NEWTON, Mass., Feb 24, 2010 (BUSINESS WIRE) -- Hospitality Properties Trust (NYSE: HPT) today announced its operating
results for the quarter and twelve months ended December 31, 2009.
Results for the Quarter and Twelve Months Ended December 31, 2009:
HPT's net income available for common shareholders for the periods ended
December 31, 2009 compared to the same periods in 2008 were as follows:
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Quarter Ended
December 31,
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Twelve Months Ended
December 31,
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2009
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2008
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2009
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2008
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(in thousands, except per share data)
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Net income available for common shareholders
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$25,502
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$44,989
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$163,461
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$94,455
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Net income available for common shareholders per share
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$0.21
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$0.48
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$1.51
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$1.01
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Weighted average common shares outstanding
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123,380
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93,984
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107,984
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93,944
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Net income available for common shareholders for the twelve months ended
December 31, 2009 includes a $51.1 million, or $0.47 per share, non-cash
gain on extinguishment of debt relating to HPT's repurchase of $367.4
million face amount of its 3.8% convertible senior notes and various
issues of its senior notes for an aggregate purchase price of
approximately $303.3 million, excluding accrued interest.
The results for the twelve months ended December 31, 2008 include: (i) a
$53.2 million, or $0.57 per share, non-cash impairment charge related to
the write down of certain intangible assets arising from HPT's January
2007 acquisition of TravelCenters of America, Inc. to their estimated
fair market value; and (ii) a $19.6 million, or $0.21 per share,
non-cash charge to record a reserve for the straight line rent
receivable recorded in periods prior to April 1, 2008 under HPT's lease
with TravelCenters of America LLC (NYSE Amex: TA) for 145 travel centers.
HPT's funds from operations, or FFO, for the periods ended December 31,
2009 compared to the same periods in 2008 were as follows:
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Quarter Ended
December 31,
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Twelve Months Ended
December 31,
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2009
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2008
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2009
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2008
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(in thousands, except per share data)
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Funds from operations
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$85,963
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$85,765
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$358,232
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$386,732
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FFO per share
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$0.70
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$0.91
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$3.32
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$4.12
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Weighted average common shares outstanding
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123,380
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93,984
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107,984
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93,944
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FFO for the twelve months ended December 31, 2009 excludes the $51.1
million of gain on extinguishment of debt discussed above. FFO for the
twelve months ended December 31, 2008 excludes the $53.2 million
non-cash impairment charge discussed above.
See page 5 for a reconciliation of FFO to net income available to common
shareholders.
Hotel Portfolio Performance:
For the periods ended December 31, 2009 compared to the same periods
last year, HPT's hotels produced revenue per available room, or RevPAR,
average daily rate, or ADR, and occupancy as follows:
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Quarter Ended
December 31,
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Twelve Months Ended
December 31,
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2009
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2008
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Change
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2009
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2008
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Change
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RevPAR
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$ 56.45
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$ 67.65
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-16.6%
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$ 60.74
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$ 76.44
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-20.5%
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ADR
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91.05
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106.20
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-14.3%
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94.91
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108.89
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-12.8%
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Occupancy
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62.0%
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63.7%
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-1.7 pts
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64.0%
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70.2%
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-6.2 pts
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Hotel Tenants and Managers:
During the twelve months ended December 31, 2009, all payments due to
HPT under its hotel leases and management contracts were paid when due
except for certain payments from Marriott International, Inc., or
Marriott, and Barceló Crestline Corporation, or Crestline.
During the twelve months ended December 31, 2009, the payments HPT
received under its management contract with Marriott (Marriott No. 3
contract: 34 hotels which requires minimum returns to HPT of $44.2
million/year) and under its lease with Crestline (Marriott No. 4
contract: 19 hotels managed by Marriott which requires minimum rent to
HPT of $28.5 million/year) were $9.2 million and $8.6 million,
respectively, less than the minimum amounts contractually required. HPT
applied available security deposits to cover these shortfalls. Also,
during the period between December 31, 2009 and February 23, 2010, HPT
did not receive payments to cure shortfalls for the minimum returns due
under this Marriott management contract and the minimum rent due under
this Crestline lease of $5.2 million and $2.4 million, respectively, and
HPT applied the security deposits it holds to cover these amounts. At
February 23, 2010, the remaining balances of the security deposits for
this Marriott management contract and this Crestline lease held by HPT
were $21.8 million and $17.5 million, respectively.
