Pebblebrook Hotel Trust Results

Pebblebrook Hotel Trust Reports First Quarter 2018 Results and Increases 2018 Outlook

Same-Property RevPAR for the quarter fell slightly by 0.2 percent versus 2017 to $195.17. Excluding San Francisco, Same-Property RevPAR rose 0.3 percent versus the prior year. Same-Property ADR increased 0.7 percent from the prior year to $244.44. Same-Property Occupancy decreased 0.8 percent to 79.8 percent. Same-Property Total RevPAR grew 1.7 percent over the same period of 2017 to $288.50.

Pebblebrook Hotel Trust

Pebblebrook Hotel Trust (NYSE: PEB) yesterday reported results for the first quarter ended March 31, 2018. The Company’s results include the following:

 

First Quarter

2018   2017

($ in millions except per share and RevPAR data)

Net income

$24.5   $14.1

 
Same-Property RevPAR(1)

$195.17

$195.53
Same-Property RevPAR growth rate

(0.2%)

 
Same-Property Total RevPAR(1)

$288.50

$283.64
Same-Property Total RevPAR growth rate

1.7%

 
Same-Property EBITDA(1)

$55.6

$54.5
Same-Property EBITDA growth rate

2.0%

Same-Property EBITDA Margin(1)

30.7%

30.7%

 
Adjusted EBITDA(1)

$59.3

$49.0
Adjusted EBITDA growth rate

20.9%

 
Adjusted FFO(1)

$46.2

$38.7
Adjusted FFO per diluted share(1)

$0.67

$0.54
Adjusted FFO per diluted share growth rate

24.1%

 

“We’re extremely pleased with our portfolio’s first quarter operating performance, which significantly exceeded our initial outlook, as our results were much stronger than expected,” said Jon E. Bortz, Chairman, President and Chief Executive Officer of Pebblebrook Hotel Trust. “We are encouraged by the improved business travel demand trends we’re seeing, including increased short-term group and transient bookings, better group attendance and increased overall group spend. Leisure demand also continued to be solid. The overall improvements in business travel were broad-based across our portfolio, which enabled us to handily beat our outlook for Same-Property RevPAR growth, Adjusted EBITDA and Adjusted FFO per diluted share. These favorable demand trends have continued into the second quarter, which is encouraging, and makes us more optimistic about overall industry performance for 2018, as well as for our portfolio.”

First Quarter Highlights

  • Net income: The Company’s net income was $24.5 million in the first quarter of 2018, increasing $10.4 million as compared to the same period of 2017.
  • Same-Property RevPAR and Same-Property Total RevPAR: Same-Property RevPAR for the quarter fell slightly by 0.2 percent versus 2017 to $195.17. Excluding San Francisco, Same-Property RevPAR rose 0.3 percent versus the prior year. Same-Property ADR increased 0.7 percent from the prior year to $244.44. Same-Property Occupancy decreased 0.8 percent to 79.8 percent. Same-Property Total RevPAR grew 1.7 percent over the same period of 2017 to $288.50.
  • Same-Property EBITDA: The Company’s hotels generated $55.6 million of Same-Property EBITDA for the quarter ended March 31, 2018, increasing 2.0 percent over the same period of 2017. Same-Property Revenues grew 1.9 percent, while Same-Property Expenses rose by 1.9 percent. Same-Property EBITDA Margin increased 2 basis points to 30.7 percent for the first quarter of 2018, as compared to the same period last year.
  • Adjusted EBITDA: The Company’s Adjusted EBITDA rose to $59.3 million from $49.0 million in the prior year period, an increase of 20.9 percent. Adjusted EBITDA includes $3.4 million of business interruption income related to losses incurred in 2017 at LaPlaya Beach Resort & Club (“LaPlaya”) and $2.4 million of dividend income received from the Company’s investment in liquid marketable securities.
  • Adjusted FFO: The Company’s Adjusted FFO increased 19.3 percent to $46.2 million from $38.7 million in the prior year period.
  • Dividends: On March 15, 2018, the Company declared a regular quarterly cash dividend of $0.38 per share on its common shares, a regular quarterly cash dividend of $0.40625 per share on its 6.50% Series C Cumulative Redeemable Preferred Shares of Beneficial Interest and a regular quarterly cash dividend of $0.39844 per share on its 6.375% Series D Cumulative Redeemable Preferred Shares of Beneficial Interest.

