10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

(Mark One)

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2020

OR

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from  __________ to _____________

Commission file number 001-38168

CorePoint Lodging Inc.

(Exact name of registrant as specified in its charter)

Maryland				82-1497742
(State or other jurisdiction of incorporation or organization)				(I.R.S. Employer Identification No.)
125 E. John Carpenter Freeway, Suite 1650
	Irving,	Texas	75062
(Address of principal executive offices, including zip code)

(972) 893-3199

(Registrant's telephone number, including area code)

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 per share	CPLG	New York Stock Exchange

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports); and (2) has been subject to such filing requirements for the past 90 days.    Yes  ☒    No  ☐ 

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).     Yes  ☒   No   ☐ 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer	☐	Accelerated filer	☒
Non-accelerated filer	☐	Smaller reporting company	☒
		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. ☒

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).     Yes  ☐    No  ☒

The registrant had outstanding 58,160,358 shares of common stock as of July 31, 2020.

COREPOINT LODGING INC.

FORM 10-Q TABLE OF CONTENTS

FOR THE PERIOD ENDED JUNE 30, 2020

		Page No.
	SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS	1
PART I.	FINANCIAL INFORMATION	3
Item 1.	Financial Statements	3
	Condensed Consolidated Balance Sheets (Unaudited)	3
	Condensed Consolidated Statements of Operations (Unaudited)	4
	Condensed Consolidated Statements of Equity (Unaudited)	5
	Condensed Consolidated Statements of Cash Flows (Unaudited)	6
	Notes to Condensed Consolidated Financial Statements (Unaudited)	7
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	23
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	40
Item 4.	Controls and Procedures	40
PART II.	OTHER INFORMATION	41
Item 1.	Legal Proceedings	41
Item 1A.	Risk Factors	41
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	42
Item 3.	Defaults Upon Senior Securities	42
Item 4.	Mine Safety Disclosures	43
Item 5.	Other Information	43
Item 6.	Exhibits	44
Signatures		45

SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS

        This Quarterly Report on Form 10-Q of CorePoint Lodging Inc. (together with its consolidated subsidiaries, “CorePoint,” “we,” “our,” “us,” or the “Company”) contains “forward-looking statements” within the meaning of the federal securities laws. All statements, other than statements of historical facts included in this Quarterly Report on Form 10-Q, including statements concerning our plans, objectives, goals, beliefs, business strategies, future events, business conditions, results of operations, financial position and our business outlook, business trends and other information referred to in this Quarterly Report on Form 10-Q are forward-looking statements. When used in this Quarterly Report on Form 10-Q, the words “estimates,” “expects,” “contemplates,” “anticipates,” “projects,” “plans,” “intends,” “believes,” “forecasts,” “may,” “will,” “should,” “could,” “seek” and variations of such words or similar expressions are intended to identify forward-looking statements. The forward-looking statements are not historical facts, and are based upon our current expectations, beliefs, estimates and projections, and various assumptions, many of which, by their nature, are inherently uncertain and beyond our control. Our expectations, beliefs, estimates and projections are expressed in good faith and we believe there is a reasonable basis for them. However, there can be no assurance that management’s expectations, beliefs, estimates and projections will result or be achieved, and actual results may vary materially from what is expressed in or indicated by the forward-looking statements.

        There are a number of risks, uncertainties and other important factors, many of which are beyond our control, that could cause our actual results to differ materially from the forward-looking statements contained in this Quarterly Report on Form 10-Q. Such risks, uncertainties and other important factors that could cause actual results to differ include, among others, the risks, uncertainties and factors set forth under “Risk Factors” in our Annual Report on Form 10-K for the fiscal year ended December 31, 2019, filed with the Securities and Exchange Commission (the “SEC”) on March 13, 2020, and in this Quarterly Report on Form 10-Q, as such risk factors may be updated from time to time in our periodic filings with the SEC, and are accessible on the SEC’s website at www.sec.gov, and also include the following:

•the duration and severity of governmental, market and individual responses to the novel coronavirus (“COVID-19”) pandemic, including negative effects on our operations, liquidity, access to capital, compliance with the agreements governing our indebtedness and our ability to operate as a going concern;

•increased operating expenses resulting from the COVID-19 pandemic, including costs related to suspending and then resuming operations at hotels, increased cleaning, additional health and safety supplies, costs of furloughing, re-hiring and retaining staff, and increases in customer acquisition costs and marketing;

•inability to execute our non-core hotel transition strategy on satisfactory terms and in a timely manner;

•business and financial risks inherent to the lodging industry, including adverse trends in consumer and business travel;

•macroeconomic and other factors beyond our control;

•contraction in the United States and global economy or low levels of economic growth due to COVID-19 or other macroeconomic effects;

•the geographic concentration of our hotels;

•inability to compete effectively;

•our concentration in the La Quinta brand and any deterioration in the quality or reputation of the La Quinta brand or our relationship with the La Quinta brand;

•our dependence on the performance of LQ Management L.L.C. (“LQM”) and other future third-party hotel managers and franchisors;

•covenants in our hotel franchise and management agreements that limit or restrict the sale of our hotels or impose brand standards;

•inability to maintain good relationships with LQM, La Quinta Franchising LLC (“LQ Franchising”) and other third-party hotel managers and franchisors;

•delays or increased expense relating to our efforts to renovate, develop or redevelop our hotels, including restorations related to property damages;

•seasonal and cyclical volatility in the lodging industry, including short and long term changes in consumer and business travel;

•effect of severe weather, natural disasters, or other events resulting in property damage or disruption of hotel operations;

•decreases in revenue without corresponding decreases in expenses;

•the capital-intensive nature of our business;

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•risks resulting from significant investments in real estate;

