Pebblebrook Hotel Trust Provides Further Update on Third Quarter 2020 Operating Trends

HOTEL

OPERATING

TRENDS

• The Company’s 23 open hotels in July generated $19.7 million of Total Hotel Revenues and $1.1 million of Hotel EBITDA
• The Company’s 34 open hotels in August generated $25.8 million of Total Hotel Revenues and ($0.5) million of Hotel EBITDA, which includes a negative impact of $1.2 million for retail lease income write-offs and straight-line rent adjustments
• Hotel EBITDA for the entire portfolio for August is estimated at ($7.0) million, which includes a negative impact of $2.1 million for retail lease income write-offs and straight-line rent adjustments⁽¹⁾
• Similar to July, the Company’s 31 independent/small branded hotels outperformed its major branded hotels in August
• Encouragingly, hotel demand has remained relatively stable in September as leisure travel declined modestly and business travel increased modestly, and the Company’s 35 open hotels are running at approximately 39% occupancy, month-to-date

REOPENING OF

HOTELS AND

RESORTS

• Since August 17, the Company has reopened 1 additional urban hotel, bringing its total number of open hotels and resorts to 35; these 35 properties accounted for approximately 71% of Pebblebrook’s 2019 Hotel EBITDA
• The Company is anticipating additional hotel reopenings as demand recovers

AVERAGE

MONTHLY CASH

BURN

• Monthly hotel portfolio cash burn is currently running at $6 to $9 million; a $9 million reduction to the Company’s early May midpoint estimate and a $3 million further reduction to the Company’s mid-August midpoint estimate
• Total monthly corporate cash burn is currently running at $17 to $22 million; an $8 million reduction to the Company’s early May midpoint estimate and a $2 million further reduction to the Company’s mid-August midpoint estimate
• The above cash burn estimates are current only for the third quarter of 2020, and the Company will revise its estimates sometime in the fourth quarter as demand patterns become clearer for the balance of the year

Open Properties⁽²⁾

Total Owned Portfolio⁽³⁾

Jul 2020

Aug 2020

Jul 2020

Aug 2020

(growth rates are shown vs. comparable prior period of 2019)

Number of hotels

23

34

53

53

Occupancy

28.4%

30.4%

12.6%

20.2%

Occupancy growth rate

(68.1%)

(65.3%)

(85.7%)

(77.1%)

RevPAR

$71.53

$65.36

$31.85

$43.59

RevPAR growth rate

(70.4%)

(71.4%)

(86.3%)

(80.6%)

Total Hotel Revenues ($ in millions)

$19.7

$25.8

$21.1

$25.8

Hotel EBITDA

$1.1

($0.5)

⁽⁴⁾

($6.8)

($7.0)

⁽⁴⁾

(1)

July 2020 and August 2020 estimates are preliminary, unaudited and subject to change as the Company completes its financial statements for the quarter.

(2)

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

(3)

Represents all 53 hotels the Company owned as of September 29, 2020.

(4)

Includes $2.1 million, of which $1.2 million is attributed to the Open Properties, for the negative impact of retail lease income write-offs and straight-line rent adjustments.

For the month

of July,

2020

($8.0)

9.1

$1.1

(0.8)

$0.3

For the month

of July,

2020

($25.8)

19.0

($6.8)

(0.9)

($7.7)

The Company has presented an estimate for July 2020 hotel EBITDA and an estimate for July 2020 hotel net operating income after capital reserves because it believes these measures provide investors and analysts with an understanding of the hotel-level operating performance. These non-GAAP measures do 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 are they indicative of funds available to fund the Company’s cash needs, including its ability to make distributions.

The Company’s presentation of the hotel’s estimated July 2020 EBITDA and estimated July 2020 net operating income after capital reserves should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the hotel’s financial performance. The table above is a reconciliation of the hotel’s estimated July 2020 EBITDA and net operating income after capital reserves calculations to net income in accordance with GAAP. Any differences are a result of rounding.

For the month

of August,

2020

($13.4)

12.9

($0.5)

(1.0)

($1.5)

The Company has presented an estimate for August 2020 hotel EBITDA and an estimate for August 2020 hotel net operating income after capital reserves because it believes these measures provide investors and analysts with an understanding of the hotel-level operating performance. These non-GAAP measures do 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 are they indicative of funds available to fund the Company’s cash needs, including its ability to make distributions.

The Company’s presentation of the hotel’s estimated August 2020 EBITDA and estimated August 2020 net operating income after capital reserves should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the hotel’s financial performance. The table above is a reconciliation of the hotel’s estimated August 2020 EBITDA and net operating income after capital reserves calculations to net income in accordance with GAAP. Any differences are a result of rounding.

For the month

of August,

2020

($25.8)

18.8

($7.0)

(1.0)

($8.0)