“During the quarter, our RevPAR growth leaders consisted of our recently redeveloped hotels, including Hotel Zoe Fisherman’s Wharf, Revere Hotel Boston Common and Hotel Palomar Los Angeles Beverly Hills, as these hotels are continuing to gain market share and ramp up following their prior year renovations,” noted Mr. Bortz. “We also had strong top-line growth at our South Florida hotels, given the cold winter experienced by the Northeast and Midwest. Same-Property RevPAR for our portfolio declined only 0.2 percent, a significant improvement from our initial outlook of (1.5) percent to (3.5) percent. In addition, our hotels were successful in driving non-room revenue up 6.2 percent in the quarter as we continue to make progress reconcepting our food and beverage outlets and other public areas in order to improve revenue growth and profitability. As a result, our Same-Property Total Revenues increased 1.9 percent, and by limiting expense growth to 1.9 percent, we were able to improve Same-Property EBITDA by 2.0 percent, which is encouraging given the cost pressures we are experiencing across all of our markets.”

Update on Impact from Hurricane Irma on LaPlaya Beach Resort & Club

The Company completed the major repair and remediation work at LaPlaya in the first quarter of 2018, and all guestrooms have been reopened and in operation since the end of January. The Company expects to complete additional scheduled repair work later in 2018, including in the second and third quarters, which will negatively impact the resort’s performance and is included in the Company’s outlook. The Company anticipates this disruption will be largely covered under the Company’s current business interruption and property insurance programs, although no business interruption proceeds for 2018 are included in the Company’s outlook. The Company reached an agreement with its insurance carriers on a net $3.4 million business interruption claim, after the deductible, for losses sustained by LaPlaya in 2017. This claim was recorded in the first quarter and was previously included in the Company’s 2018 outlook provided in late February.

Capital Reinvestments

In the first quarter, the Company completed $16.2 million of capital investments throughout its portfolio. In April, the Company completed a $5.0 million conversion of Revere Hotel Boston Common’s nightlife club into a newly completed restaurant and bar called Rebel’s Guild. During the remainder of 2018, the Company will continue its remaining renovation projects at a number of properties that will improve performance in future years, including:

  • Mondrian Los Angeles (estimated at $17.0 million), which will undergo a renovation of the guestrooms and lobby as well as a renovation of our legendary Skybar beginning in the fourth quarter of this year, with an expected completion date in the first quarter of 2019;
  • Hotel Zelos San Francisco (estimated at $6.0 million), which is planning a guestroom renovation to complement the transformative lobby, guestroom corridor and restaurant renovation completed in 2014; and
  • Hotel Zephyr Fisherman’s Wharf, Zephyr Walk (estimated at $5.5 million), which is undergoing a redevelopment and re-leasing of most of the approximately 46,000 square feet of street level retail space that began in the fourth quarter of 2017, with an expected completion date in the second quarter of 2018.

Capital Markets and Balance Sheet

As of March 31, 2018, the Company had $1.0 billion in consolidated debt at an effective weighted-average interest rate of 3.3 percent. The Company had $675.0 million outstanding in the form of unsecured term loans and $203.0 million outstanding on its $450.0 million senior unsecured revolving credit facility. As of March 31, 2018, the Company had $23.2 million of consolidated cash, cash equivalents and restricted cash.

During the quarter, the Company strategically purchased approximately 4.8 percent of the outstanding common shares of LaSalle Hotel Properties (NYSE: LHO) (“LaSalle”). As of March 31, 2018, excluding the dividend income and associated debt related to the purchase of the LaSalle shares, the Company’s fixed charge coverage ratio was 3.9 times and total net debt to trailing 12-month corporate EBITDA was 3.6 times.

