Pebblebrook Hotel Trust Reports 2011 Results
Pebblebrook Hotel Trust (NYSE: PEB) today reported results for the fourth quarter and year ended December 31, 2011. The Company’s results include the following:
“We are extremely pleased with our portfolio’s strong performance in 2011”
| Fourth Quarter | Full Year | |||||||||||
| 2011 | 2010 | 2011 | 2010 | |||||||||
| ($ in millions except per share, RevPAR and margin data) | ||||||||||||
| Net income (loss) to common shareholders | $3.5 | $(1.9) | $4.4 | $(6.6) | ||||||||
| Net income (loss) per diluted share | $0.07 | $(0.05) | $0.08 | $(0.23) | ||||||||
| Pro forma RevPAR | $168.58 | $149.45 | $158.75 | $143.96 | ||||||||
| Pro forma Hotel EBITDA | $31.1 | $22.3 | $88.3 | $71.3 | ||||||||
| Pro forma Hotel EBITDA Margin | 28.4% | 22.8% | 26.7% | 23.5% | ||||||||
| Adjusted EBITDA(1) | $28.1 | $4.9 | $79.3 | $8.9 | ||||||||
| Adjusted FFO(1) | $16.5 | $3.8 | $48.9 | $7.3 | ||||||||
| Adjusted FFO per diluted share(1) | $0.32 | $0.10 | $1.00 | $0.25 | ||||||||
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(1) See tables later in this press release for a description of pro forma information and reconciliations from net income (loss) to non-GAAP financial measures, including earnings before interest, taxes, depreciation and amortization ("EBITDA"), Adjusted EBITDA, Funds from Operations ("FFO"), FFO per share, Adjusted FFO and Adjusted FFO per share.
For the details as to which hotels are included in Pro forma RevPAR, ADR, Occupancy, Hotel Revenues, Hotel Expenses, Hotel EBITDA, Hotel EBITDA Margins and Hotel EBITDA Per Room for the fourth quarter and full year ended December 31, 2011, refer to the Pro Forma 2011 Property Inclusion Reference Table later in this press release.
“We are extremely pleased with our portfolio’s strong performance in 2011,” said Jon E. Bortz, Chairman, President and Chief Executive Officer of Pebblebrook Hotel Trust. “This was a fantastic year for the overall hotel industry, and especially our hotels, which greatly benefited from the continued resurgence in business transient, group and leisure travel. Our overall performance exceeded our expectations.”
2011 Highlights
“The hotel industry’s fundamentals strengthened in 2011, as demand for hotel rooms in the U.S. climbed a robust 5.0 percent and supply growth declined to only 0.6 percent, allowing for significant ADR improvement and resulting in hotel industry RevPAR growth of 8.2 percent, the second strongest year of RevPAR growth over the last 23 years,” added Mr. Bortz. “Pebblebrook’s RevPAR growth of 10.3 percent for 2011 well exceeded the industry’s, as we clearly benefitted from our strategy of investing primarily in stronger urban markets in major gateway cities. Travel demand was driven by strong growth in business and leisure transient travel, as well as growing inbound international travel that remains healthy despite concerns with the global economy. These positive trends have provided us with the opportunity to successfully raise room rates at our properties while occupancies have been rising, which has occurred earlier than we expected at this point in the hotel cycle. We expect these trends will continue throughout 2012 as occupancy levels are at or above prior peak levels in many of our urban markets, which is highly encouraging.”
Fourth Quarter Highlights
Capital Reinvestment and Asset Management
During 2011, the Company reinvested approximately $57.7 million of capital improvements throughout the Company’s portfolio. The Company’s capital improvements included $16.6 million at the Westin Gaslamp Quarter, $8.4 million at the Sir Francis Drake, $6.0 million at the InterContinental Buckhead and $5.2 million at the Grand Hotel Minneapolis.
The comprehensive three-year renovation and redevelopment of the Westin Gaslamp Quarter is now in its third and final phase, which involves the renovation and reconfiguration of the hotel’s ground floor, including the exterior, porte cochère, lobby, lounge and restaurant. This stage commenced in October 2011 and is expected to be completed in May 2012.
