0001104659-21-099492.txt : 20210803 0001104659-21-099492.hdr.sgml : 20210803 20210803163643 ACCESSION NUMBER: 0001104659-21-099492 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 17 CONFORMED PERIOD OF REPORT: 20210803 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20210803 DATE AS OF CHANGE: 20210803 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Summit Hotel Properties, Inc. CENTRAL INDEX KEY: 0001497645 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 272962512 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-35074 FILM NUMBER: 211140451 BUSINESS ADDRESS: STREET 1: 13215 BEE CAVE PARKWAY STREET 2: SUITE B-300 CITY: AUSTIN STATE: TX ZIP: 78738 BUSINESS PHONE: 512-538-2300 MAIL ADDRESS: STREET 1: 13215 BEE CAVE PARKWAY STREET 2: SUITE B-300 CITY: AUSTIN STATE: TX ZIP: 78738 8-K 1 tm2117700d1_8k.htm FORM 8-K
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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

 

FORM 8-K

 

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934

 

Date of Report (Date of earliest event reported): August 3, 2021

SUMMIT HOTEL PROPERTIES, INC.
(Exact Name of Registrant as Specified in its Charter)

 

Maryland 001-35074 27-2962512

(State or Other Jurisdiction

of Incorporation or Organization)

 (Commission File Number) (I.R.S. Employer Identification No.)

 

13215 Bee Cave Parkway, Suite B-300

Austin, Texas 78738
(Address of Principal Executive Offices) (Zip Code)

 

(512) 538-2300
(Registrants’ telephone number, including area code)

 

Not applicable
(Former name or former address, if changed since last report.)

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 

¨ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

¨ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

¨ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

¨ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class Trading Symbol(s) Name of each exchange on which registered
Common Stock, $0.01 par value INN New York Stock Exchange
Series D Cumulative Redeemable Preferred Stock, $0.01 par value INN-PD New York Stock Exchange
Series E Cumulative Redeemable Preferred Stock, $0.01 par value INN-PE New York Stock Exchange

 

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

 

¨ Emerging growth company

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.   ¨

 

 

 

  

Item 2.02.Results of Operations and Financial Condition.

 

On August 3, 2021, Summit Hotel Properties, Inc. (the “Company”) issued a press release announcing the consolidated operating results of the Company and its subsidiaries for the three and six months ended June 30, 2021.

 

A copy of the press release is furnished as Exhibit 99.1 to this report.

 

Item 9.01.Financial Statements and Exhibits.

 

(d)Exhibits

 

99.1Press release issued on August 3, 2021.

 

104

Cover Page Interactive Data File – the cover page XBRL tags are embedded within the Inline XBRL document (contained in Exhibit 101)

 

 

 

 

SIGNATURE

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

 

  SUMMIT HOTEL PROPERTIES, INC.
   
  By: /s/ Christopher R. Eng
    Christopher R. Eng
    Executive Vice President, General Counsel,
Dated: August 3, 2021   Chief Risk Officer and Secretary

   

 

 

 

 EX-99.1 2 tm2117700d1_ex99-1.htm EXHIBIT 99.1

 

Exhibit 99.1

 

13215 Bee Cave Pkwy, Suite B-300, Austin, TX 78738

Telephone: 512-538-2300 Fax: 512-538-2333

www.shpreit.com

 

NEWS RELEASE

 

SUMMIT HOTEL PROPERTIES REPORTS SECOND QUARTER 2021 RESULTS

 

Portfolio Demand and RevPAR Acceleration Continues; New Highs Attained Since Onset of Pandemic

 

Positive Corporate Level Cash Flow Achieved

 

Acquisition of Residence Inn by Marriott Steamboat Springs Completed in July

 

Austin, Texas, August 3, 2021 - - - Summit Hotel Properties, Inc. (NYSE: INN) (the “Company”), today announced results for the three and six months ended June 30, 2021.

 

“Hotel demand and average daily rate steadily improved during the second quarter as RevPAR grew nearly 50% from the first quarter driven by continued strength in leisure travel and a substantial improvement in mid-week operating performance which enabled us to reach the corporate profitability milestone for the second quarter,” said Jonathan P. Stanner, the Company’s President and Chief Executive Officer. “We remain optimistic about the outlook for our business and believe we are uniquely positioned to pursue a broad range of capital alternatives and external growth opportunities given our strong liquidity profile, well-positioned balance sheet, and overall resilient portfolio. The acquisition of the newly built Residence Inn by Marriott Steamboat Springs into our existing joint venture with GIC demonstrates our continued ability to source unique opportunities with compelling value creation profiles,” commented Mr. Stanner.

 

Second Quarter 2021 Summary

 

·Net Loss: Net loss attributable to common stockholders was $22.4 million, or $0.21 per diluted share, compared with a net loss of $54.1 million, or $0.52 per diluted share, in the same period of 2020.

 

·Pro Forma & Same Store RevPAR: Revenue per available room (“RevPAR”) increased 235.7% percent to $77.88 from the same period in 2020. Average daily rate (“ADR”) increased 25.6 percent to $120.05 compared to the same period in 2020, and occupancy increased 167.3 percent to 64.9 percent.

 

·Pro Forma Hotel EBITDA: Pro forma hotel EBITDA increased to $25.3 million, compared to a loss of $10.0 million in the same period in 2020. Pro forma hotel EBITDA margin grew to 29.2 percent from (39.4) percent in the same period of 2020.

 

·Adjusted EBITDAre: Adjusted EBITDAre increased to $21.7 million from a loss of ($12.8) million in the same period of 2020.

 

·Adjusted FFO: Adjusted FFO was $8.4 million, or $0.08 per diluted share, compared to ($25.9) million, or ($0.25) per diluted share, in the same period of 2020.