Proposed Combination with LaSalle Hotel Properties

Following LaSalle’s rejection, on March 28, 2018 the Company disclosed an initial proposal offering a common share-for-common share merger with LaSalle, representing an implied merger price of $29.95 per LaSalle common share. On April 16, 2018, the Company disclosed an increased offer to LaSalle, which also added an optional cash component. On April 24, 2018, the Company again disclosed an increased and final offer, based on a fixed exchange ratio of 0.9085, or an implied merger price of $32.49, which included an optional cash component (up to 20.0 percent of the total offer price), at the option of the shareholders. This third and final proposal represented a premium of 33.2 percent above LaSalle’s unaffected closing price on March 27, 2018, a 16.5 percent premium above analyst consensus NAV on March 27, 2018 and a 28.3 percent premium above analyst consensus price target as of March 27, 2018.

The Company believes that a merger with LaSalle presents a compelling strategic opportunity for the shareholders of both the Company and LaSalle, and the Company’s Board of Trustees unanimously supports a combination with LaSalle.

2018 Outlook

The Company has increased its outlook for 2018, incorporating the Company’s first quarter performance as well as the improved business travel trends and overall incrementally positive economic activity. The Company’s 2018 outlook, which assumes no additional acquisitions or dispositions, reflects the Company’s various planned capital investment projects and includes other significant assumptions, is as follows:

 

 

2018 Outlook

as of April 26, 2018

 

Variance to Prior Outlook

as of February 22, 2018

Low   High   Low   High

($ and shares/units in millions, except per share and RevPAR data)

Net income

$84.4   $92.9

$4.7   $3.2

 
Adjusted EBITDA

$238.0

$246.5

$13.5

$12.0
Adjusted EBITDA growth rate

2.1%

5.8%

5.8%

5.2%

 
Adjusted FFO

$178.0

$186.5

$6.4

$4.9
Adjusted FFO per diluted share

$2.56

$2.69

$0.10

$0.08
Adjusted FFO per diluted share growth rate

(0.4%)

4.7%

3.9%

3.1%

 

 

This 2018 outlook is based, in part, on the following estimates and assumptions:

 
U.S. GDP growth rate

2.50%

2.75%

-

-
U.S. Hotel Industry RevPAR growth rate

1.0%

3.0%

-

-
Urban Markets RevPAR growth rate

(1.0%)

1.0%

-

-

 
Same-Property RevPAR

$208

$211

$1

-
Same-Property RevPAR growth rate

0.0%

1.5%

0.5%

-

 
Same-Property EBITDA

$250.1

$258.6

$5.6

$4.1
Same-Property EBITDA growth rate

(1.7%)

1.6%

2.2%

1.6%
Same-Property EBITDA Margin

33.1%

33.6%

0.5%

0.5%
Same-Property EBITDA Margin growth rate

(75 bps)

(25 bps)

50 bps

50 bps

 
Corporate cash general and administrative expenses

$19.0

$19.0

($2.0)

($2.0)
Corporate non-cash general and administrative expenses

$6.9

$6.9

$0.2

$0.2

 
Total capital investments related to renovations, capital maintenance and return on investment projects

$55.0

$65.0

-

-

 
Weighted-average fully diluted shares and units

69.4

69.4

(0.3)

(0.3)

 

The Company’s outlook for the second quarter of 2018 is as follows:

 

Second Quarter 2018 Outlook

Low   High

($ and shares/units in millions, except per share and RevPAR data)
Net income

$24.8   $26.8

 
Same-Property RevPAR

$220

$225
Same-Property RevPAR growth rate

1.0%

3.0%

 
Same-Property EBITDA

$71.4

$73.4
Same-Property EBITDA growth rate

(0.2%)