•risks posed by our disposition activities, as well as our acquisition, redevelopment, repositioning, renovation and re-branding activities;

•risks associated with dispositions of hotel properties, including our ability to successfully contract with qualified buyers and the risk that purchasers may not have access to capital or meet other requirements to complete the purchase;

•required capital expenditures and costs associated with, or failure to maintain, brand standards, including temporary deferral of maintenance expenditures due to our response to the COVID-19 pandemic;

•the loss of a brand license at one or more of our hotels;

•cyber threats and the risk of data breaches or disruptions of our hotel franchisors’, managers’ or our own information technology systems;

•the growth of internet reservation channels;

•disruptions to the functioning or transition of the reservation systems, accounting systems or other technology programs for our hotels;

•the cessation, reduction or taxation of program benefits of loyalty programs or our access to them;

•risks of having a number of our hotels subject to ground leases, including risks related to our ability to execute and complete disposition and major renovation activities for hotels subject to ground leases;

•unknown or contingent liabilities related to our hotels or any hotels we may acquire in the future;

•disruptions to our ability to access capital at times and on terms reasonably acceptable to us;

•the loss of senior executives;

•risks associated with the employment of hotel personnel, particularly with hotels that employ unionized labor;

•the results of the current or future audits by the Internal Revenue Service (“IRS”);

•the nature and complexity of our structure and transactions and the related risk of successful challenges to our tax positions by the IRS or state and local taxing authorities;

•our substantial indebtedness, upcoming maturities and compliance with terms of the agreements governing our existing indebtedness such as debt service payment requirements, liquidity requirements and other financial requirements, as well as related covenant restrictions limiting new indebtedness, certain investments and restricted payments such as paying dividends on or repurchasing common stock;

•risks related to qualifying and maintaining our qualifications as a real estate investment trust (“REIT”);

•our ability to maintain effective internal control over financial reporting, including with respect to information obtained from our manager; and

•the significant influence of affiliates of The Blackstone Group Inc. (“Blackstone”) over us.

        We caution you that the risks, uncertainties and other factors referenced above may not contain all of the risks, uncertainties and other factors that are important to you. In addition, we cannot assure you that we will realize the results, benefits or outcomes that we expect or anticipate or, even if substantially realized, that they will result in the consequences or affect us or our business in the way expected. There can be no assurance that (i) we have correctly measured or identified all of the factors affecting our business or the extent of these factors’ likely impact, (ii) the available information with respect to these factors on which such analysis is based is complete or accurate, (iii) such analysis is correct or (iv) our strategy, which is based in part on this analysis, will be successful. All forward-looking statements in this Quarterly Report on Form 10-Q apply only as of the date made and are expressly qualified in their entirety by the cautionary statements included in this Quarterly Report on Form 10-Q. Except as required by applicable law, we undertake no obligation to publicly update any forward-looking statement, whether as a result of new information, future developments or otherwise.

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PART I ‑ FINANCIAL INFORMATION

Item 1. Financial Statements

CorePoint Lodging Inc.

Condensed Consolidated Balance Sheets (Unaudited)

($ in millions, except per share amounts)

	June 30, 2020		December 31, 2019
Assets:
Real estate:
Land	$	553	$	604
Buildings and improvements	1,936		2,162
Furniture, fixtures, and other equipment	323		347
Gross operating real estate	2,812		3,113
Less accumulated depreciation	(1,117)		(1,216)
Net operating real estate	1,695		1,897
Construction in progress	8		14
Total real estate, net	1,703		1,911
Right of use assets	21		21
Cash and cash equivalents	194		101
Accounts receivable	20		33
Other assets	60		43
Total Assets	$	1,998	$	2,109
Liabilities and Equity:
Liabilities:
Debt, net	$	961	$	915
Mandatorily redeemable preferred shares	15		15
Accounts payable and accrued expenses	66		82
Dividends payable	—		11
Other liabilities	46		43
Deferred tax liabilities	7		6
Total Liabilities	1,095		1,072
Commitments and contingencies
Equity:
Common stock, $0.01 par value per share; 1.0 billion shares authorized; 58.2 million and 57.2 million shares issued and outstanding as of June 30, 2020 and December 31, 2019, respectively	1		1
Additional paid-in-capital	959		954
Retained earnings (deficit)	(59)		80
Noncontrolling interest	2		2
Total Equity	903		1,037
Total Liabilities and Equity	$	1,998	$	2,109

See Notes to Condensed Consolidated Financial Statements.

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CorePoint Lodging Inc.

Condensed Consolidated Statements of Operations (Unaudited)

(in millions, except per share amounts)

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Revenues:
Rooms	$	70	$	215	$	213	$	419
Other	2		4		5		8
Total Revenues	72		219		218		427
Operating Expenses:
Rooms	40		102		119		195
Other departmental and support	15		28		39		59
Property tax, insurance and other	15		19		31		36
Management and royalty fees	7		21		21		42
Corporate general and administrative	6		14		14		22
Depreciation and amortization	42		46		82		90
Impairment loss	52		—		54		—
Gain on sales of real estate	(9)		(2)		(32)		(2)
Gain on casualty	(1)		(4)		(3)		(4)
Total Operating Expenses	167		224		325		438
Operating Loss	(95)		(5)		(107)		(11)
Other Income (Expense):
Interest expense	(12)		(18)		(26)		(36)
Other income (expense), net	(1)		5		2		7
Total Other Expenses	(13)		(13)		(24)		(29)
Loss before income taxes	(108)		(18)		(131)		(40)
Income tax benefit (expense)	1		(1)		3		(6)
Net loss	$	(107)	$	(19)	$	(128)	$	(46)
Weighted average common shares outstanding - basic and diluted	56.6		57.0		56.6		57.8
Basic and diluted loss per share	$	(1.89)	$	(0.32)	$	(2.26)	$	(0.80)

See Notes to Condensed Consolidated Financial Statements.