 

·Capital Improvements: The Company invested $2.9 million in capital improvements during the second quarter.

 

 1 | Page 

 

 

The Company’s results for the three and six months ended June 30, 2021, and 2020 are as follows (in thousands, except per share amounts):

 

   For the Three Months Ended
June 30,		   For the Six Months Ended
June 30,		 
   2021   2020   2021   2020 
   (unaudited) 
Net loss attributable to common stockholders  $(22,401)  $(54,126)  $(57,475)  $(73,157)
Net loss per diluted share  $(0.21)  $(0.52)  $(0.55)  $(0.70)
Total revenues  $86,524   $25,436   $144,378   $133,821 
EBITDAre (1)  $17,222   $(14,503)  $22,490   $10,071 
Adjusted EBITDAre (1)  $21,734   $(12,791)  $27,958   $13,959 
FFO (1)  $1,827   $(28,273)  $(7,681)  $(21,005)
Adjusted FFO (1)  $8,420   $(25,922)  $1,497   $(12,653)
FFO per diluted share and unit (1)  $0.02   $(0.27)  $(0.07)  $(0.20)
Adjusted FFO per diluted share and unit (1)  $0.08   $(0.25)  $0.01   $(0.12)
                     
Pro Forma (2)                    
RevPAR  $77.88   $23.20   $65.21   $59.59 
RevPAR Growth   235.7%        9.4%     
Hotel EBITDA  $25,283   $(10,009)  $32,999   $19,716 
Hotel EBITDA margin   29.2%   -39.4%   22.9%   14.7%
Hotel EBITDA margin growth   6,857bps         812bps      

 

(1)See tables later in this press release for a discussion and reconciliation of net loss to non-GAAP financial measures, including earnings before interest, taxes, depreciation and amortization (“EBITDA”), EBITDAre, adjusted EBITDAre, funds from operations (“FFO”), FFO per diluted share and unit, adjusted FFO (“AFFO”), and AFFO per diluted share and unit, as well as a reconciliation of operating loss to hotel EBITDA. See “Non-GAAP Financial Measures” at the end of this release.

 

(2)Unless stated otherwise in this release, all pro forma information includes operating and financial results for 72 hotels owned as of June 30, 2021, as if each hotel had been owned by the Company since January 1, 2020 and remained open for the entirety of the measurement period. As a result, all pro forma information includes operating and financial results for hotels acquired since January 1, 2020, which may include periods prior to the Company’s ownership. Pro forma and non-GAAP financial measures are unaudited.

 

 2 | Page 

 

 

Monthly Operating Data (1)

 

Pro Forma 72 Hotels - 2021  Q1   Apr   May   Jun   Q2   YTD 
Occupancy   50.3%   62.0%   64.0%   68.6%   64.9%   57.6%
ADR  $104.12   $111.81   $119.39   $128.12   $120.05   $113.14 
RevPAR  $52.41   $69.26   $76.47   $87.94   $77.88   $65.21 
                               
2020 Variance                        
Occupancy change vs 2020   -18.0%   307.5%   174.4%   100.1%   167.3%   34.6%
ADR change vs 2020   -33.4%   15.6%   31.4%   30.2%   25.6%   -18.7%
RevPAR change vs 2020   -45.4%   371.0%   260.7%   160.6%   235.7%   9.4%
                               
2019 Variance                        
Occupancy change vs 2019   -34.5%   -24.2%   -21.2%   -18.1%   -21.1%   -27.5%
ADR change vs 2019   -37.8%   -33.4%   -28.4%   -21.8%   -27.7%   -32.1%
RevPAR change vs 2019   -59.2%   -49.5%   -43.6%   -35.9%   -43.0%   -50.8%

 

Pro Forma 72 Hotels - 2020  Q1   Apr   May   Jun   Q2   YTD 
Occupancy   61.4%   15.2%   23.3%   34.3%   24.3%   42.8%
ADR  $156.44   $96.73   $90.83   $98.40   $95.57   $139.19 
RevPAR  $95.99   $14.71   $21.20   $33.75   $23.20   $59.59 

 

Pro Forma 72 Hotels - 2019  Q1   Apr   May   Jun   Q2   YTD 
Occupancy   76.8%   81.8%   81.2%   83.8%   82.3%   79.5%
ADR  $167.27   $167.85   $166.87   $163.75   $166.14   $166.69 
RevPAR  $128.48   $137.23   $135.55   $137.22   $136.65   $132.59 

 

(1)Unaudited pro forma information includes operating results for 72 hotels owned as of June 30, 2021, as if all such hotels had been owned by the Company since January 1, 2019. For any hotels acquired by the Company after January 1, 2019 (the “Acquired Hotels”), the Company has included in the pro forma information the financial results of each of the Acquired Hotels for the period from January 1, 2019, to the date the Acquired Hotels were purchased by the Company (the “Pre-acquisition Period”). The financial results for the Pre-acquisition Period were provided by the third-party owner of such Acquired Hotel prior to purchase by the Company and have not been audited or reviewed by our auditors or adjusted by us. The pro forma information is included to enable comparison of results for the current reporting period to results for the comparable period of the prior year and are not indicative of future results.

 

 3 | Page 

 

 

Year-to-Date 2021 Summary

 

·

Net Loss: Net loss attributable to common stockholders was $57.5 million, or $0.55 per diluted share, compared with a net loss of $73.2 million, or $0.70 per diluted share, in the same period of 2020.

  

·Pro Forma & Same Store RevPAR: Revenue per available room (“RevPAR”) increased 9.4% percent to $65.21 from the same period in 2020. Average daily rate (“ADR”) decreased 18.7 percent to $113.14 compared to the same period in 2020, and occupancy increased 34.6 percent to 57.6 percent.