2.6%
Same-Property EBITDA Margin

35.3%

35.8%
Same-Property EBITDA Margin growth rate

(50 bps)

0 bps

 
Adjusted EBITDA

$64.8

$66.8
Adjusted EBITDA growth rate

(3.5%)

(0.6%)

 
Adjusted FFO

$48.2

$50.2
Adjusted FFO per diluted share

$0.69

$0.72
Adjusted FFO per diluted share growth rate

(8.0%)

(4.0%)

 
Weighted-average fully diluted shares and units

69.4

69.4

 

The Company’s estimates and assumptions, including the Company’s outlook for 2018 and the second quarter 2018 for Same-Property RevPAR, Same-Property RevPAR growth rate, Same-Property EBITDA, Same-Property EBITDA growth rate, Same-Property EBITDA Margin and Same-Property EBITDA Margin growth rate include the hotels owned as of March 31, 2018, as if they had been owned by the Company for all of 2017 and 2018, except for LaPlaya, which is not included in the third or fourth quarters. The Company’s 2018 outlook assumes no additional acquisitions or dispositions beyond the hotels the Company owned as of March 31, 2018.

If any of the foregoing estimates and assumptions prove to be inaccurate, actual results, including the outlook, may vary, and could vary significantly, from the amounts shown above.

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 28 hotels, with a total of 6,973 guest rooms. The Company owns hotels located in 9 states and the District of Columbia, including: Los Angeles, California (Beverly Hills, Santa Monica and West Hollywood); San Diego, California; San Francisco, California; Washington, DC; Coral Gables, Florida; Naples, Florida; Buckhead, Georgia; Boston, Massachusetts; Minneapolis, Minnesota; Portland, Oregon; Philadelphia, Pennsylvania; Nashville, Tennessee; Columbia River Gorge, Washington; and Seattle, Washington.

 
Pebblebrook Hotel Trust
Consolidated Balance Sheets
($ in thousands, except for per share data)
 

 

March 31, 2018

  December 31, 2017

(Unaudited)

ASSETS
Assets:

Investment in hotel properties, net

$ 2,446,670

$ 2,456,450

Investment in marketable securities

157,759

-

Ground lease asset, net

28,889

29,037

Cash and cash equivalents

15,969

25,410

Restricted cash

7,254

7,123

Hotel receivables (net of allowance for doubtful accounts of $105 and $245, respectively)

33,798

29,206

Prepaid expenses and other assets

  51,587  

  43,642  
Total assets

$ 2,741,926  

$ 2,590,868  

 

 

 
LIABILITIES AND EQUITY

 
Liabilities:

Senior unsecured revolving credit facilities

$ 203,000

$ 45,000

Term loans, net of unamortized deferred financing costs

670,665

670,406

Senior unsecured notes, net of unamortized deferred financing costs

99,398

99,374

Mortgage debt, net of unamortized deferred financing costs

69,875

70,457

Accounts payable and accrued expenses

135,747

141,290

Deferred revenues

28,224

26,919

Accrued interest

3,343

2,073

Distribution payable

  31,344  

  31,823  
Total liabilities

1,241,596

1,087,342

Commitments and contingencies

 
Equity:

Preferred shares of beneficial interest, $0.01 par value (liquidation preference $250,000 at March 31, 2018 and at December 31, 2017), 100,000,000 shares authorized; 10,000,000 shares issued and outstanding at March 31, 2018 and December 31, 2017

100

100

Common shares of beneficial interest, $0.01 par value, 500,000,000 shares authorized; 68,912,185 issued and outstanding at March 31, 2018 and 68,812,575 issued and outstanding at December 31, 2017

689

688

Additional paid-in capital

1,683,046

1,685,437

Accumulated other comprehensive income (loss)

8,936

3,689

Distributions in excess of retained earnings

  (197,359 )

  (191,013 )
Total shareholders' equity

  1,495,412  

  1,498,901  
Non-controlling interests

  4,918  

  4,625  
Total equity

  1,500,330  

  1,503,526  
Total liabilities and equity

$ 2,741,926  

$ 2,590,868  

 
 