At this time, HPT expects that Marriott will continue to pay HPT the net
cash flows from operations of the hotels included in the defaulted
contracts. HPT believes the security deposits it holds from Marriott and
from Crestline for these contracts will exceed the 2010 shortfall of the
payments it expects to receive compared to the minimum payments due to
HPT under these contracts. Other than applying the security deposits to
cover the differences between the net cash flows received from
operations of these hotels and the contractual minimum payments, HPT has
not yet determined what additional actions, if any, it may take as a
result of these defaults.
As of February 23, 2010, all other payments due to HPT from its hotel
managers and hotel tenants under its operating agreements are current.
Common Dividend:
On January 13, 2010, HPT announced a regular quarterly common dividend
of $0.45 per share ($1.80 per share per year) payable to shareholders of
record on January 25, 2010; this dividend was paid on February 23, 2010.
Conference Call:
On Wednesday, February 24, 2010, at 1:00 p.m. Eastern Time, John Murray,
President, and Mark Kleifges, Chief Financial Officer, will host a
conference call to discuss the results for the quarter and twelve months
ended December 31, 2009.
The conference call telephone number is (888) 797-2980. Participants
calling from outside the United States and Canada should dial (913)
312-1409. No pass code is necessary to access the call from either
number. Participants should dial in about 15 minutes prior to the
scheduled start of the call. A replay of the conference call will be
available through Wednesday March 3, 2010. To hear the replay, dial
(719) 457-0820. The replay pass code is 9892245.
A live audio webcast of the conference call will also be available in a
listen only mode on the company's web site, which is located at
www.hptreit.com. Participants wanting to access the webcast should visit
the company's web site about five minutes before the call. The archived
webcast will be available for replay on HPT's web site for about one
week after the call. The recording and retransmission in any way
of HPT's fourth quarter and year end conference call is strictly
prohibited without the prior written consent of HPT.
Supplemental Data:
A copy of HPT's Fourth Quarter 2009 Supplemental Operating and Financial
Data is available for download at HPT's web site, www.hptreit.com. HPT's
website is not incorporated as part of this press release.
Hospitality Properties Trust is a real estate investment trust, or REIT,
which owns 289 hotels and 185 travel centers located in 44 states,
Puerto Rico and Canada. HPT is headquartered in Newton, MA.
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Hospitality Properties Trust
CONSOLIDATED STATEMENTS OF INCOME AND FUNDS FROM OPERATIONS
(in thousands, except per share data)
(Unaudited)
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Quarter Ended December 31,
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Twelve Months Ended December 31,
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2009
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2008
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2009
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2008
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Revenues:
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Hotel operating revenues (1)
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$168,108
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$199,075
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$715,615
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$899,474
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Minimum rent (1)(2)
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77,196
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72,608
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301,058
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322,949
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Percentage rent (3)
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1,426
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5,102
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1,426
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5,102
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FF&E reserve income (4)
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4,525
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5,217
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18,934
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23,837
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Interest income
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116
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135
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214
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1,312
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Total revenues
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251,371
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282,137
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1,037,247
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1,252,674
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Expenses:
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Hotel operating expenses (1)
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106,252
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119,265
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460,869
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620,008
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Interest (including amortization of deferred financing costs and
debt discounts of $2,386, $3,483, $11,046 and $13,726,
respectively) (5)
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36,900
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39,032
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143,410
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156,844
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Depreciation and amortization
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61,624
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60,889
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245,868
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239,166
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General and administrative
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9,551
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8,831
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39,660
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37,751
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Reserve for straight line rent receivable (6)
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--
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--
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--
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19,613
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Loss on asset impairment (7)
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--
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--
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--
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53,225
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Total expenses
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214,327
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228,017
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889,807
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1,126,607
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Income before gain on extinguishment of debt, gain (loss) on sale
of real estate and income taxes
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37,044
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54,120
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147,440
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126,067
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Gain on extinguishment of debt (8)
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--
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--
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51,097
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--
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Gain (loss) on sale of real estate, net (9)
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--
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(1,160)
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--
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114
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Income before income taxes
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37,044
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52,960
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198,537
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126,181
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Income tax expense
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(4,072)
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(501)
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(5,196)
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(1,846)
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Net income
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32,972
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52,459
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193,341
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124,335
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Preferred distributions
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(7,470)
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(7,470)
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(29,880)
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(29,880)
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Net income available for common shareholders
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$25,502
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$44,989
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$163,461
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$94,455
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Calculation of FFO (10):
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Net income available for common shareholders
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$25,502
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$44,989