 

·Pro Forma Hotel EBITDA: Pro forma hotel EBITDA was $33.0 million, an increase of 67.4 percent from the same period in 2020. Pro forma hotel EBITDA margin grew to 22.9 percent from 14.7 percent in the same period of 2020.

 

·Adjusted EBITDAre: Adjusted EBITDAre increased 100.3 percent to $28.0 million from $14.0 million in the same period of 2020.

 

·Adjusted FFO: Adjusted FFO was $1.5 million, or $0.01 per diluted share, compared to ($12.7) million, or ($0.12) per diluted share, in the same period of 2020.

 

·Capital Improvements: The Company invested $6.5 million in capital improvements during the second quarter.

 

Asset Contribution to GIC Joint Venture Completed

 

On May 1, 2021, the Company contributed a portfolio of six hotels containing 846 guestrooms into its existing joint venture with an affiliate of GIC, Singapore’s sovereign wealth fund, which increased the joint venture’s investment to nearly $450 million since formation in 2019. Total consideration for the portfolio was $172.0 million, or $203,000 per key, and GIC contributed $84.3 million in cash to complete the acquisition of their 49% interest.  Net proceeds from the transaction were used to repay $62.5 million of the Company’s senior debt, and $20.9 million was retained in cash.

 

Six-Hotel Portfolio Contribution Asset Listing:

 

·183 guestroom - Courtyard by Marriott Pittsburgh Downtown
·153 guestroom - Courtyard by Marriott Scottsdale North
·121 guestroom - SpringHill Suites by Marriott Scottsdale North
·138 guestroom - Hampton Inn & Suites Tampa/Ybor City/Downtown
·129 guestroom - Homewood Suites by Hilton Aliso Viejo - Laguna Beach
·122 guestroom - Homewood Suites by Hilton Tucson/St. Philip’s Plaza University

 

Acquisition of Residence Inn Steamboat Springs Completed

 

On July 9, 2021, the Company completed the acquisition of the 110-guestroom Residence Inn by Marriott Steamboat Springs for $33.0 million through its joint venture with GIC. The Company funded its 51% interest in the joint venture acquisition using approximately $17 million of cash on-hand.

 

 4 | Page 

 

 

 

 

Capital Markets & Balance Sheet

 

On April 29, 2021, the joint venture, in which the Company is a 51 percent owner and general partner, completed an amendment of its existing $200 million credit facility that provides for a temporary waiver of financial covenants through the fourth quarter of 2021, and modifies certain financial covenant measures through the second quarter of 2023. The amendment provides for additional credit availability for capital expenditures and other general joint venture purposes, permits equity-funded acquisitions up to $150 million, and contains customary restrictions and limitations related to distributions and dispositions.

 

On June 30, 2021, inclusive of its pro rata share of the Joint Venture credit facility, the Company had the following:

 

·Pro rata outstanding debt of $1.0 billion with a weighted average interest rate of 3.38 percent.

 

·After giving effect to interest rate derivative agreements, $815.4 million, or 80 percent, of our pro rata outstanding debt had fixed interest rates, and $206.3 million, or 20 percent, had variable interest rates.

 

·Pro rata unrestricted cash and cash equivalents of $52.6 million.

 

·Revolving credit facility availability of $340.0 million, plus an additional $50.0 million available to borrow subject to certain requirements.

 

·Total liquidity of $442.6 million, including unrestricted cash and cash equivalents and revolving credit facility availability.

 

On July 23, 2021, inclusive of the recent transaction activity and its pro rata share of the Joint Venture credit facility, the Company had the following:

 

·Pro rata outstanding debt of $1.0 billion with a weighted average interest rate of 3.38 percent.

 

·After giving effect to interest rate derivative agreements, $815.1 million, or 80 percent, of our pro rata outstanding debt had fixed interest rates, and $206.3 million, or 20 percent, had variable interest rates.

 

·Pro rata unrestricted cash and cash equivalents of $41.9 million.

 

·Revolving credit facility availability of $340.0 million, plus an additional $50.0 million available to borrow subject to certain requirements.

 

·Total liquidity of $431.9 million, including unrestricted cash and cash equivalents and revolving credit facility availability.

 

 5 | Page 

 

 

The Company’s balance sheet continues to be well positioned with no debt maturities until November 2022.

 

Dividends

 

On July 30, 2021, the Company declared a quarterly cash preferred dividend of $0.403125 per share on its 6.45% Series D Cumulative Redeemable Preferred Stock and $0.390625 per share on its 6.25% Series E Cumulative Redeemable Preferred Stock. The preferred dividends are payable on August 31, 2021, to holders of record as of August 16, 2021.

 

Second Quarter 2021 Earnings Conference Call

 

The Company will conduct its quarterly conference call on Wednesday, August 4, 2021, at 9:00 AM ET. To participate in the conference call, dial 877-930-8101 approximately ten minutes before the call begins (8:50 AM ET). The conference identification code for the call is 7651598. Additionally, a live webcast of the quarterly conference call will be available through the Company’s website, www.shpreit.com. A replay of the quarterly conference call webcast will be available until 12:00 PM ET Wednesday, August 11, 2021, by dialing 855-859-2056, conference identification code 7651598. A replay will also be available in the Investor Relations section of the Company’s website until October 31, 2021.

 

About Summit Hotel Properties

 

Summit Hotel Properties, Inc. is a publicly traded real estate investment trust focused on owning premium-branded hotels with efficient operating models primarily in the Upscale segment of the lodging industry. As of August 3, 2021, the Company’s portfolio consisted of 73 hotels, 61 of which are wholly owned, with a total of 11,398 guestrooms located in 23 states.

 

For additional information, please visit the Company’s website, www.shpreit.com, and follow on Twitter at @SummitHotel_INN.