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CorePoint Lodging Inc.

Condensed Consolidated Statements of Equity (Unaudited)

(in millions, except per share amounts)

	Common Stock			Additional Paid-in- Capital		Retained  Earnings (Deficit)		Noncontrolling Interest		Total Equity
	Shares	Par Value
Balance as of January 1, 2019	59.5	$	1	$	974	$	319	$	3	$	1,297
Cumulative effect of a change in accounting principle	—	—		—		1		—		1
Net loss	—	—		—		(27)		—		(27)
Dividends on common stock ($0.20 per share)	—	—		—		(12)		—		(12)
Equity-based compensation	0.4	—		2		—		—		2
Purchase of common stock	(0.7)	—		(9)		—		—		(9)
Balance as of March 31, 2019	59.2	$	1	$	967	$	281	$	3	$	1,252
Net loss	—	—		—		(19)		—		(19)
Dividends on common stock ($0.20 per share)	—	—		—		(11)		—		(11)
Equity-based compensation	—	—		4		—		—		4
Purchase of common stock	(1.5)	—		(17)		—		—		(17)
Balance as of June 30, 2019	57.7	$	1	$	954	$	251	$	3	$	1,209
Balance as of January 1, 2020	57.2	$	1	$	954	$	80	$	2	$	1,037
Net loss	—	—		—		(21)		—		(21)
Dividends on common stock ($0.20 per share)	—	—		—		(11)		—		(11)
Equity-based compensation	0.9	—		2		—		—		2
Balance as of March 31, 2020	58.1	$	1	$	956	$	48	$	2	$	1,007
Net loss	—	—		—		(107)		—		(107)
Equity-based compensation	0.1	—		3		—		—		3
Balance as of June 30, 2020	58.2	$	1	$	959	$	(59)	$	2	$	903

See Notes to Condensed Consolidated Financial Statements.

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CorePoint Lodging Inc.

Condensed Consolidated Statements of Cash Flows (Unaudited)

(in millions)

	Six Months Ended June 30,
	2020		2019
Cash flows from operating activities:
Net loss	$	(128)	$	(46)
Adjustments to reconcile net loss to net cash provided by (used in) operating activities:
Depreciation and amortization	82		90
Amortization of deferred costs and other assets	9		11
Impairment loss	54		—
Gain on casualty	(3)		(4)
Gain on sales of real estate	(32)		(2)
Equity-based compensation expense	5		6
Changes in assets and liabilities:
Accounts receivable	2		(7)
Other assets	—		4
Accounts payable and accrued expenses	(9)		6
Other liabilities	—		3
Net cash provided by (used in) operating activities	(20)		61
Cash flows from investing activities:
Capital expenditures, primarily investments in existing real estate	(14)		(47)
Lender and other escrows	(10)		—
Insurance proceeds related to real estate casualties	9		9
Proceeds from sales of real estate	117		24
Net cash provided by (used in) investing activities	102		(14)
Cash flows from financing activities:
Proceeds from debt	110		—
Repayment of debt	(70)		(19)
Debt issuance costs	(1)		—
Payment of insurance financing	(6)		(5)
Dividends on common stock	(22)		(23)
Purchase of common stock	—		(26)
Net cash provided by (used in) financing activities	11		(73)
Increase (decrease) in cash and cash equivalents	93		(26)
Cash and cash equivalents at the beginning of the period	101		68
Cash and cash equivalents at the end of the period	$	194	$	42

See Notes to Condensed Consolidated Financial Statements.

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CorePoint Lodging Inc.

Notes to Condensed Consolidated Financial Statements (Unaudited)

1.  Organization and Basis of Presentation

Organization and Business

        CorePoint Lodging Inc., a Maryland corporation, is a publicly traded (NYSE: CPLG) self-administered lodging real estate investment trust (“REIT”) primarily serving the upper midscale and midscale lodging segments, with a portfolio of select-service hotels located in the United States (“U.S.”). As used herein, “CorePoint,” “we,” “us,” “our,” or the “Company” refer to CorePoint Lodging Inc. and its subsidiaries unless the context otherwise requires.

        The following table sets forth the number of owned and joint venture hotels and approximate number of rooms at such hotels as of June 30, 2020 and December 31, 2019, respectively:

	June 30, 2020		December 31, 2019
	Hotels	Rooms	Hotels	Rooms
Owned	239	31,200	270	34,800
Joint Venture	1	200	1	200
Totals	240	31,400	271	35,000

        For U.S. federal income tax purposes, we made an election to be taxed as a REIT, effective May 31, 2018, with the filing of our U.S. federal income tax return for the year ended December 31, 2018. We believe that we are organized and operate in a REIT-qualified manner, and we intend to continue to operate as such. As a REIT, we are generally not subject to federal corporate income tax on the portion of our net income that is currently distributed to our stockholders. To maintain our REIT status, we are required to meet several requirements as provided by the Internal Revenue Code of 1986, as amended (the “Code”). These include that the Company cannot operate or manage our hotels. Therefore, we lease the hotel properties to CorePoint TRS L.L.C., our wholly-owned taxable REIT subsidiary (“CorePoint TRS”), which engages third-party eligible independent contractors to manage the hotels. CorePoint TRS is subject to federal, state and local income taxes. To maintain our REIT status, we must distribute annually at least 90% of our “REIT taxable income,” as defined by the Code, to our stockholders. We intend to continue to meet our distribution and other requirements as required by the Code.