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$163,461
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$94,455
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Add: Depreciation and amortization
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61,624
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60,889
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245,868
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239,166
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Loss on asset impairment (7)
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--
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--
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--
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53,225
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Loss on sale of real estate (9)
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--
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1,160
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--
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--
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Less: Gain on extinguishment of debt (8)
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--
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--
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(51,097)
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--
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Gain on sale of real estate (9)
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--
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--
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--
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(114)
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Deferred percentage rent previously recognized in FFO (3)
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(1,163)
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(4,385)
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--
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--
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Deferred additional returns previously recognized in FFO (11)
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--
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(16,888)
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--
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--
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Funds from operations ("FFO")
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$85,963
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$85,765
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$358,232
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$386,732
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Weighted average common shares outstanding
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123,380
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93,984
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107,984
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93,944
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Per common share amounts:
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Net income available for common shareholders
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$0.21
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$0.48
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$1.51
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$1.01
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FFO (10)
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$0.70
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$0.91
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$3.32
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$4.12
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See Notes on page 7
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Hospitality Properties Trust
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CONSOLIDATED BALANCE SHEETS
(dollars in thousands, except share data)
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(Unaudited)
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December 31,
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December 31,
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2009
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2008
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ASSETS
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Real estate properties, at cost:
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Land
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$ 1,392,472
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$ 1,392,614
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Buildings, improvements and equipment
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5,074,659
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5,015,270
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6,467,131
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6,407,884
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Accumulated depreciation
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(1,260,624
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)
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(1,060,203
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)
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5,206,507
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5,347,681
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Cash and cash equivalents
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130,399
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22,450
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Restricted cash (FF&E reserve escrow)
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|
25,083
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|
|
|
32,026
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Other assets, net
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|
186,381
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|
|
|
170,580
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$ 5,548,370
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$ 5,572,737
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LIABILITIES AND SHAREHOLDERS' EQUITY
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Revolving credit facility
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|
$ --
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$ 396,000
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Senior notes, net of discounts
|
|
|
1,934,818
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|
|
1,693,730
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Convertible senior notes, net of discounts (5)
|
|
|
255,269
|
|
|
|
545,772
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Mortgage payable
|
|
|
3,474
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|
|
|
3,558
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Security deposits
|
|
|
151,587
|
|
|
|
169,406
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|
Accounts payable and other liabilities
|
|
|
103,678
|
|
|
|
128,078
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|
Due to affiliate
|
|
|
2,859
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|
|
|
3,012
|
|
Dividends payable
|
|
|
4,754
|
|
|
|
4,754
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Total liabilities
|
|
|
2,456,439
|
|
|
|
2,944,310
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|
|
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Shareholders' equity:
|
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|
|
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|
|
Preferred shares of beneficial interest; no par value; 100,000,000
shares authorized:
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Series B preferred shares; 8 7/8% cumulative redeemable;
3,450,000 shares issued and outstanding, aggregate
liquidation preference $86,250
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|
83,306
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|
|
|
83,306
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Series C preferred shares; 7% cumulative redeemable; 12,700,000
shares issued and outstanding, aggregate liquidation
preference $317,500
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|
306,833
|
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|
|
306,833
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|
Common shares of beneficial interest, $0.01 par value; 150,000,000
shares authorized; 123,380,335 and 93,991,635 shares issued
and outstanding, respectively
|
|
|
1,234
|
|
|
|
940
|
|
Additional paid in capital (5)
|
|
|
3,462,209
|
|
|
|
3,093,827
|
|
Accumulated other comprehensive income (loss)
|
|
|
3,230
|
|
|
|
(511
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)
|
Cumulative net income
|
|
|
2,021,162
|
|
|
|
1,827,821
|
|
Cumulative preferred distributions
|
|
|
(153,521
|
)
|
|
|
(123,641
|
)
|
Cumulative common distributions
|
|
|
(2,632,522
|
)
|
|
|
(2,560,148
|
)
|
Total shareholders' equity
|
|
|
3,091,931
|
|
|
|
2,628,427
|
|
|
|
|
$ 5,548,370
|
|
|
|
$ 5,572,737
|
|
See Notes on page 7
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|
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(1)
|
|
At December 31, 2009, each of our 289 hotels is included in one of
11 operating agreements and 197 of these hotels are leased to one of
our taxable REIT subsidiaries and managed by independent hotel
operating companies and 92 are leased to third parties. Our 185
travel centers are leased under two agreements. Our consolidated
statements of income include hotel operating revenues and expenses
of managed hotels and rental income from our leased hotels and
travel centers. Certain of our managed hotel portfolios had net
operating results that were, in the aggregate, $28,620 and $5,799
less than the minimum returns due to us in the three months ended
December 31, 2009 and 2008, respectively, and $75,205 less than the
minimum returns due to us in the twelve months ended December 31,
2009. We reflect these amounts in our consolidated statements of
income as a reduction to hotel operating expenses when the minimum
returns were funded by the manager of these hotels under the terms
of our operating agreements, or in the case of our Marriott No. 3
agreement, applied from the security deposit we hold. All of our
managed hotel portfolios generated net operating results in excess
of the minimum returns due to us in the twelve months ended December
31, 2008.