Pebblebrook Hotel Trust
Consolidated Statements of Operations
($ in thousands, except for per share data)
(Unaudited)
 

 

Three months ended

March 31,

2018   2017

 
Revenues:

Room

$ 122,471

$ 125,570

Food and beverage

44,568

43,632

Other operating

  14,016  

  12,976  
Total revenues

$ 181,055  

$ 182,178  

 
Expenses:

Hotel operating expenses:

Room

$ 31,708

$ 32,983

Food and beverage

30,596

29,288

Other direct and indirect

  51,839  

  52,168  
Total hotel operating expenses

114,143

114,439

Depreciation and amortization

24,902

26,296

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

12,115

13,712

General and administrative

2,610

6,151

Impairment and other losses

795

1,049

Gain on insurance settlement

  (4,898 )

  -  
Total operating expenses

149,667

161,647

Operating income (loss)

31,388

20,531

Interest income

63

-

Interest expense

(9,811 )

(9,341 )
Other

  2,447  

  64  
Income (loss) before income taxes

24,087

11,254

Income tax (expense) benefit

  429  

  2,835  
Net income (loss)

24,516

14,089

Net income (loss) attributable to non-controlling interests

  107  

  55  
Net income (loss) attributable to the Company

24,409

14,034

Distributions to preferred shareholders

  (4,023 )

  (4,023 )
Net income (loss) attributable to common shareholders

$ 20,386  

$ 10,011  

 

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

$ 0.29

$ 0.14

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

$ 0.29

$ 0.14

 
Weighted-average number of common shares, basic

68,876,444

71,610,994

Weighted-average number of common shares, diluted

69,208,048

71,892,820

 
 
Pebblebrook Hotel Trust
Reconciliation of Net Income (Loss) to FFO and Adjusted FFO
($ in thousands, except per share data)
(Unaudited)
 

 

Three months ended

March 31,

2018   2017

 
Net income (loss)

$ 24,516

$ 14,089

Adjustments:

Depreciation and amortization

24,849

26,237

Impairment loss

  -  

  1,049  
FFO

$ 49,365  

$ 41,375  
Distribution to preferred shareholders

  (4,023 )

  (4,023 )
FFO available to common share and unit holders

$ 45,342  

$ 37,352  
Hotel acquisition and disposition costs

378

75

Non-cash ground rent

603

734

Management/franchise contract transition costs

52

85

Interest expense adjustment for acquired liabilities

299

180

Capital lease adjustment

142

136

Non-cash amortization of acquired intangibles

141

242

Estimated hurricane related repairs and cleanup costs

795

-

Gain on insurance settlement

(4,898 )

-

Business interruption proceeds

3,381

-

Other

  -  

  (64 )
Adjusted FFO available to common share and unit holders

$ 46,235  

$ 38,740  

 
FFO per common share - basic

$ 0.66

$ 0.52

FFO per common share - diluted

$ 0.65

$ 0.52

Adjusted FFO per common share - basic

$ 0.67

$ 0.54

Adjusted FFO per common share - diluted

$ 0.67

$ 0.54

 
Weighted-average number of basic common shares and units

69,112,795

71,847,345

Weighted-average number of fully diluted common shares and units

69,444,399

72,129,171

 

To supplement the Company’s consolidated financial statements presented in accordance with U.S. generally accepted accounting principles ("GAAP"), this press release includes certain non-GAAP financial measures as defined under Securities and Exchange Commission ("SEC") rules.

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 for the following items, which may occur in any period, and refers to this measure as Adjusted FFO:

- Hotel acquisition and disposition costs: The Company excludes acquisition and disposition 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.

- Capital lease adjustment: The Company excludes the effect of non-cash interest expense from capital 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 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.