 

Contact:

Adam Wudel

SVP – Finance & Capital Markets

Summit Hotel Properties, Inc.

(512) 538-2325

 

 6 | Page 

 

 

Forward-Looking Statements

 

This press release contains statements that are “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are generally identifiable by use of forward-looking terminology such as “may,” “will,” “should,” “potential,” “intend,” “expect,” “seek,” “anticipate,” “estimate,” “approximately,” “believe,” “could,” “project,” “predict,” “forecast,” “continue,” “plan,” “likely,” “would” or other similar words or expressions. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections, or other forward-looking information. Examples of forward-looking statements include the following: the Company’s ability to realize growth from the deployment of renovation capital; projections of the Company’s revenues and expenses, capital expenditures or other financial items; descriptions of the Company’s plans or objectives for future operations, acquisitions, dispositions, financings, redemptions or services; forecasts of the Company’s future financial performance and potential increases in average daily rate, occupancy, RevPAR, room supply and demand, EBITDAre, Adjusted EBITDAre, FFO and AFFO; the Company’s outlook with respect to pro forma RevPAR, pro forma RevPAR growth, RevPAR, RevPAR growth, AFFO, AFFO per diluted share and unit and renovation capital deployed; and descriptions of assumptions underlying or relating to any of the foregoing expectations regarding the timing of their occurrence. These forward-looking statements are subject to various risks and uncertainties, not all of which are known to the Company and many of which are beyond the Company’s control, which could cause actual results to differ materially from such statements. These risks and uncertainties include, but are not limited to, the state of the U.S. economy, supply and demand in the hotel industry, and other factors as are described in greater detail in the Company’s filings with the Securities and Exchange Commission (“SEC”). Unless legally required, the Company disclaims any obligation to update any forward-looking statements, whether as a result of new information, future events, or otherwise.

 

For information about the Company’s business and financial results, please refer to the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” sections of the Company’s Annual Report on Form 10-K for the year ended December 31, 2020, filed with the SEC, and its quarterly and other periodic filings with the SEC. The Company undertakes no duty to update the statements in this release to conform the statements to actual results or changes in the Company’s expectations.

 

 7 | Page 

 

 

Summit Hotel Properties, Inc.

Condensed Consolidated Balance Sheets

(Dollars in thousands)

 

  

June 30,

2021

  

December 31,

2020

 
   (unaudited)     
ASSETS          
Investment in hotel properties, net  $2,064,169   $2,105,946 
Undeveloped land   1,500    1,500 
Assets held for sale, net   425    425 
Cash and cash equivalents   56,069    20,719 
Restricted cash   22,103    18,177 
Investment in real estate loans, net   23,707    23,689 
Right-of-use assets, net   27,656    28,420 
Trade receivables, net   14,777    11,775 
Prepaid expenses and other   8,698    9,763 
Deferred charges, net   4,194    4,429 
Other assets   8,165    8,176 
Total assets  $2,231,463   $2,233,019 
LIABILITIES AND EQUITY          
Liabilities:          
Debt, net of debt issuance costs  $1,078,522   $1,094,745 
Lease liabilities, net   17,821    18,438 
Accounts payable   3,042    2,674 
Accrued expenses and other   66,356    65,099 
Total liabilities   1,165,741    1,180,956 
           
Total stockholders' equity   936,599    988,742 
Non-controlling interests in operating partnership   1,024    1,111 
Non-controlling interests in joint venture   128,099    62,210 
Total equity   1,065,722    1,052,063 
Total liabilities and equity  $2,231,463   $2,233,019 

 

 8 | Page 

 

 

Summit Hotel Properties, Inc.

Condensed Consolidated Statements of Operations

(Unaudited)

(Amounts in thousands, except per share amounts)

 

   For the Three Months Ended
June 30,		   For the Six Months Ended
June 30,		 
   2021   2020   2021   2020 
Revenues:                    
Room  $79,995   $23,828   $133,240   $122,431 
Food and beverage   1,556    248    2,559    5,132 
Other   4,973    1,360    8,579    6,258 
Total revenues   86,524    25,436    144,378    133,821 
Expenses:                    
Room   17,584    6,415    30,134    30,988 
Food and beverage   968    333    1,524    4,370 
Other hotel operating expenses   29,385    16,588    53,959    51,871 
Property taxes, insurance and other   10,990    11,466    21,894    23,164 
Management fees   2,314    644    3,869    3,716 
Depreciation and amortization   26,586    27,565    53,883    54,644 
Corporate general and administrative   6,506    5,315    12,184    9,983 
Transaction costs   3,849    -    3,849    - 
Provision for credit losses   -    -    -    2,530 
Loss on impairment and write-off of assets   -    -    -    782 
Total expenses   98,182    68,326    181,296    182,048 
Gain (loss) on disposal of assets, net   31    (32)   81    (35)
Operating loss   (11,627)   (42,922)   (36,837)   (48,262)
Other income (expense):                    
Interest expense   (10,962)   (10,749)   (21,750)   (21,761)
Other income, net   2,295    876    5,527    2,982 
Total other income (expense)   (8,667)   (9,873)   (16,223)   (18,779)
Loss from continuing operations before income taxes   (20,294)   (52,795)   (53,060)   (67,041)
Income tax (expense) benefit   (275)   247    (380)   (1,721)
Net loss   (20,569)   (52,548)   (53,440)   (68,762)
Less - Loss attributable to non-controlling interests:                    
Operating Partnership   34    96    88    133 
Joint venture   1,843    2,035    3,295    2,890 
Net loss attributable to Summit Hotel Properties, Inc.   (18,692)   (50,417)   (50,057)   (65,739)
Preferred dividends   (3,709)   (3,709)   (7,418)   (7,418)
Net loss attributable to common stockholders  $(22,401)  $(54,126)  $(57,475)  $(73,157)
Loss per share:                    
Basic and diluted  $(0.21)  $(0.52)  $(0.55)  $(0.70)
Weighted average common shares outstanding:                    
Basic and diluted   104,495    104,154    104,387    104,075 