The Company opened several restaurant and bar facilities throughout its portfolio in 2011, including the highly acclaimed Southern Art Restaurant by Art Smith and the Bourbon Bar, both at the InterContinental Hotel Buckhead, which opened in September, and the Descent Theme Bar and Lounge, which opened at the W Boston in November.
In addition, the Company commenced major renovation projects at a number of its hotels late in 2011 or early in 2012, including its comprehensive $8.8 million renovation of the Sheraton Delfina, which involves the hotel’s guest rooms, corridors, meeting rooms, lobby and public space; a $3.3 million renovation at the Argonaut San Francisco, which includes the guest rooms, corridors, meeting rooms and lobby; and a $4.6 million renovation at the Hotel Monaco Seattle, which involves the guest rooms, corridors, lobby and meeting space.
“Our capital reinvestment program is a critical component of our overall investment strategy,” noted Mr. Bortz. “The renovation and repositioning of our hotels will allow us to improve market share and ultimately increase cash flow in a meaningful way. We have already seen significant benefits from our reinvestment programs at the Sir Francis Drake, Affinia Manhattan, Westin Gaslamp and Grand Hotel Minneapolis, all of which are expected to continue to increase market share during 2012 and generate substantial increases in revenues and operating cash flow.”
In addition to its capital reinvestment programs, Pebblebrook continues to implement a comprehensive array of asset management best practices and initiatives throughout its portfolio to enhance hotel revenues while also promoting expense controls and strong margin growth. To date, the Company has identified approximately $8.7 million of asset management expense reduction opportunities, which it expects will be fully implemented during 2012.
“We are extremely pleased with the progress we’ve made in implementing our asset management initiatives and best practices across many of our hotels this year, as illustrated by our strong margin growth of 318 basis points, even though we didn’t own most of our hotels for the entire year. We expect that these improvements will continue to increase significantly in 2012 and 2013 as these efficiencies and operating enhancements are fully implemented and we find additional opportunities that will have a positive impact on our future performance,” continued Mr. Bortz.
Acquisitions
The Company successfully acquired 12 high-quality, upper-upscale, full service hotels in 2011 for a total investment of $954.1 million, comprised of 6 wholly owned hotels with a total of 1,511 rooms and a 49 percent joint venture interest in six hotels with 1,733 guest rooms. The Company’s twelve completed 2011 acquisitions are all located in highly desirable major gateway U.S. cities.
“We’re very excited about the acquisitions we’ve made in 2011, investing in many high barrier to entry, urban markets in major gateway cities including San Francisco, Seattle, West Hollywood, San Diego, Miami, Boston and New York. We believe these properties offer excellent opportunities for continued RevPAR growth, margin expansion and value creation, through renovations and the further implementation of our asset management best practice initiatives,” commented Mr. Bortz.
Since its initial public offering in December 2009, the Company has invested in 20 hotel properties encompassing 5,545 guest rooms (including six hotels through a joint venture) totaling approximately $1.6 billion of invested capital.
Capital Markets
During 2011, the Company completed several capital market transactions to help fund strategic growth and maintain its strong balance sheet. The Company raised $444.6 million in net proceeds from common and preferred share offerings and originated $67.0 million of new debt.
“We are delighted with our continued ability to access the debt and capital markets, and the strong support that our banks and investors have continued to show in our investment strategy and management team,” commented Raymond D. Martz, Chief Financial Offer of Pebblebrook Hotel Trust. “This has allowed us to take advantage of unique acquisition opportunities in the marketplace, further strengthen our balance sheet, maintain our targeted conservative capital structure and lower our overall cost of capital.”
Balance Sheet
As of December 31, 2011, the Company had $251.5 million in consolidated debt and $284.7 million in unconsolidated, non-recourse debt at weighted average interest rates of 4.5 percent and 3.2 percent, respectively. The Company had no outstanding balance on its $200 million senior unsecured credit facility. As of December 31, 2011, the Company had $75.2 million of consolidated cash, cash equivalents and restricted cash and $18.3 million of unconsolidated cash, cash equivalents and restricted cash. The unconsolidated debt, cash, cash equivalents and restricted cash amounts represent the Company’s 49 percent pro rata interest in the Manhattan Collection, a joint venture with affiliates of Denihan Hospitality Group that owns six upper upscale hotels in Manhattan, New York. The diluted weighted average number of common shares and units outstanding for the quarter ended December 31, 2011 was 51.7 million.