- Estimated hurricane related repairs and cleanup costs: The Company excludes Estimated hurricane related repairs and cleanup costs during The period because it believes that including these adjustments in FFO does not reflect The underlying financial performance of The Company and its hotels.

- Gain on insurance settlement: The Company excludes The Gain on insurance settlement because The Company believes that including this adjustment in FFO does not reflect The underlying financial performance of The Company and its hotels.

- Business interruption proceeds: The Company includes Business interruption proceeds because The Company believes that including these proceeds reflects The underlying financial performance of The Company and its hotels.

- Other: The Company excludes The ineffective portion of The change in fair value of The hedging instruments during The period because it believes that including these Non-cash 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 and Adjusted EBITDA
($ in thousands)
(Unaudited)

 

 

Three months ended

March 31,

2018

2017

 
Net income (loss)

$ 24,516

$ 14,089

Adjustments:

Interest expense

9,811

9,341

Income tax expense (benefit)

(429 )

(2,835 )
Depreciation and amortization

  24,902  

  26,296  
EBITDA

$ 58,800  

$ 46,891  
Hotel acquisition and disposition costs

378

75

Non-cash ground rent

603

734

Management/franchise contract transition costs

52

85

Non-cash amortization of acquired intangibles

141

242

Impairment loss

-

1,049

Estimated hurricane related repairs and cleanup costs

795

-

Gain on insurance settlement

(4,898 )

-

Business interruption proceeds

3,381

-

Other

  -  

  (64 )
Adjusted EBITDA

$ 59,252  

$ 49,012  

 

To supplement the Company’s consolidated financial statements presented in accordance with U.S. generally accepted accounting principles ("GAAP"), this press release includes certain non-GAAP financial measures as defined under Securities and Exchange Commission ("SEC") rules.

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.

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 also evaluates its performance by reviewing Adjusted EBITDA because it believes that adjusting EBITDA 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, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company's operating performance. The Company adjusts EBITDA for the following items, which may occur in any period, and refers to these measures as Adjusted EBITDA:

- Hotel acquisition and disposition costs: The Company excludes acquisition and disposition transaction costs expensed during the period because it believes that including these costs in EBITDA 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 EBITDA 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 and above/below market real estate tax reduction agreements because it believes that including these non-cash adjustments in EBITDA does not reflect the underlying financial performance of the Company and its hotels.

- Impairment loss: The Company excludes impairment loss because it believes that including this adjustment in EBITDA does not reflect the underlying financial performance of the Company and its hotels.

- Estimated hurricane related repairs and cleanup costs: The Company excludes estimated hurricane related repairs and cleanup costs during the period because it believes that including these adjustments in EBITDA does not reflect the underlying financial performance of the Company and its hotels.

- Gain on insurance settlement: The Company excludes the gain on insurance settlement because the Company believes that including this adjustment in EBITDA does not reflect the underlying financial performance of the Company and its hotels.

- Business interruption proceeds: The Company includes business interruption proceeds because the Company believes that including these proceeds reflects the underlying financial performance of the Company and its hotels.

- Other: The Company excludes the ineffective portion of the change in fair value of the hedging instruments during the period because it believes that including these non-cash adjustments in EBITDA does not reflect the underlying financial performance of the Company and its hotels.

The Company’s presentation of EBITDA, 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 Outlook of Net Income (Loss) to FFO and Adjusted FFO
($ in millions, except per share data)
(Unaudited)
 

 

Three months ending

June 30, 2018

 

Year ending

December 31, 2018

Low   High   Low   High

 
Net income (loss)

$ 25

$ 27

$ 84

$ 93

Adjustments:

Depreciation and amortization

  26  

  26  

  105  

  105  
FFO

$ 51  

$ 53  

$ 189  

$ 198  
Distribution to preferred shareholders

  (4 )

  (4 )

  (16 )

  (16 )
FFO available to common share and unit holders

$ 47  

$ 49  

$ 173  

$ 182  
Non-cash ground rent

1

1

2

2

Gain on insurance settlement

-

-

(5 )