 

 9 | Page 

 

 

 

Summit Hotel Properties, Inc.
Reconciliation of Net Loss to Non-GAAP Measures – Funds From Operations

(Unaudited)

(Amounts in thousands, except per share and unit amounts)

 

   For the Three Months Ended
June 30,		   For the Six Months Ended
June 30,		 
   2021   2020   2021   2020 
Net loss  $(20,569)  $(52,548)  $(53,440)  $(68,762)
Preferred dividends   (3,709)   (3,709)   (7,418)   (7,418)
Loss related to non-controlling interests in joint venture   1,843    2,035    3,295    2,890 
Net loss applicable to common shares and common units   (22,435)   (54,222)   (57,563)   (73,290)
Real estate-related depreciation (1)   26,468    27,450    53,648    54,414 
Loss on impairment and write-off of assets   -    -    -    782 
(Gain) loss on disposal of assets, net   (31)   32    (81)   35 
Adjustments from non-controlling interest in joint venture   (2,175)   (1,533)   (3,685)   (2,946)
FFO applicable to common shares and    common units   1,827    (28,273)   (7,681)   (21,005)
Provision for credit losses   -    -    -    2,530 
Amortization of lease-related intangible assets, net   21    21    43    43 
Amortization of deferred financing costs   1,113    555    2,124    1,012 
Amortization of franchise fees (1)   118    115    235    230 
Equity-based compensation   2,400    1,966    3,969    3,441 
Transaction costs   3,849    -    3,849    - 
Debt transaction costs   27    270    143    271 
Non-cash interest income (2)   (260)   (749)   (517)   (1,540)
Non-cash lease expense, net   137    65    257    174 
Casualty losses, net   189    201    154    290 
Increase in deferred tax asset valuation allowance   -    -    -    2,058 
Adjustments from non-controlling interest in joint venture   (1,001)   (93)   (1,079)   (157)
AFFO applicable to common shares and common units  $8,420   $(25,922)  $1,497   $(12,653)
Weighted average diluted common shares / common units for FFO (3)   104,992    104,331    104,547    104,265 
Weighted average diluted common shares / common units for AFFO (3)   104,992    104,331    105,172    104,265 
FFO per common share / common unit  $0.02   $(0.27)  $(0.07)  $(0.20)
AFFO per common share / common unit  $0.08   $(0.25)  $0.01   $(0.12)

 

(1)The total of these line items represents depreciation and amortization as reported on the Company’s Condensed Consolidated Statements of Operations for the periods presented.

 

(2)Non-cash interest income relates to the amortization of the discount on certain notes receivable. The discount on these notes receivable was recorded at inception of the related loans based on the estimated value of the embedded purchase options in the notes receivable.

 

(3)The Company includes the outstanding OP units issued by Summit Hotel OP, LP, the Company’s operating partnership, held by limited partners other than the Company because the OP units are redeemable for cash or, at the Company’s option, shares of the Company’s common stock on a one-for-one basis.

 

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Summit Hotel Properties, Inc.

Reconciliation of Weighted Average Diluted Common Shares

(Unaudited)

(Amounts in thousands)

 

   For the Three Months Ended
June 30,		   For the Six Months Ended
June 30,		 
   2021   2020   2021   2020 
                 
Reconciliation of weighted average diluted common shares for FFO:
 
Weighted average dilutive common shares outstanding   104,495    104,154    104,387    104,075 
Dilutive effect of restricted stock awards   338    51    625    81 
Dilutive effect of shares issuable upon conversion of convertible debt   23,978    -    22,521    - 
Adjusted weighted dilutive common shares outstanding   128,811    104,205    127,533    104,156 
                     
Non-GAAP adjustment for dilutive effects of common units   159    177    160    190 
Non-GAAP adjustment for dilutive effects of restricted stock awards   -    (51)   (625)   (81)
Non-GAAP adjustment for dilutive effects of shares issuable upon conversion of convertible debt   (23,978)   -    (22,521)   - 
Non-GAAP weighted dilutive common shares / common units outstanding - FFO   104,992    104,331    104,547    104,265 
                     
Reconciliation of weighted average diluted common shares for AFFO:
 
Weighted average dilutive common shares outstanding   104,495    104,154    104,387    104,075 
Dilutive effect of restricted stock awards   338    51    625    81 
Dilutive effect of shares issuable upon conversion of convertible debt   23,978    -    22,521    - 
Adjusted weighted dilutive common shares outstanding   128,811    104,205    127,533    104,156 
                     
Non-GAAP adjustment for dilutive effects of common units   159    177    160    190 
Non-GAAP adjustment for dilutive effects of restricted stock awards   -    (51)   -    (81)
Non-GAAP adjustment for dilutive effects of shares issuable upon conversion of convertible debt   (23,978)   -    (22,521)   - 
Non-GAAP weighted dilutive common shares / common units outstanding - AFFO   104,992    104,331    105,172    104,265 

 

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Summit Hotel Properties, Inc.