Interim Unaudited Financial Information

        The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) and should be read in conjunction with the consolidated financial statements and notes thereto included in our Annual Report on Form 10-K for the year ended December 31, 2019. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been omitted from this Quarterly Report on Form 10-Q pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). The results for the interim periods shown in this report are not necessarily indicative of future financial results. The accompanying condensed consolidated financial statements have not been audited by our independent registered public accounting firm. In the opinion of management, the accompanying unaudited condensed consolidated financial statements include all adjustments, including normal recurring items, necessary to present fairly our condensed consolidated financial position as of June 30, 2020 and December 31, 2019, and our condensed consolidated results of operations and cash flows for the periods ended June 30, 2020 and 2019.

        The accompanying condensed consolidated financial statements include our accounts, as well as our wholly owned subsidiaries and any consolidated variable interest entities (“VIEs”). We recognize noncontrolling interests for the proportionate share of operations for ownership interests not held by our stockholders. All intercompany transactions have been eliminated.

Use of Estimates

        The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts and disclosures in the financial statements. These estimates include such items as: income taxes; impairment of long-lived assets; casualty losses; fair value evaluations; depreciation and amortization; equity-based compensation measurements; and going concern evaluations. Actual results could differ from those estimates.

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2.  Significant Accounting Policies and Recently Issued Accounting Standards

Investment in Real Estate

        Property and equipment and other investments in real estate are stated at cost less accumulated depreciation computed using a straight-line method over the following estimated useful life of each asset. Buildings and improvements have an estimated useful life of five to 40 years, furniture, fixtures and other equipment have an estimated useful life of two to ten years, and leasehold improvements are depreciated over the shorter of the underlying lease term or the useful lives of the related assets, generally ranging from two to 25 years.

        We capitalize expenditures that increase the overall value of an asset or extend an asset’s life, typically associated with hotel refurbishment, renovation, and major repairs. Such costs primarily include third-party contract labor, materials, professional design and other direct costs, and, during the redevelopment and renovation period, interest, real estate taxes and insurance costs. The interest, real estate taxes and insurance capitalization period begins when the activities related to the development have begun and ceases when the project is substantially complete, and the assets are held available for use or occupancy. Once such a project is substantially complete and the associated assets are ready for intended use, interest, real estate taxes and insurance costs are no longer capitalized. Normal maintenance and repair costs are expensed as incurred.

Impairment of Real Estate Related Assets

        For our investments in real estate, we monitor events and changes in circumstances indicating that the carrying amounts of the real estate assets may not be recoverable. When such events or changes are present, we assess the property’s recoverability by comparing the carrying amount of the asset to our estimate of the aggregate undiscounted future operating cash flows expected to be generated over the holding period of the asset including its eventual disposition.  If the carrying amount exceeds the aggregate undiscounted future operating cash flows, we recognize an impairment loss to the extent the carrying amount exceeds the estimated fair value of the property.  Any such impairment is treated for accounting purposes similar to an asset acquisition at the estimated fair value, which includes establishing a new cost basis and the elimination of the asset’s accumulated depreciation and amortization.

        In evaluating our investments for impairment, we undergo continuous evaluations of property level performance and real estate trends, and management makes several estimates and assumptions, including, but not limited to, the projected date of disposition, estimated sales price and future cash flows of each property during our estimated holding period. If our analysis or assumptions regarding the projected cash flows expected to result from the use and eventual disposition of our properties change, we incur additional costs and expenses during the holding period, or our expected hold periods change, we may incur future impairment losses.

Sales of Real Estate

        We classify hotels as held for sale when the criteria are met, in accordance with GAAP.  At that time, we present the assets and obligations associated with the real estate held for sale separately in our consolidated balance sheet, and we cease recording depreciation and amortization expense related to that asset.  Real estate held for sale is reported at the lower of its carrying amount or its estimated fair value less estimated costs to sell.

        Upon the disposition of a property, we recognize a gain or loss at a point in time when we determine control of the underlying asset has been transferred to the buyer. Our performance obligation is generally satisfied at the closing of the transaction. Any continuing involvement is analyzed as a separate performance obligation in the contract, and a portion of the sales price is allocated to each performance obligation. There is significant judgment applied to estimate the amount of any variable consideration identified within the sales price and assess its probability of occurrence based on current market information, historical transactions, and forecasted information that is reasonably available.

        For sales of real estate (or assets classified as held for sale), we evaluate whether the disposition is a strategic shift that will have a major effect on our operations and financial results. When a disposition represents a strategic shift that will have a major effect on our operations and financial results, it will be classified as discontinued operations in our consolidated financial statements for all periods presented.  

Cash and Cash Equivalents

        We classify all cash on hand, demand deposits with financial institutions, and short-term highly liquid investments with original maturities of three months or less to be cash equivalents. Cash and cash equivalents are stated at cost, which approximates fair market value.

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        We classify cash and cash equivalents as restricted cash when contractual agreements or arrangements impose restrictions on our ability to freely access and utilize the cash and cash equivalent amounts.

Accounts Receivable

        Accounts receivable primarily consists of receivables due from insurance settlements, our hotel manager, hotel guests, and credit card companies and are carried at estimated collectable amounts. We periodically evaluate our receivables for collectability based on expected losses incurred over the life of the receivable, considering our historical experience, the length of time receivables are past due and the financial condition of the debtor. Accounts receivable are written off when collection is not probable. We record uncollectible operating lease receipts as a direct offset to room revenues. Our insurance settlement receivables are recorded based upon the terms of our insurance policies and our estimates of insurance losses.  As of June 30, 2020 and December 31, 2019, we had $8 million and $12 million of insurance settlement receivables, respectively. As of June 30, 2020 and December 31, 2019, we had $5 million and $9 million of receivables, respectively, related to the 2019 settlement of disputes with our hotel manager (the “Wyndham Settlement”). Remaining payments on the Wyndham Settlement are required to be paid no later than June 2021.