On December 31, 2011, as defined by the Company’s credit agreement, the Company’s fixed charge coverage ratio was 2.6 times, total net debt to trailing 12 month Corporate EBITDA was 5.0 times and total debt to total assets ratio was 31 percent. Excluding its off-balance sheet joint venture interest in the Manhattan Collection, the Company’s fixed charge coverage ratio was 2.3 times, net debt to trailing 12 month Corporate EBITDA was 2.8 times and total debt to total assets ratio was 17 percent.
Subsequent Events
Following the completion of these financings, as of February 21, 2012, the Company has approximately $226.3 million of consolidated debt outstanding and $282.4 million in unconsolidated, non-recourse debt at weighted average interest rates of 4.7 percent and 3.2 percent, respectively. The consolidated debt balance includes $15.0 million outstanding on the Company’s $200 million senior unsecured credit facility. The Company has approximately $40.0 million of consolidated cash, cash equivalents and restricted cash and approximately $17.2 million of unconsolidated cash, cash equivalents and restricted cash. The unconsolidated debt, cash, cash equivalents and restricted cash amounts represent the Company’s 49 percent pro rata interest in the Company’s Manhattan Collection portfolio, a joint venture with affiliates of Denihan Hospitality Group that owns six upper upscale hotels in Manhattan, New York.
2012 Outlook
The Company's outlook for 2012, which assumes continued improvement in economic activity, positive business travel trends and other significant assumptions detailed below, is as follows:
| 2012 Outlook | ||||||
| Low | High | |||||
| ($ in millions except per share and RevPAR data) | ||||||
| Net income (loss) to common shareholders | $3.0 | $8.0 | ||||
| Net income (loss) per diluted share | $0.05 | $0.15 | ||||
| Adjusted EBITDA | $110.0 | $115.0 | ||||
| Adjusted FFO | $62.0 | $67.0 | ||||
| Adjusted FFO per diluted share | $1.19 | $1.29 | ||||
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This 2012 outlook is based on the following estimates and assumptions: |
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| U.S. GDP Growth | 2.0% | 2.5% | ||||
| U.S. Hotel Industry RevPAR Growth | 6.0% | 8.0% | ||||
| Portfolio RevPAR | $173 | $176 | ||||
| Portfolio RevPAR Growth | 8.0% | 10.0% | ||||
| Portfolio Hotel EBITDA | $121.0 | $126.0 | ||||
| Portfolio Hotel EBITDA Margin | 27.5% | 28.0% | ||||
| Portfolio Hotel EBITDA Margin Growth | 250 bps | 300 bps | ||||
| Corporate cash general and administrative expenses | $9.0 | $9.5 | ||||
| Corporate non-cash general and administrative expenses | $3.5 | $3.7 | ||||
| Total capital investments related to renovations, capital maintenance and return on investment projects | $50.0 | $60.0 | ||||
| Weighted average fully diluted shares and units | 52.0 | 52.0 | ||||
The Company’s 2012 outlook includes the effects of the Company’s 49 percent pro rata interest in the Manhattan Collection.
About Pebblebrook Hotel Trust
Pebblebrook Hotel Trust is a publicly traded real estate investment trust (“REIT”) organized to opportunistically acquire and invest primarily in upper upscale, full service hotels located in urban markets in major gateway cities. The Company owns 20 hotels, comprised of 14 wholly owned hotels, with a total of 3,812 guest rooms and a 49 percent joint venture interest in six hotels with 1,733 guest rooms. The Company owns, or has an ownership interest in, hotels located in nine states and the District of Columbia, including 14 markets: Bethesda, Maryland; San Francisco, California; Buckhead, Georgia; Washington, DC; Minneapolis, Minnesota; Columbia River Gorge, Washington; Santa Monica, California; Philadelphia, Pennsylvania; San Diego, California; Seattle, Washington; West Hollywood, California; Miami, Florida; Boston, Massachusetts; and New York, New York.