Reconciliation of Net Loss to Non-GAAP Measures – EBITDAre

(Unaudited)

(Dollars in thousands)

 

   For the Three Months Ended
June 30,		   For the Six Months Ended
June 30,		 
   2021   2020   2021   2020 
Net loss  $(20,569)  $(52,548)  $(53,440)  $(68,762)
Depreciation and amortization   26,586    27,565    53,883    54,644 
Interest expense   10,962    10,749    21,750    21,761 
Interest income   (1)   (54)   (2)   (110)
Income tax expense (benefit)   275    (247)   380    1,721 
EBITDA   17,253    (14,535)   22,571    9,254 
Loss on impairment and write-off of assets   -    -    -    782 
(Gain) loss on disposal of assets, net   (31)   32    (81)   35 
EBITDAre   17,222    (14,503)   22,490    10,071 
Provision for credit losses   -    -    -    2,530 
Amortization of lease-related intangible assets, net   21    21    43    43 
Equity-based compensation   2,400    1,966    3,969    3,441 
Transaction costs   3,849    -    3,849    - 
Debt transaction costs   27    270    143    271 
Non-cash interest income (1)   (260)   (749)   (517)   (1,540)
Non-cash lease expense, net   137    65    257    174 
Casualty losses, net   189    201    154    290 
Loss from non-controlling interest in joint venture   1,843    2,035    3,295    2,890 
Adjustments from non-controlling interest in joint venture   (3,694)   (2,097)   (5,725)   (4,211)
Adjusted EBITDAre  $21,734   $(12,791)  $27,958   $13,959 

 

(1)Non-cash interest income relates to the amortization of the discount on certain notes receivable. The discount on these notes receivable was recorded at inception of the related loans based on the estimated value of the embedded purchase options in the notes receivable.

 

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Summit Hotel Properties, Inc.

Pro Forma Hotel Operating Data

(Unaudited)

(Dollars in thousands)

 

   For the Three Months Ended
June 30,		   For the Six Months Ended
June 30,		 
   2021   2020   2021   2020 
Pro Forma Operating Data (1) (2)                    
Pro forma room revenue  $79,995   $23,828   $133,240   $122,431 
Pro forma other hotel operations revenue   6,529    1,607    11,138    11,389 
Pro forma total revenues   86,524    25,435    144,378    133,820 
Pro forma total hotel operating expenses   61,241    35,444    111,379    114,104 
Pro forma hotel EBITDA  $25,283   $(10,009)  $32,999   $19,716 
Pro forma hotel EBITDA Margin   29.2%   -39.4%   22.9%   14.7%
                     
Reconciliations of Non-GAAP financial measures to comparable GAAP financial measures                    
                     
Revenue:                    
Total revenues  $86,524   $25,436   $144,378   $133,821 
Total revenues - acquisitions (1)   -    -    -    - 
Total revenues - dispositions (2)   -    (1)   -    (1)
Pro forma total revenues   86,524    25,435    144,378    133,820 
                     
Hotel Operating Expenses:                    
Total hotel operating expenses   61,241    35,446    111,380    114,109 
Hotel operating expenses - acquisitions (1)   -    -    -    - 
Hotel operating expenses - dispositions (2)   -    (2)   (1)   (5)
Pro forma hotel operating expenses   61,241    35,444    111,379    114,104 
                     
Hotel EBITDA:                    
Operating loss   (11,627)   (42,922)   (36,837)   (48,262)
(Gain) loss on disposal of assets, net   (31)   32    (81)   35 
Loss on impairment and write-off of assets   -    -    -    782 
Provision for credit losses   -    -    -    2,530 
Transaction costs   3,849    -    3,849    - 
Corporate general and administrative   6,506    5,315    12,184    9,983 
Depreciation and amortization   26,586    27,565    53,883    54,644 
Hotel EBITDA   25,283    (10,010)   32,998    19,712 
Hotel EBITDA - acquisitions (1)   -    -    -    - 
Hotel EBITDA - dispositions (2)   -    1    1    4 
Same store hotel EBITDA   25,283    (10,009)   32,999    19,716 
Hotel EBITDA - acquisitions (3)   -    -    -    - 
Pro forma hotel EBITDA  $25,283   $(10,009)  $32,999   $19,716 

 

(1)For any hotels acquired by the Company after January 1, 2020 (the “Acquired Hotels”), the Company has excluded the financial results of each of the Acquired Hotels for the period the Acquired Hotels were purchased by the Company to June 30, 2021 (the “Acquisition Period”) in determining same-store hotel EBITDA.

 

(2)For hotels sold by the Company between January 1, 2020 and June 30, 2021 (the “Disposed Hotels”), the Company has excluded the financial results of each of the Disposed Hotels for the period beginning on January 1, 2020 and ending on the date the Disposed Hotels were sold by the Company (the “Disposition Period”) in determining same-store hotel EBITDA.

 

(3)Unaudited pro forma information includes operating results for 72 hotels owned as of June 30, 2021 as if all such hotels had been owned by the Company since January 1, 2020. For hotels acquired by the Company after January 1, 2020 (the “Acquired Hotels”), the Company has included in the pro forma information the financial results of each of the Acquired Hotels for the period from January 1, 2020 to June 30, 2021. The financial results for the Acquired Hotels include information provided by the third-party owner of such Acquired Hotel prior to purchase by the Company and have not been audited or reviewed by our auditors or adjusted by us. The pro forma information is included to enable comparison of results for the current reporting period to results for the comparable period of the prior year and are not indicative of future results.

 

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Summit Hotel Properties, Inc.

