%)

 

First Quarter

 

Second Quarter

 

Third Quarter

2021

 

2021

 

2021

 
Occupancy

22%

41%

52%

ADR

$250

$254

$276

RevPAR

$54

$103

$144

 
Hotel Revenues

$101.7

$190.5

$256.4

Hotel EBITDA

($8.3)

$38.5

$70.4

Hotel EBITDA Margin

(8.1%)

20.2%

27.5%

Notes:

These historical hotel operating results include information for all of the hotels the Company owned as of September 30, 2021, which include the acquisitions of Jekyll Island Club Resort and Margaritaville Hollywood Beach Resort, as if they were owned as of January 1, 2019. These historical operating results include periods prior to the Company’s ownership of the hotels. 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.

View source version on businesswire.com:https://www.businesswire.com/news/home/20211028006046/en/

Raymond D. Martz, Chief Financial Officer, Pebblebrook Hotel Trust - (240) 507-1330

KEYWORD: MARYLAND UNITED STATES NORTH AMERICA

INDUSTRY KEYWORD: PROFESSIONAL SERVICES FINANCE LODGING CONSTRUCTION & PROPERTY REIT TRAVEL

SOURCE: Pebblebrook Hotel Trust

Copyright Business Wire 2021.

PUB: 10/28/2021 04:06 PM/DISC: 10/28/2021 04:06 PM

http://www.businesswire.com/news/home/20211028006046/en