| Pebblebrook Hotel Trust | ||||||||||
| Consolidated Balance Sheets | ||||||||||
| (In thousands, except share and per-share data) | ||||||||||
| December 31, 2011 | December 31, 2010 | |||||||||
| ASSETS | ||||||||||
| Investment in hotel properties, net | $ | 1,127,484 | $ | 599,714 | ||||||
| Investment in unconsolidated joint ventures | 171,765 | ? | ||||||||
| Ground lease asset, net | 10,502 | 10,721 | ||||||||
| Cash and cash equivalents | 65,684 | 220,722 | ||||||||
| Restricted cash | 9,469 | 4,485 | ||||||||
| Hotel receivables (net of allowance for doubtful accounts of $71 and $13, respectively) | 11,312 | 3,924 | ||||||||
| Deferred financing costs, net | 3,487 | 2,718 | ||||||||
| Prepaid expenses and other assets | 16,929 | 13,231 | ||||||||
| Total assets | $ | 1,416,632 | $ | 855,515 | ||||||
| LIABILITIES AND SHAREHOLDERS' EQUITY | ||||||||||
| Liabilities: | ||||||||||
| Senior unsecured revolving credit facility | $ | - | $ | - | ||||||
| Mortgage debt | 251,539 | 143,570 | ||||||||
| Accounts payable and accrued expenses | 33,333 | 15,799 | ||||||||
| Advance deposits | 4,380 | 2,482 | ||||||||
| Accrued interest | 1,000 | 304 | ||||||||
| Distribution payable | 10,032 | 4,908 | ||||||||
| Total liabilities | 300,284 | 167,063 | ||||||||
| Commitments and contingencies | ||||||||||
| Shareholders' equity: | ||||||||||
|
Preferred shares of beneficial interest, $.01 value, 100,000,000 shares authorized; 9,000,000 and 0 shares issued and outstanding at December 31, 2011 and at December 31, 2010, respectively |
90 | - | ||||||||
|
Common shares of beneficial interest, $.01 par value, 500,000,000 shares authorized; 50,769,024 issued and outstanding at December 31, 2011 and 39,814,760 issued and outstanding at December 31, 2010, respectively |
508 | 398 | ||||||||
| Additional paid-in capital | 1,142,905 | 698,100 | ||||||||
| Accumulated deficit and distributions | (30,252 | ) | (11,586 | ) | ||||||
| Total shareholders' equity | 1,113,251 | 686,912 | ||||||||
| Non-controlling interests | 3,097 | 1,540 | ||||||||
| Total equity | 1,116,348 | 688,452 | ||||||||
| Total liabilities and equity | $ | 1,416,632 | $ | 855,515 | ||||||
| Pebblebrook Hotel Trust | ||||||||||||||||||||
| Consolidated Statements of Operations | ||||||||||||||||||||
| (In thousands, except share and per-share data) | ||||||||||||||||||||
| Three months ended
December 31, |
Year ended
December 31, |
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| 2011 | 2010 | 2011 | 2010 | |||||||||||||||||
| (Unaudited) | ||||||||||||||||||||
| REVENUES: | ||||||||||||||||||||
| Hotel operating revenues: | ||||||||||||||||||||
| Room | $ | 49,882 | $ | 18,639 | $ | 177,479 | $ | 32,804 | ||||||||||||
| Food and beverage | 29,318 | 13,398 | 92,898 | 21,984 | ||||||||||||||||
| Other operating | 5,209 | 1,871 | 17,610 | 2,973 | ||||||||||||||||
| Total revenues | 84,409 | 33,908 | 287,987 | 57,761 | ||||||||||||||||
| EXPENSES: | ||||||||||||||||||||
| Hotel operating expenses: | ||||||||||||||||||||
| Room | 13,586 | 5,651 | 47,570 | 9,718 | ||||||||||||||||
| Food and beverage | 20,360 | 9,093 | 65,783 | 15,113 | ||||||||||||||||
| Other direct | 2,523 | 795 | 8,353 | 1,288 | ||||||||||||||||
| Other indirect | 23,061 | 10,073 | 79,648 | 16,724 | ||||||||||||||||
| Total hotel operating expenses | 59,530 | 25,612 | 201,354 | 42,843 | ||||||||||||||||
| Depreciation and amortization | 9,519 | 3,516 | 30,945 | 5,776 | ||||||||||||||||
| Real estate taxes, personal property taxes and property insurance | 3,954 | 1,311 | 12,895 | 2,220 | ||||||||||||||||