Debt and Deferred Debt Issuance Costs

        Deferred debt issuance costs include costs incurred in connection with issuance of debt, including costs associated with the entry into our loan agreements and revolving credit facility, and are presented as a direct reduction from the carrying amount of debt. These debt issuance costs are deferred and amortized to expense on a straight-line basis over the term of the debt, which approximates the effective interest amortization method. This amortization expense is included as a component of interest expense. When debt is paid prior to its scheduled maturity date and the underlying terms are materially modified, the remaining carrying value of deferred debt issuance costs, along with certain other payments to lenders, is included in loss on extinguishment of debt.

Lessee Accounting

        We determine if an arrangement is a lease at inception. Our operating lease agreements are primarily for ground leases and our corporate office lease, where the asset is classified within “right of use assets” and the operating lease liability is classified within “other liabilities” in our condensed consolidated balance sheets.

        Right of use assets represent our right to use an underlying asset for the lease term, and lease liabilities represent our obligation to make lease payments arising from the lease. Right of use assets and operating lease liabilities are recognized at the commencement date based on the present value of lease payments over the lease term. Our variable lease payments consist of payments based on a rate or index established subsequent to the lease commencement date and non-lease services related to the ground lease, primarily real estate taxes. Variable lease payments are excluded from the right of use assets and operating lease liabilities and are recognized in the period in which the obligation for those payments is incurred. As our leases do not provide an implicit rate, we use our incremental borrowing rate. Our incremental borrowing rate is based on information available at the commencement date using our actual borrowing rates commensurate with the lease terms and a fully levered borrowing. Extension options on our leases are included in our minimum lease terms when they are reasonably certain to be exercised. In our evaluation of the lease term, we consider other arrangements, primarily our debt and franchise agreements, which may have economic consequences related to failure to renew certain ground leases. For accounting purposes, such lease terms are not adjusted unless the contractual terms are modified. Rental expense for lease payments related to operating leases is recognized on a straight-line basis over the lease term.

Fair Value Measurement

        Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants at the measurement date. In evaluating the fair value of both financial and non-financial assets and liabilities, GAAP establishes a fair value hierarchy, which prioritizes the inputs used in measuring fair value into three broad levels, which are as follows:

Level 1—Quoted prices in active markets for identical assets or liabilities.

Level 2—Observable inputs other than Level 1 prices, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities. Valuations in this category are inherently less reliable than actively quoted market prices due to the degree of subjectivity involved in determining appropriate methodologies and the applicable underlying observable market assumptions.

Level 3—Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. These inputs cannot be validated by readily determinable market data and generally involve considerable judgment by management.

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        We use the highest level of observable market data if such data is available without undue cost and effort. 

Derivative Instruments

        We use derivative instruments as part of our overall strategy to manage our exposure to market risks associated with fluctuations in interest rates. We regularly monitor the financial stability and credit standing of the counterparties to our derivative instruments. We do not enter into derivative financial instruments for trading or speculative purposes.

        We record all derivatives at fair value. On the date the derivative contract is entered into, we designate the derivative as one of the following: a hedge of a forecasted transaction or the variability of cash flows to be paid (“Cash Flow Hedge”), a hedge of the fair value of a recognized asset or liability (“Fair Value Hedge”), or an undesignated hedge instrument. Changes in the fair value of a derivative that is qualified, designated and highly effective as a Cash Flow Hedge are recorded in comprehensive income (loss) until they are reclassified into earnings when the hedged transaction affects earnings. Changes in the fair value of a derivative that is qualified, designated and highly effective as a Fair Value Hedge, along with the gain or loss on the hedged asset or liability that is attributable to the hedged risk, are recorded in current period earnings. Cash flows from designated derivative financial instruments are classified within the same category as the item being hedged in the consolidated statements of cash flows. Changes in fair value of undesignated hedge instruments are recorded in current period earnings. As of June 30, 2020 and December 31, 2019, we had interest rate caps, each of which are undesignated hedge instruments.

Revenue Recognition

        Our revenues primarily consist of operating lease revenues from room rentals, which are accounted for under GAAP in accordance with lease accounting standards. Room revenue is recognized as earned on a daily basis, net of customer incentive discounts, cash rebates, and refunds. Other lease revenues primarily include lease revenue from restaurants, billboards and cell towers, all of which are operating leases. Such leases are recognized on a straight-line basis over the term of the lease when collections are considered probable and as earned and collected when collections are not considered probable. Uncollectible lease amounts are recorded as a direct offset to revenues.

        As a lessor, our operating leases do not contain purchase options or require significant assumptions or judgments. Some of our operating leases contain extension options. For those with extension options we assess the likelihood such options will be exercised in determining the lease term.

        Customer revenues include other hotel guest revenues generated by the incidental support of hotel operations and are recognized under the revenue accounting standard as the service obligation is completed.

Purchase of Common Stock

        Purchases of common stock are recorded on the trade date at cost, including commissions and other costs, through a removal of the stated par value with the excess recorded as additional paid-in-capital.

Equity-Based Compensation

        We have a stock-based incentive award plan for our employees and directors, which primarily includes time-based and performance-based awards. We recognize the cost of services received in an equity-based payment transaction with an employee or director as services are received and record either a corresponding increase in equity or a liability, depending on whether the instruments granted satisfy the equity or liability classification criteria. Measurement for these equity awards is the estimated fair value at the grant date of the equity instruments.