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(2)
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Under the previously announced rent deferral agreement,
TravelCenters of America LLC, or TA, elected to defer rent of
$15,000, or $0.12 per share, and $15,000, or $0.16 per share, during
the three months ended December 31, 2009 and 2008, respectively.
During the twelve months ended December 31, 2009 and 2008, TA
elected to defer rent of $60,000, or $0.56 per share, and $30,000,
or $0.32 per share, respectively. We have not recognized the
deferred rent as revenue due to uncertainties regarding future
payments of these amounts by TA.
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(3)
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In calculating net income we recognize percentage rental income
received for the first, second and third quarters in the fourth
quarter, which is when all contingencies are met and the income is
earned. Although we defer recognition of this revenue until the
fourth quarter for purposes of calculating net income, we include
these amounts in the calculation of FFO for each quarter of the
year. The fourth quarter FFO calculation excludes the amounts
recognized during the first three quarters. Percentage rents
included in FFO were $263 and $717 in the fourth quarter of 2009 and
2008, respectively.
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(4)
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Various percentages of total sales at our hotels are escrowed as
reserves for future renovations or refurbishment, or FF&E reserve
escrows. We own all the FF&E escrows for our hotels. We report
deposits by our third party tenants into the escrow accounts as FF&E
reserve income. We do not report the amounts which are escrowed as
FF&E reserves for our managed hotels as FF&E reserve income.
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(5)
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During the first quarter of 2009, we adopted a new accounting
standard affecting the accounting for our 3.8% convertible senior
notes. This standard requires the issuer of certain convertible debt
instruments that may be settled in cash (or other assets) on
conversion to separately account for the liability (debt) and equity
(conversion option) components of the instrument in a manner that
reflects the issuer's non-convertible debt borrowing rate. Our 3.8%
convertible senior notes are within the scope of this standard. Our
financial statements for all periods presented have been adjusted to
retroactively reflect the application of this standard. The
implementation of this standard resulted in non-cash interest
expense for the three months ended December 31, 2009 and 2008 of
$1,205, or $0.01 per share, and $2,473, or $0.03 per share,
respectively. Non-cash interest for the twelve months ended December
31, 2009 and 2008 totaled $6,910, or $0.06 per share, and $9,660, or
$0.10 per share, respectively. The unamortized note discount was
$9,481 and $29,228 at December 31, 2009 and December 31, 2008,
respectively, and the equity component was $38,768 and $43,770 at
December 31, 2009 and December 31, 2008, respectively.
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(6)
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During the second quarter of 2008, we recorded a $19,613, or $0.21
per share, non-cash reserve for the straight line rent receivable
relating to our lease with TA for 145 travel centers.
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(7)
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During the second quarter of 2008, we recorded a $53,225, or $0.57
per share, non-cash loss on asset impairment related to the write
down of certain intangible assets arising from our January 2007 TA
acquisition to their estimated fair value.
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(8)
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During the twelve months ended December 31, 2009, we recorded a
$51,097, or $0.47 per share, non-cash gain on the extinguishment of
debt relating to our repurchase of $367,421 face amount of our 3.8%
convertible senior notes and various issues of our senior notes for
an aggregate purchase price of $303,341, excluding accrued interest.