Pro Forma Hotel Operating Data

(Unaudited)

(Dollars in thousands, except operating statistics)

 

   2020   2021   Trailing Twelve 
Months Ended		 
   Q3   Q4   Q1   Q2   June 30, 2021 
Pro Forma Operating Data (1) (2)                         
Pro forma room revenue  $48,636   $44,439   $53,245   $79,995   $226,315 
Pro forma other hotel operations revenue   3,777    3,791    4,609    6,529    18,706 
Pro forma total revenues   52,413    48,230    57,854    86,524    245,021 
Pro forma total hotel operating expenses   46,750    45,817    50,138    61,241    203,946 
Pro forma hotel EBITDA  $5,663   $2,413   $7,716   $25,283   $41,075 
Pro forma hotel EBITDA Margin   10.8%   5.0%   13.3%   29.2%   16.8%
                          
Pro Forma Statistics (1) (2)                         
Rooms sold   467,734    443,166    511,365    666,345    2,088,610 
Rooms available   1,038,496    1,038,496    1,015,920    1,027,208    4,120,120 
Occupancy   45.0%   42.7%   50.3%   64.9%   50.7%
ADR  $103.98   $100.27   $104.12   $120.05   $108.36 
RevPAR  $46.83   $42.79   $52.41   $77.88   $54.93 
                          
Actual Statistics                         
Rooms sold   467,734    443,166    511,365    666,345    2,088,610 
Rooms available   1,038,496    1,038,496    1,015,920    1,027,208    4,120,120 
Occupancy   45.0%   42.7%   50.3%   64.9%   50.7%
ADR  $103.98   $100.27   $104.12   $120.05   $108.36 
RevPAR  $46.83   $42.79   $52.41   $77.88   $54.93 
                          
Reconciliations of Non-GAAP financial measures to comparable GAAP financial measures                         
                          
Revenue:                         
Total revenues  $52,412   $48,230   $57,854   $86,524   $245,020 
Total revenues from acquisitions (1)   -    -    -    -    - 
Total revenues from dispositions (2)   1    -    -    -    1 
Pro forma total revenues   52,413    48,230    57,854    86,524    245,021 
                          
Hotel Operating Expenses:                         
Total hotel operating expenses   46,749    45,815    50,139    61,241    203,944 
Total hotel operating expenses from acquisitions (1)   -    -    -    -    - 
Total hotel operating expenses from dispositions (2)   1    2    (1)   -    2 
Pro forma total hotel operating expenses   46,750    45,817    50,138    61,241    203,946 
                          
Hotel EBITDA:                         
Operating loss   (26,281)   (34,867)   (25,210)   (11,627)   (97,985)
Loss (gain) on disposal of assets, net   (211)   192    (50)   (31)   (100)
Loss on impairment and write-off of assets   -    977    -    -    977 
Provision for credit losses   -    2,291    -    -    2,291 
Transaction costs   -    -    -    3,849    3,849 
Corporate general and administrative   4,652    6,350    5,678    6,506    23,186 
Depreciation and amortization   27,503    27,472    27,297    26,586    108,858 
Hotel EBITDA   5,663    2,415    7,715    25,283    41,076 
Hotel EBITDA from acquisitions (1)   -    -    -    -    - 
Hotel EBITDA from dispositions (2)   -    (2)   1    -    (1)
Same store hotel EBITDA   5,663    2,413    7,716    25,283    41,075 
Hotel EBITDA from acquisitions (3)   -    -    -    -    - 
Pro forma hotel EBITDA  $5,663   $2,413   $7,716   $25,283   $41,075 

 

(1)For any hotels acquired by the Company after July 1, 2020 (the “Acquired Hotels”), the Company has excluded the financial results of each of the Acquired Hotels for the period the Acquired Hotels were purchased by the Company to June 30, 2021 (the “Acquisition Period”) in determining same-store hotel EBITDA.

 

(2)For hotels sold by the Company between July 1, 2020 and June 30, 2021 (the “Disposed Hotels”), the Company has excluded the financial results of each of the Disposed Hotels for the period beginning on July 1, 2020 and ending on the date the Disposed Hotels were sold by the Company (the “Disposition Period”) in determining same-store hotel EBITDA.

 

(3)Unaudited pro forma information includes operating results for 72 hotels owned as of June 30, 2021 as if all such hotels had been owned by the Company since July 1, 2020. For hotels acquired by the Company after July 1, 2020 (the “Acquired Hotels”), the Company has included in the pro forma information the financial results of each of the Acquired Hotels for the period from July 1, 2020 to June 30, 2021. The financial results for the Acquired Hotels include information provided by the third-party owner of such Acquired Hotel prior to purchase by the Company and have not been audited or reviewed by our auditors or adjusted by us. The pro forma information is included to enable comparison of results for the current reporting period to results for the comparable period of the prior year and are not indicative of future results.

 

 14 | Page 

 

 

Non-GAAP Financial Measures

 

We disclose certain “non-GAAP financial measures,” which are measures of our historical financial performance. Non-GAAP financial measures are financial measures not prescribed by Generally Accepted Accounting Principles ("GAAP"). These measures are as follows: (i) Funds From Operations (“FFO”) and Adjusted Funds from Operations ("AFFO"), (ii) Earnings before Interest, Taxes, Depreciation and Amortization ("EBITDA"), Earnings before Interest, Taxes, Depreciation and Amortization for Real Estate ("EBITDAre"), Adjusted EBITDAre, and hotel EBITDA (as described below). We caution investors that amounts presented in accordance with our definitions of non-GAAP financial measures may not be comparable to similar measures disclosed by other companies, since not all companies calculate these non-GAAP financial measures in the same manner. Our non-GAAP financial measures should be considered along with, but not as alternatives to, net income (loss) as a measure of our operating performance. Our non-GAAP financial measures may include funds that may not be available for our discretionary use due to functional requirements to conserve funds for capital expenditures, property acquisitions, debt service obligations and other commitments and uncertainties. Although we believe that our non-GAAP financial measures can enhance the understanding of our financial condition and results of operations, these non-GAAP financial measures are not necessarily better indicators of any trend as compared to a comparable measure prescribed by GAAP such as net income (loss).