        The equity-based compensation expense is recognized for awards earned or expected to be earned. Accordingly, the compensation expense for all equity awards is recognized straight-line over the vesting period of the last separately identified vesting portion of the award. Forfeitures for time-based and market-based performance awards are recognized as they occur. Performance awards with targets other than market-based are assessed at each balance sheet date with respect to the expected achievement of the target. Equity-based compensation expense is classified in corporate general and administrative expenses. Dividend equivalent cash payments related to unvested employee and director awards are charged to corporate general and administrative expenses. Dividends awarded as additional stock grants are included in equity-based compensation expense.

Earnings Per Share

        Basic earnings (loss) per share is computed by dividing net income (loss) by the weighted average number of shares of common stock outstanding. Diluted earnings (loss) per share is computed by dividing net income (loss) by the weighted average

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number of shares of our common stock outstanding plus other potentially dilutive securities, except when the effect would be anti-dilutive. Dilutive securities include equity-based awards issued under long-term incentive plans, as discussed in Note 11 “Equity-Based Compensation.”  Dilutive securities are excluded from the calculation of earnings per share for all periods presented because the effect would be anti-dilutive. The earnings per share amounts are calculated using unrounded amounts and shares which may result in differences in rounding of the presented per share amounts.

Income Taxes

        We are organized in conformity with and operate in a manner that allows us to be taxed as a REIT for U.S. federal income tax purposes. To the extent we continue to qualify as a REIT, we generally will not be subject to U.S. federal income tax on taxable income generated by our REIT activities that we distribute to our stockholders. Accordingly, no provision for U.S. federal income tax expense has been included in our accompanying condensed consolidated financial statements for the three and six months ended June 30, 2020 or 2019 related to our REIT operations; however, CorePoint TRS, our wholly owned taxable REIT subsidiary, is subject to U.S. federal, state and local income taxes and our REIT may be subject to state and local taxes.

        We use the asset and liability method of accounting for income taxes. Under this method, current income tax expense represents the amounts expected to be reported on our income tax returns, and deferred tax assets and liabilities are recognized for the future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis. The deferred tax assets and liabilities are measured using the enacted tax rates that are expected to be applied to taxable income in the years in which those temporary differences are expected to reverse.

        In determining our tax expense or benefit for financial statement reporting purposes, we must evaluate our compliance with the Code, including the transfer pricing determinations used in establishing rental payments between the REIT and CorePoint TRS. Accounting for income taxes requires, among others, interpretation of the Code, estimated tax effects of transactions, and evaluation of probabilities of sustaining tax positions, including realization of tax benefits. We recognize tax positions only after determining that the relevant tax authority would more likely than not sustain the position following the audit.  The final resolution of those assessments may subject us to additional taxes. In addition, we may incur expenses defending our positions during Internal Revenue Service (“IRS”) tax examinations, even if we are able to eventually sustain our position with the tax authorities.

Concentrations of Credit Risk and Business Risk

        We have cash and cash equivalents deposited in certain financial institutions in excess of federally insured levels. As of June 30, 2020, approximately 75% of our total cash and cash equivalents were held in accounts fully covered by FDIC insurance or money market accounts collateralized by U.S. treasuries. For our remaining cash and cash equivalent accounts, we utilize financial institutions that we consider to be of high credit quality and consider the risk of default to be minimal. We have diversified our accounts with several banking institutions in an attempt to minimize exposure to any one of these institutions. We also monitor the creditworthiness of our customers and financial institutions before extending credit or making investments.  

        Substantially all of our revenues are derived from our lodging operations at our hotels. Lodging operations are particularly sensitive to adverse economic, social and competitive conditions and trends, including the novel coronavirus (“COVID-19”) pandemic, which could adversely affect our business, financial condition and results of operations.

        We have a concentration of hotels operating in Texas, Florida and California. The number of hotels and percentages of total hotels as of June 30, 2020 and 2019, and the percentages of our total revenues from these states for the six months ended June 30, 2020 and 2019, is as follows:

	June 30, 2020					June 30, 2019
	Number of Hotels	Percentage of Total Hotels		Percentage of Total Revenue		Number of Hotels	Percentage of Total Hotels		Percentage of Total Revenue
Texas	45	19	%	18	%	68	22	%	21	%
Florida	45	19	%	22	%	49	16	%	18	%
California	21	9	%	12	%	21	7	%	10	%
Total	111	47	%	52	%	138	45	%	49	%

        The decrease in hotels from June 30, 2019 to June 30, 2020 is due to the sale or disposal of hotels.

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Segment Reporting

        Our hotel investments have similar economic characteristics and our service offerings and delivery of services are provided in a similar manner, using the same types of facilities and similar technologies. Our chief operating decision maker reviews our financial information on an aggregated basis. As a result, we have concluded that we have one operating and reportable business segment.

Principal Components of Expenses

        As more fully explained in Note 8 “Commitments and Contingencies” our management company is responsible for the day to day operations of our hotels.  For many expenses, the manager directly contracts for the services in the capacity as a principal, and we reimburse our manager in accordance with the agreements.  We present the following expense components and only classify the fee portion of expense as management and royalty fees.  We classify all amounts owed to our manager and franchisor in accounts payable and accrued expenses.

Rooms — These expenses include hotel operating expenses of housekeeping, reservation systems (per our franchise agreements), room and breakfast supplies and front desk costs.

Other departmental and support — These expenses include expenses that constitute non-room operating expenses, including parking, telecommunications, on-site administrative labor, sales and marketing, loyalty program, recurring repairs and maintenance and utility expenses.

Property tax, insurance and other — These expenses consist primarily of real and personal property taxes, other local taxes, ground rent, equipment rent and insurance.

Newly Issued Accounting Standards

        In December 2019, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes. The guidance enhances and simplifies various aspects of the current income tax guidance and reduces complexity by removing certain exceptions to the general framework. The guidance is effective for us January 1, 2021. We do not expect the adoption of this guidance to have a material impact on our consolidated financial position and results of operations.