The gain on extinguishment of debt is net of unamortized issuance
costs and discounts of $17,985 and a portion of the allocated equity
component on the convertible notes of $5,002.
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(9)
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During the first quarter of 2008, we sold our Park Plaza hotel in
North Phoenix, AZ for $8,000 and recognized a gain on sale of $645.
During the second quarter of 2008, we sold our AmeriSuites hotel in
Atlantic Beach, NC for $6,350 and recognized a gain on sale of $629.
During the fourth quarter of 2008, we sold our AmeriSuites hotel in
Tampa, FL for $2,500 and recognized a loss on sale of $1,160.
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(10)
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We compute FFO as shown above. Our calculation of FFO differs from
the definition of FFO by the National Association of Real Estate
Investment Trusts, or NAREIT, because we include deferred percentage
rent (see Note 3) and deferred additional returns (see Note 11) and
exclude loss on asset impairment (see Note 7) and gain on early
extinguishment of debt (see Note 8). We consider FFO to be an
appropriate measure of performance for a REIT, along with net income
and cash flows from operating, investing and financing activities.
We believe that FFO provides useful information to investors because
by excluding the effects of certain historical costs, such as
depreciation expense, it may facilitate comparison of operating
performance among REITs. FFO does not represent cash generated by
operating activities in accordance with generally accepted
accounting principles, or GAAP, and should not be considered an
alternative to net income or cash flow from operating activities as
a measure of financial performance or liquidity. FFO is among the
important factors considered by our Board of Trustees when
determining the amount of distributions to shareholders. Other
important factors include, but are not limited to, requirements to
maintain our status as a REIT, limitations in our revolving credit
facility and public debt covenants, the availability of debt and
equity capital to us and our expectation of our future capital needs
and operating performance.
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(11)
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Our share of the operating results of our managed hotels in excess
of the minimum returns due to us, or additional returns, are
generally determined based upon annual calculations. In calculating
net income, we recognize additional returns in the fourth quarter,
which is when all contingencies are met and the income is earned.
Although we defer recognition of this income until the fourth
quarter for purposes of calculating net income, we include these
amounts in the calculation of FFO for each quarter of the year. The
fourth quarter FFO calculation excludes the amounts recognized
during the first three quarters. No additional returns were
recognized in 2009. Additional returns included in FFO were ($1,958)
in the fourth quarter of 2008.
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WARNING REGARDING FORWARD LOOKING
STATEMENTS
THE FOREGOING PRESS RELEASE CONTAINS FORWARD LOOKING STATEMENTS WITHIN
THE MEANING OF THE PRIVATE SECURITIES LITIGATION REFORM ACT OF 1995 AND
OTHER SECURITIES LAWS. THESE FORWARD LOOKING STATEMENTS ARE BASED UPON
HPT'S CURRENT BELIEFS AND EXPECTATIONS. HOWEVER, THESE FORWARD LOOKING
STATEMENTS AND THEIR IMPLICATIONS ARE NOT GUARANTEED TO OCCUR AND THEY
MAY NOT OCCUR FOR VARIOUS REASONS, SOME OF WHICH ARE BEYOND HPT'S
CONTROL. FOR EXAMPLE:
-
THIS PRESS RELEASE REFERS TO A RENT DEFERRAL AGREEMENT WHICH HPT HAS
ENTERED WITH TA. THE DESCRIPTION OF THIS ARRANGEMENT AS A DEFERRAL
AGREEMENT MAY IMPLY THAT RENT AMOUNTS WHICH ARE NOT PAID WILL BE LATER
PAID. IN FACT, SINCE ITS FORMATION, TA HAS NOT PRODUCED CONSISTENT
OPERATING PROFITS. IF THE CURRENT U.S. ECONOMIC SLOWDOWN AND DECLINE
IN TRUCKING ACTIVITY CONTINUES FOR AN EXTENDED PERIOD OR WORSENS, IF
THE PRICE OF DIESEL FUEL INCREASES SIGNIFICANTLY OR FOR VARIOUS OTHER
REASONS, TA MAY BECOME UNABLE TO PAY THE DEFERRED RENTS DUE TO HPT.