(5 )
Business interruption proceeds

-

-

3

3

Other

  -  

  -  

  5  

  4  
Adjusted FFO available to common share and unit holders

$ 48  

$ 50  

$ 178  

$ 186  

 
FFO per common share - diluted

$ 0.68

$ 0.71

$ 2.49

$ 2.62

Adjusted FFO per common share - diluted

$ 0.69

$ 0.72

$ 2.56

$ 2.69

 
Weighted-average number of fully diluted common shares and units

69.4

69.4

69.4

69.4

 

To supplement the Company’s consolidated financial statements presented in accordance with U.S. generally accepted accounting principles ("GAAP"), this press release includes certain non-GAAP financial measures as defined under Securities and Exchange Commission ("SEC") rules.

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 for the following items, which may occur in any period, and refers to this measure as Adjusted FFO:

- 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.

- Gain on insurance settlement: The Company excludes the gain on insurance settlement because the Company believes that including this adjustment in FFO does not reflect the underlying financial performance of the Company and its hotels.

- Business interruption proceeds: The Company includes business interruption proceeds because the Company believes that including these proceeds reflects the underlying financial performance of the Company and its hotels.

- Other: The Company excludes other expenses, which include hotel acquisition and disposition costs, management/franchise contract transition costs, interest expense adjustment for acquired liabilities, capital lease adjustment, non-cash amortization of acquired intangibles and estimated hurricane related repairs and cleanup costs because the Company believes that including these non-cash 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.

Any differences are a result of rounding.

 
 
Pebblebrook Hotel Trust
Reconciliation of Outlook of Net Income (Loss) to EBITDA and Adjusted EBITDA
($ in millions)
(Unaudited)
 

 

Three months ending

June 30, 2018

 

Year ending

December 31, 2018

Low   High   Low   High

 
Net income (loss)

$ 25

$ 27

$ 84

$ 93

Adjustments:

Interest expense and income tax expense

13

13

45

45

Depreciation and amortization

  26

  26

  105  

  105  
EBITDA

$ 64

$ 66

$ 234  

$ 243  
Non-cash ground rent

1

1

2

2

Gain on insurance settlement

-

-

(5 )

(5 )
Business interruption proceeds

-

-

3

3

Other

  -

  -

  4  

  3  
Adjusted EBITDA

$ 65

$ 67

$ 238  

$ 246  

 

To supplement the Company’s consolidated financial statements presented in accordance with U.S. generally accepted accounting principles ("GAAP"), this press release includes certain non-GAAP financial measures as defined under Securities and Exchange Commission ("SEC") rules.

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).

The Company also evaluates its performance by reviewing Adjusted EBITDA because it believes that adjusting EBITDA 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, when combined with the primary GAAP presentation of net income (loss), more completely describes the Company's operating performance. The Company adjusts EBITDA for the following items, which may occur in any period, and refers to this measure as Adjusted EBITDA:

- 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.

- Gain on insurance settlement: The Company excludes the gain on insurance settlement because the Company believes that including this adjustment in EBITDA does not reflect the underlying financial performance of the Company and its hotels.

- Business interruption proceeds: The Company includes business interruption proceeds because the Company believes that including these proceeds reflects the underlying financial performance of the Company and its hotels.

- Other: The Company excludes other expenses, which include hotel acquisition and disposition costs, management/franchise contract transition costs, non-cash amortization of acquired intangibles and estimated hurricane related repairs and cleanup costs because the Company believes that including these non-cash adjustments in EBITDA does not reflect the underlying financial performance of the Company and its hotels.

The Company’s presentation of EBITDA, 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.

Any differences are a result of rounding.

 
 
Pebblebrook Hotel Trust
Same-Property Statistical Data
(Unaudited)
 

 

Three months ended

March 31,

2018   2017

 
Same-Property Occupancy

79.8%

80.5%
Increase/(Decrease)

(0.8%)

Same-Property ADR

$244.44

$242.82
Increase/(Decrease)

0.7%

Same-Property RevPAR

$195.17

$195.53
Increase/(Decrease)

(0.2%)

 

Notes:

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, 2018.
 