Recently Adopted Accounting Standards

        In August 2018, the FASB issued ASU 2018-13, Fair Value Measurement (Topic 820): Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement, which modifies disclosure requirements for fair value measurements. While some disclosures have been removed or modified, new disclosures have been added. We adopted this guidance on January 1, 2020, and it did not have a material impact on our consolidated financial position and results of operations.

        In June 2016, the FASB issued ASU 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which changes the methodology for measuring credit losses on financial instruments and the timing of when such losses are recorded. The guidance primarily affects financial assets and net investment in leases that are not accounted for at fair value through net income but excludes operating lease receivables. The guidance primarily applies to our non-lease trade receivables, casualty insurance claim receivables, Wyndham Settlement receivable and any future financial assets that have the contractual right to receive cash that we may acquire in the future. We adopted this guidance on January 1, 2020, and it did not have a material impact on our consolidated financial position and results of operations. 

3.  Investments in Real Estate

        During the six months ended June 30, 2020, 30 hotels were sold for gross proceeds of $129 million resulting in a gain on sale of $32 million. In addition, during the six months ended June 30, 2020, one hotel was disposed by returning the property to the ground lessor at the end of the lease term. 

        For the three and six months ended June 30, 2020 we recorded an impairment loss of $52 million and $54 million, respectively, primarily due to lower valuation of certain of our properties related to the ongoing and updated impact of the COVID-19 pandemic on the lodging industry. We will continue to monitor events and changes in circumstances related to our real estate assets, including updated COVID-19 pandemic data and effects, analysis related to our operations, fair value, our holding periods and cash flow assumptions, that may indicate that the carrying amounts of our real estate assets may not be recoverable. Such changes in

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circumstances and analysis may result in impairment losses in future periods. We had no impairment loss for the three or six months ended June 30, 2019.

        We have experienced hurricane and fire related damages to certain of our hotels. We carry comprehensive property, casualty, flood and business interruption insurance that we anticipate will cover our losses at these hotels, subject to deductibles. For the three and six months ended June 30, 2020 we had no involuntary conversion write-off of net book value of damaged assets. Certain of our hotels had closures and disruptions to business primarily due to hurricanes and fires that occurred in previous years. We had no business interruption proceeds for the three months ended June 30, 2020. For the three months ended June 30, 2019, we recorded business interruption insurance proceeds of $6 million. For the six months ended June 30, 2020 and 2019, we recorded business interruption insurance proceeds of $2 million, and $7 million, respectively. These business interruption insurance proceeds are included in “other income (expense), net” on our condensed consolidated statements of operations.

As of June 30, 2020, we have not recognized any potential insurance claims related to COVID-19 pandemic losses. Given the contractual uncertainty of those claims, we cannot provide any assessment of whether such claims are realizable.

        Construction in progress primarily includes capitalized costs for ongoing projects that have not yet been put into service. We have pledged substantially all of our investments in real estate as collateral for our CMBS Facility (as defined below).

4.  Other Assets

        The following table presents other assets as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
Lender and other escrows	$	31	$	20
Prepaid expenses	15		10
Intangible assets, net	4		4
Federal and state tax receivables	4		—
Other assets	6		9
Total other assets	$	60	$	43

5.  Debt

        The following table presents the carrying amount of our debt as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
CMBS Facility	$	851	$	921
Revolving Facility	110		—
	961		921
Less deferred financing costs, net	—		(6)
Total debt, net	$	961	$	915

CMBS Facility

        Certain indirect wholly-owned subsidiaries of CorePoint Lodging Inc. (collectively, the “CorePoint CMBS Borrower”), CorePoint TRS and CorePoint Operating Partnership L.P. (“CorePoint OP”) are parties to a loan agreement (the “CMBS Loan Agreement”) providing for a mortgage loan secured primarily by mortgages for substantially all of our wholly-owned and ground leased hotels, an excess cash flow pledge for five owned and ground leased hotels and other collateral customary for mortgage loans of this type (the “CMBS Facility”).

The CMBS Facility currently matures on June 9, 2021, with four remaining one-year extension options, exercisable at the CorePoint CMBS Borrower’s election, provided there is no event of default existing as of the commencement of the applicable extension period and the CorePoint CMBS Borrower either extends the current interest rate cap or purchases a new interest rate cap covering the extension period at a strike price as set forth in the CMBS Loan Agreement. No principal payments are due prior to the scheduled or extended maturity date. The CMBS Facility is pre-payable in whole or in part subject to payment of all accrued interest through the end of the applicable accrual period.

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        The CMBS Facility bears interest at a rate equal to the sum of (i) one-month LIBOR and (ii) 2.75% per annum until June 2023, followed by 2.90% per annum until June 2024 and 3.00% per annum until June 2025. Interest is generally payable monthly. As of June 30, 2020, the CMBS Facility interest rate was 2.91%. Additional prepayments will be applied to lower interest bearing principal tranches, reducing total future interest expense but will have the effect of increasing the weighted average interest rate on the remaining outstanding principal balance.