-
THIS PRESS RELEASE STATES THAT HPT EXPECTS THAT MARRIOTT WILL CONTINUE
TO PAY HPT THE NET CASH FLOWS FROM OPERATIONS OF THE HOTELS INCLUDED
IN THE DEFAULTED CONTRACTS. THIS EXPECTATION IS BASED UPON STATEMENTS
MADE BY MARRIOTT TO HPT. HOWEVER, MARRIOTT MAY BECOME UNABLE TO MAKE
SUCH PAYMENTS IF ITS OWN FINANCIAL CONDITION DETERIORATES OR MARRIOTT
MAY REFUSE TO MAKE THESE PAYMENTS FOR SOME OTHER REASON. HPT HAS
CERTAIN CONTRACTUAL RIGHTS TO RECEIVE THESE PAYMENTS BUT COMPANIES
WHICH HAVE DEFAULTED PAYMENT OBLIGATIONS OFTEN REFUSE TO MAKE ANY
PAYMENTS, AND HPT CAN PROVIDE NO ASSURANCE WITH REGARD TO MARRIOTT'S
FUTURE ACTIONS.
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THIS PRESS RELEASE STATES THAT HPT EXPECTS THAT THE SECURITY DEPOSITS
IT HOLDS FROM MARRIOTT AND CRESTLINE ARE IN AMOUNTS WHICH WILL EXCEED
THE 2010 SHORTFALL OF PAYMENTS IT EXPECTS TO RECEIVE UNDER THE
DEFAULTED CONTRACTS. THIS EXPECTATION IS BASED UPON CASH FLOW
PROJECTIONS PREPARED BY MARRIOTT AND REVIEWED BY HPT AND HPT'S OWN
PROJECTIONS. BOTH MARRIOTT'S AND HPT'S HISTORICAL PROJECTIONS OF HOTEL
CASH FLOWS HAVE, AT TIMES, PROVED INACCURATE. IF THE U.S. ECONOMY DOES
NOT FULLY RECOVER IN A REASONABLE TIME PERIOD OR IF THE TRAVEL
INDUSTRY SUFFERS SIGNIFICANT ADDITIONAL DECLINES BECAUSE OF H1N1 FLU
CONCERNS, ACTS OF TERRORISM OR FOR OTHER REASONS, THE ACTUAL CASH
FLOWS FROM THESE HOTELS MAY BE LESS THAN THE AMOUNTS PROJECTED AND MAY
BE LOWER BY A MATERIAL AMOUNT.
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THIS PRESS RELEASE STATES THAT HPT IS HOLDING AND HAS APPLIED OR MAY
APPLY SECURITY DEPOSITS TO COVER THE SHORTFALL OF THE PAYMENTS IT HAS
RECEIVED OR EXPECTS TO RECEIVE UNDER THE DEFAULTED CONTRACTS COMPARED
TO THE MINIMUM PAYMENTS DUE HPT UNDER THESE CONTRACTS. THE SECURITY
DEPOSITS WHICH HPT IS HOLDING ARE IN FIXED AMOUNTS: APPROXIMATELY
$21.8 MILLION FOR THE MARRIOTT NO. 3 CONTRACT AND APPROXIMATELY $17.5
MILLION FOR THE MARRIOTT NO. 4 CONTRACT AS OF FEBRUARY 23, 2010. AS
DISCUSSED ABOVE, THERE CAN BE NO ASSURANCE REGARDING THE AMOUNTS OF
PAYMENTS HPT MAY RECEIVE UNDER THE DEFAULTED CONTRACTS IN THE FUTURE;
AND FUTURE SHORTFALLS MAY EXCEED THE AMOUNTS OF THE SECURITY DEPOSITS
HPT HOLDS. MOREOVER, THESE SECURITY DEPOSITS ARE NOT ESCROWED OR
OTHERWISE SEGREGATED FROM HPT'S OTHER ASSETS AND LIABILITIES;
ACCORDINGLY, WHEN HPT APPLIES THESE SECURITY DEPOSITS TO COVER MINIMUM
PAYMENTS DUE, IT WILL RECORD INCOME BUT IT WILL NOT RECEIVE CASH FLOW.
FOR THESE REASONS, AMONG OTHERS, INVESTORS ARE CAUTIONED NOT TO PLACE
UNDUE RELIANCE UPON THE FORWARD LOOKING STATEMENTS IN THIS PRESS RELEASE.
SOURCE: Hospitality Properties Trust
Hospitality Properties Trust
Timothy A. Bonang, 617-796-8232
Vice President, Investor Relations
or
Carlynn Finn, 617-796-8232
Manager, Investor Relations
www.hptreit.com
Copyright Business Wire 2010