| Ground rent | 464 | 113 | 1,814 | 124 | ||||||||||||||||
| General and administrative | 3,207 | 2,948 | 11,460 | 8,319 | ||||||||||||||||
| Hotel acquisition costs | 16 | 1,770 | 3,392 | 6,581 | ||||||||||||||||
| Total operating expenses | 76,690 | 35,270 | 261,860 | 65,863 | ||||||||||||||||
| Operating income (loss) | 7,719 | (1,362 | ) | 26,127 | (8,102 | ) | ||||||||||||||
| Interest income | 53 | 507 | 868 | 3,020 | ||||||||||||||||
| Interest expense | (3,576 | ) | (1,169 | ) | (13,653 | ) | (1,640 | ) | ||||||||||||
| Other income | - | - | 85 | - | ||||||||||||||||
| Equity in earnings of joint ventures | 4,135 | - | 2,336 | - | ||||||||||||||||
| Net income (loss) before income taxes | 8,331 | (2,024 | ) | 15,763 | (6,722 | ) | ||||||||||||||
| Income tax (expense) benefit | (225 | ) | 103 | (564 | ) | 80 | ||||||||||||||
| Net income (loss) | 8,106 | (1,921 | ) | 15,199 | (6,642 | ) | ||||||||||||||
| Net income (loss) attributable to non-controlling interests | 144 | - | 343 | - | ||||||||||||||||
| Net income (loss) attributable to the Company | 7,962 | (1,921 | ) | 14,856 | (6,642 | ) | ||||||||||||||
| Distributions to preferred shareholders | (4,506 | ) | - | (10,413 | ) | - | ||||||||||||||
| Net income (loss) attributable to common shareholders | $ | 3,456 | $ | (1,921 | ) | $ | 4,443 | $ | (6,642 | ) | ||||||||||
| Net income (loss) per share available to common shareholders, basic and diluted | $ | 0.07 | $ | (0.05 | ) | $ | 0.08 | $ | (0.23 | ) | ||||||||||
| Weighted-average number of common shares, basic | 50,765,629 | 39,811,451 | 47,921,200 | 28,669,851 | ||||||||||||||||
| Weighted-average number of common shares, diluted | 50,781,408 | 39,811,451 | 47,966,307 | 28,669,851 | ||||||||||||||||
| Pebblebrook Hotel Trust | ||||||||||||||||||
| Reconciliation of Net Income (Loss) Attributable to Common | ||||||||||||||||||
| Shareholders to FFO, EBITDA, Adjusted FFO and Adjusted EBITDA | ||||||||||||||||||
| (In thousands, except share and per-share data) | ||||||||||||||||||
| (Unaudited) | ||||||||||||||||||
| Three months ended
December 31, |
Year ended
December 31, |
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| 2011 | 2010 | 2011 | 2010 | |||||||||||||||
| Net income (loss) attributable to common shareholders | $ | 3,456 | $ | (1,921 | ) | $ | 4,443 | $ | (6,642 | ) | ||||||||
| Depreciation and amortization | 9,482 | 3,488 | 30,807 | 5,698 | ||||||||||||||
| Depreciation and amortization from joint ventures | 2,762 | - | 3,931 | - | ||||||||||||||
| Non-controlling interests | 144 | - | 343 | - | ||||||||||||||
| FFO | $ | 15,844 | $ | 1,567 | $ | 39,524 | $ | (944 | ) | |||||||||
| Hotel acquisition costs | 16 | 1,770 | 3,392 | 6,581 | ||||||||||||||
| Reorganization costs from joint ventures | 176 | - | 4,144 | - | ||||||||||||||
| Ground lease amortization | 55 | 69 | 219 | 69 | ||||||||||||||
| Amortization of LTIP units | 394 | 395 | 1,579 | 1,577 | ||||||||||||||
| Adjusted FFO | $ | 16,485 | $ | 3,801 | $ | 48,858 | $ | 7,283 | ||||||||||
| FFO per common share - basic | $ | 0.31 | $ | 0.04 | $ | 0.81 | $ | (0.03 | ) | |||||||||
| FFO per common share - diluted | $ | 0.31 | $ | 0.04 | $ | 0.81 | $ | (0.03 | ) | |||||||||
| Adjusted FFO per common share - basic | $ | 0.32 | $ | 0.10 | $ | 1.00 | $ | 0.25 | ||||||||||
| Adjusted FFO per common share - diluted | $ | 0.32 | $ | 0.10 | $ | 1.00 | $ | 0.25 | ||||||||||
| Weighted-average number of basic common shares and units | 51,694,728 | 39,811,451 | 48,850,299 | 28,669,851 | ||||||||||||||
|
Weighted-average number of fully diluted common shares and units |