 

Funds From Operations (“FFO”) and Adjusted FFO (“AFFO”)

 

As defined by Nareit, FFO represents net income or loss (computed in accordance with GAAP), excluding preferred dividends, gains (or losses) from sales of real property, impairment losses on real estate assets, items classified by GAAP as extraordinary, the cumulative effect of changes in accounting principles, plus depreciation and amortization related to real estate assets, and adjustments for unconsolidated partnerships, and joint ventures. AFFO represents FFO excluding amortization of deferred financing costs, franchise fees, equity-based compensation expense, debt transaction costs, premiums on redemption of preferred shares, losses from net casualties, non-cash lease expense, non-cash interest income and non-cash income tax related adjustments to our deferred tax assets. Unless otherwise indicated, we present FFO and AFFO applicable to our common shares and common units. We present FFO and AFFO because we consider FFO and AFFO an important supplemental measure of our operational performance and believe it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO and AFFO when reporting their results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO and AFFO exclude depreciation and amortization related to real estate assets, gains and losses from real property dispositions and impairment losses on real estate assets, FFO and AFFO provide performance measures that, when compared year over year, reflect the effect to operations from trends in occupancy, guestroom rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income. Our computation of FFO differs slightly from the computation of Nareit-defined FFO related to the reporting of corporate depreciation and amortization expense. Our computation of FFO may also differ from the methodology for calculating FFO used by other equity REITs and, accordingly, may not be comparable to such other REITs. FFO and AFFO should not be considered as an alternative to net income (loss) (computed in accordance with GAAP) as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions.  Where indicated in this release, FFO is based on our computation of FFO and not the computation of Nareit-defined FFO unless otherwise noted.

 

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EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel EBITDA

 

EBITDA

 

EBITDA represents net income or loss, excluding: (i) interest, (ii) income tax expense and (iii) depreciation and amortization. We believe EBITDA is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results. Our management team also uses EBITDA as one measure in determining the value of acquisitions and dispositions.

 

EBITDAre and Adjusted EBITDAre

 

EBITDAre is based on EBITDA and is expected to provide additional relevant information about REITs as real estate companies in support of growing interest among generalist investors. EBITDAre is intended to be a supplemental non-GAAP performance measure that is independent of a company’s capital structure and will provide a uniform basis to measure the enterprise value of a company compared to other REITs.

 

EBITDAre, as defined by Nareit, is calculated as EBITDA, excluding: (i) loss and gains on disposition of property and (ii) asset impairments, if any. We believe EBITDAre is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results.

 

We make additional adjustments to EBITDAre when evaluating our performance because we believe that the exclusion of certain additional non-recurring or certain non-cash items described below provides useful supplemental information to investors regarding our ongoing operating performance. We believe that the presentation of Adjusted EBITDAre, when combined with the primary GAAP presentation of net income, is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results.

 

Hotel EBITDA

 

With respect to hotel EBITDA, we believe that excluding the effect of corporate-level expenses and non-cash items provides a more complete understanding of the operating results over which individual hotels and operators have direct control. We believe the property-level results provide investors with supplemental information on the ongoing operational performance of our hotels and effectiveness of the third-party management companies operating our business on a property-level basis.

 

We caution investors that amounts presented in accordance with our definitions of EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA may not be comparable to similar measures disclosed by other companies, since not all companies calculate these non-GAAP measures in the same manner. EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA should not be considered as an alternative measure of our net income (loss) or operating performance. EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA may include funds that may not be available for our discretionary use due to functional requirements to conserve funds for capital expenditures and property acquisitions and other commitments and uncertainties. Although we believe that EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA can enhance your understanding of our financial condition and results of operations, these non-GAAP financial measures are not necessarily a better indicator of any trend as compared to a comparable GAAP measure such as net income (loss). Above, we include a quantitative reconciliation of EBITDA, EBITDAre, adjusted EBITDAre and hotel EBITDA to the most directly comparable GAAP financial performance measure, which is net income (loss) and operating income (loss).

 

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MD 001-35074 27-2962512 13215 Bee Cave Parkway, Suite B-300 Austin TX 78738 512 538-2300 false false false false Common Stock, $0.01 par value INN NYSE Series D Cumulative Redeemable Preferred Stock, $0.01 par value INN-PD NYSE Series E Cumulative Redeemable Preferred Stock, $0.01 par value INN-PE NYSE false XML 11 R1.htm IDEA: XBRL DOCUMENT v3.21.2
Cover
Aug. 03, 2021
Document Information [Line Items]  
Document Type 8-K
Amendment Flag false
Document Period End Date Aug. 03, 2021
Entity File Number 001-35074
Entity Registrant Name SUMMIT HOTEL PROPERTIES, INC.
Entity Central Index Key 0001497645
Entity Tax Identification Number 27-2962512
Entity Incorporation, State or Country Code MD
Entity Address, Address Line One 13215 Bee Cave Parkway, Suite B-300
Entity Address, City or Town Austin
Entity Address, State or Province TX
Entity Address, Postal Zip Code 78738
City Area Code 512
Local Phone Number 538-2300
Written Communications false
Soliciting Material false
Pre-commencement Tender Offer false
Pre-commencement Issuer Tender Offer false
Entity Emerging Growth Company false
Common Stock [Member]  
Document Information [Line Items]  
Title of 12(b) Security Common Stock, $0.01 par value
Trading Symbol INN
Security Exchange Name NYSE
Series D Cumulative Redeemable Preferred Stock 0. 01 Par Value [Member]  
Document Information [Line Items]  
Title of 12(b) Security Series D Cumulative Redeemable Preferred Stock, $0.01 par value
Trading Symbol INN-PD
Security Exchange Name NYSE
Series E Cumulative Redeemable Preferred Stock 0. 01 Par Value [Member]  
Document Information [Line Items]  
Title of 12(b) Security Series E Cumulative Redeemable Preferred Stock, $0.01 par value
Trading Symbol INN-PE
Security Exchange Name NYSE
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