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

March 31,

2018
RevPAR Variance:

Boston

12.9 %
Other

3.4 %
Los Angeles

1.7 %
San Francisco

(1.4 %)
Seattle

(4.0 %)
Portland

(4.7 %)
San Diego

(9.6 %)

 
East Coast

4.0 %
West Coast

(2.5 %)

 

Notes:

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, 2018.
 
"Other" includes Atlanta (Buckhead), GA; Coral Gables, FL; Minneapolis, MN; Naples, FL; Nashville, TN; Philadelphia, PA and Washington, DC.
 
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

March 31,

2018   2017

 
Same-Property Revenues:

Room

$ 122,471

$ 122,420

Food and beverage

44,568

43,616

Other

  13,998  

  11,551  
Total hotel revenues

  181,037  

  177,587  

 
Same-Property Expenses:

Room

$ 31,708

$ 31,323

Food and beverage

30,596

29,275

Other direct

2,847

2,933

General and administrative

14,670

14,375

Information and telecommunication systems

2,951

2,740

Sales and marketing

15,438

14,771

Management fees

5,303

5,222

Property operations and maintenance

5,493

5,495

Energy and utilities

4,119

3,981

Property taxes

7,641

8,165

Other fixed expenses

  4,669  

  4,808  
Total hotel expenses

  125,435  

  123,088  

 

 
Same-Property EBITDA

$ 55,602  

$ 54,499  

 
Same-Property EBITDA Margin

30.7 %

30.7 %

 

Notes:

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, 2018.
 
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 Inclusion Reference Table
 
Hotels     Q1     Q2     Q3     Q4

 
Sir Francis Drake

X

X

X

X
InterContinental Buckhead Atlanta

X

X

X

X
Hotel Monaco Washington DC

X

X

X

X
The Grand Hotel Minneapolis

X

X

X

X
Skamania Lodge

X

X

X

X
Le Méridien Delfina Santa Monica

X

X

X

X
Sofitel Philadelphia

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
Hotel Modera

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, a Tribute Portfolio Hotel

X

X

X

X
Hotel Palomar Los Angeles Beverly Hills

X

X

X

X
Union Station Hotel Nashville, Autograph Collection

X

X

X

X
Revere Hotel Boston Common

X

X

X

X
LaPlaya Beach Resort & Club

X

X

Hotel Zoe Fisherman's Wharf

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, 2018. Operating statistics and financial results may include periods prior to the Company’s ownership of the hotels.
 
The Company's estimates and assumptions for Same Property RevPAR, RevPAR Growth, ADR, Occupancy, Revenues, Expenses, EBITDA and EBITDA Margin for the Company's 2018 outlook include all of the hotels the Company owned as of March 31, 2018, except for LaPlaya Beach Resort & Club for Q3 and Q4 in both 2018 and 2017 because it was closed during a portion of the third and fourth quarters of 2017 due to the impact from Hurricane Irma. The operating statistics and financial results in this press release 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

2017

2017

2017

2017

2017

 
Occupancy

81%

87%

88%

79%

84%
ADR

$243

$251

$256

$236

$247
RevPAR

$196

$218

$226

$186

$206

 
Hotel Revenues

$177.6

$200.1

$201.9

$179.7

$759.2
Hotel EBITDA

$54.5

$71.6

$74.6

$53.6

$254.2
Hotel EBITDA Margin

30.7%

35.8%

36.9%

29.8%

33.5%

 

First Quarter

2018

 
Occupancy

80%

ADR

$244

RevPAR

$195

 
Hotel Revenues

$181.0

Hotel EBITDA

$55.6

Hotel EBITDA Margin

30.7%

 

Notes:

These historical hotel operating results include information for all of the hotels the Company owned as of March 31, 2018. 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.



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