51,710,507 | 39,821,579 | 48,895,406 | 28,716,106 | ||||||||||||||
| Three months ended
December 31, |
Year ended
December 31, |
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| 2011 | 2010 | 2011 | 2010 | |||||||||||||||
| Net income (loss) attributable to common shareholders | $ | 3,456 | $ | (1,921 | ) | $ | 4,443 | $ | (6,642 | ) | ||||||||
| Interest expense | 3,576 | 1,169 | 13,653 | 1,640 | ||||||||||||||
| Interest expense from joint ventures | 3,316 | - | 5,680 | - | ||||||||||||||
| Income tax expense (benefit) | 225 | (103 | ) | 564 | (80 | ) | ||||||||||||
| Depreciation and amortization | 9,519 | 3,516 | 30,945 | 5,776 | ||||||||||||||
| Depreciation and amortization from joint ventures | 2,762 | - | 3,931 | - | ||||||||||||||
| Non-controlling interests | 144 | - | 343 | - | ||||||||||||||
| Distributions to preferred shareholders | 4,506 | - | 10,413 | - | ||||||||||||||
| EBITDA | $ | 27,504 | $ | 2,661 | $ | 69,972 | $ | 694 | ||||||||||
| Hotel acquisition costs | 16 | 1,770 | 3,392 | 6,581 | ||||||||||||||
| Reorganization costs from joint ventures | 176 | - | 4,144 | - | ||||||||||||||
| Ground lease amortization | 55 | 69 | 219 | 69 | ||||||||||||||
| Amortization of LTIP units | 394 | 395 | 1,579 | 1,577 | ||||||||||||||
| Adjusted EBITDA | $ | 28,145 | $ | 4,895 | $ | 79,306 | $ | 8,921 | ||||||||||
This press release includes certain non-GAAP financial measures as defined under Securities and Exchange Commission (SEC) Rules to supplement the Company’s consolidated financial statements presented in accordance with U.S. generally accepted accounting principles ("GAAP").
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 measures used by other companies. In addition, these non-GAAP measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP 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 - Funds from operations (“FFO”) represents net income (computed in accordance with GAAP), 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 operating performance of its properties 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.
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).
The Company’s presentation of FFO in accordance with the NAREIT white paper and EBITDA, or 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. The table above is a reconciliation of the Company’s FFO and EBITDA calculations to net income in accordance with GAAP.
The Company also evaluates its performance by reviewing Adjusted EBITDA and Adjusted FFO, because it believes that adjusting EBITDA and 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 EBITDA and Adjusted FFO, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company's operating performance. The Company adjusts EBITDA and FFO for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDA and Adjusted FFO:
- Non-Cash Ground Rent: The Company excludes the non-cash amortization expense of the Company's ground lease asset.
- Acquisition Costs: The Company excludes acquisition transaction costs expensed during the period because it believes that including these costs in EBITDA and FFO does not reflect the underlying financial performance of the Company and its hotels.
- Amortization of LTIP Units: The Company excludes the non-cash amortization of LTIP Units expensed during the period.
- Reorganization costs from joint ventures: The Company excludes reorganization costs from joint venture expensed during the period because it believes that including these costs in EBITDA and FFO does not reflect the underlying financial performance of the Company and its hotels.