        We may obtain the release of individual properties from the CMBS Facility provided that certain conditions of the CMBS Loan Agreement are satisfied. The most restrictive of these conditions provide that after giving effect to such release the debt yield for the CMBS Facility (generally defined as hotel property operating net income before interest, depreciation and a fixed amount of corporate general and administrative expenses divided by the outstanding principal balance of the CMBS Facility, “Debt Yield”) is not less than the greater of (x) 16.44% and (y) the lesser of (i) the Debt Yield in effect immediately prior to such release and (ii) 16.94% (such result the “Release Debt Yield”). However, if such release is in connection with the sale of a property to an unrelated third party, such sold property may be released if the CMBS Borrower prepays an amount equal to the greater of (x) the allocated portion of the outstanding CMBS Facility plus a premium ranging from 5% to 10%, as defined in the CMBS Loan Agreement, and (y) the lesser of (i) the full net proceeds from the sale of the property received by us and (ii) the amount necessary to satisfy the Release Debt Yield. Accordingly, such CMBS Loan Agreement release provisions could affect our ability to sell properties or restrict the use of sale proceeds only to (or substantially to) the required partial prepayment of the CMBS Facility. Since May 2020, all net sale proceeds have been required to be paid under the CMBS Loan Agreement to release the collateralized property under the CMBS Facility, and we believe that future hotel collateral releases will likely require the payment of all (or substantially all) net sale proceeds as well. During the six months ended June 30, 2020, primarily in connection with the sale of 30 secured hotel properties, $70 million of the net proceeds were used to pay down the principal of the CMBS Facility.

        The CMBS Facility includes customary non-recourse carve-out guarantees, affirmative and negative covenants and events of default, including, among other things, guarantees for certain losses arising out of customary “bad-boy” acts of CorePoint OP and its affiliates and environmental matters (which will be recourse for environmental matters only to the CorePoint CMBS Borrower provided that the required environmental insurance is delivered to the lender), a full recourse guaranty with respect to certain bankruptcy events, restrictions on the ability of the CorePoint CMBS Borrower to incur additional debt and transfer, pledge or assign certain equity interests or its assets, and covenants requiring the CorePoint CMBS Borrower to exist as “special purpose entities,” maintain certain ongoing reserve funds and comply with other customary obligations for commercial mortgage-backed securities loan financings. As of June 30, 2020, we believe we were in compliance with these covenants.

At the origination of the CMBS Facility, the CorePoint CMBS Borrower deposited in the loan servicer’s account $15 million in upfront reserves for property improvement and environmental remediation, which funds may be periodically disbursed to the CorePoint CMBS Borrower throughout the term of the loan to cover such costs. In June 2020, the CorePoint CMBS Borrower deposited in the loan servicer’s account an additional $6 million in reserves related to property insurance coverage and higher property insurance deductibles, which funds may be periodically disbursed to the CorePoint CMBS Borrower throughout the term of the loan to cover such costs. In addition, the CMBS Facility lender has the right to control the disbursement of hotel operating cash receipts (commonly referred to as a “CMBS Facility cash trap”) during the continuation of an event of default under the loan or if and while the Debt Yield for the CMBS Facility falls below 12.33% through May 30, 2023 and 12.83% thereafter, in each case, for two consecutive quarters. As of the June 30, 2020 calculation date, we were below the CMBS Facility cash trap Debt Yield threshold, and if we are below the CMBS Facility cash trap Debt Yield threshold on the September 30, 2020 calculation date, we will be subject to a CMBS Facility cash trap beginning in the fourth quarter of 2020. As of June 30, 2020, we believe we were in compliance with these terms and covenants of the CMBS Facility.

Revolving Facility

        CorePoint Lodging Inc., CorePoint Borrower L.L.C. (the “CorePoint Revolver Borrower”) CorePoint OP GP, L.L.C., and CorePoint OP are parties to a credit agreement (the “Revolver Credit Agreement”), as amended, providing for a $110 million Revolving Facility (“Revolving Facility”). The CorePoint Revolver Borrower is our indirect wholly-owned subsidiary and the direct wholly-owned subsidiary of CorePoint OP. Under the Revolver Credit Agreement, the CorePoint Revolver Borrower is required to make monthly principal payments of $5 million for a period of five months commencing in August 2020 through December 2020 (the “Scheduled Payments”). The Revolving Facility matures on May 31, 2021. As of June 30, 2020, $110 million was outstanding under the Revolving Facility and we had no additional borrowings available. In addition, as of June 30, 2020, there was a $2 million outstanding letter of credit issued under the Revolving Facility. Prior to the May 2020 amendment, the Revolving Facility had a loan commitment of $150 million.

In May 2020, in connection with the amendment to the Revolver Credit Agreement, interest under the Revolving Facility increased, at the option of the CorePoint Revolver Borrower, to either a base rate plus a margin of 4.0% per annum or a LIBOR rate plus a margin of 5.0% per annum. With respect to base rate loans, interest will be payable at the end of each quarter. With respect to LIBOR loans, interest will be payable at the end of the selected interest period but no less frequently than quarterly. Additionally, there is a commitment fee payable at the end of each quarter equal to 0.75% per annum of unused commitments under the Revolving Facility and customary letter of credit fees. As of June 30, 2020, the Revolving Facility interest rate was 5.16%.

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The Revolving Facility contains customary representations and warranties. The obligations under the Revolving Facility are unconditionally and irrevocably guaranteed by CorePoint OP, CorePoint Lodging Inc. and CorePoint OP GP L.L.C. and, subject to certain exceptions, each of the CorePoint Revolver Borrower and its existing and future domestic subsidiaries that own equity interests in any CorePoint CMBS Borrower. Furthermore, CorePoint Lodging Inc., CorePoint OP GP L.L.C. and CorePoint OP each pledge certain equity interests in subsidiaries, representing substantially all of the Company’s hotel operations, as security for the obligations.

        The Revolver Credit Agreement, as amended, also requires that we maintain a minimum of $60 million of cash and cash equivalents liquidity, as defined, at all times. The minimum liquidity amount is reduced on a dollar-for-dollar basis in respect of 50% of any amounts utilized to repay our Revolving Facility and permanently reduce the commitments thereunder (other than in respect of the Scheduled Payments). Further, due to the disruptions in our operations from the COVID-19 pandemic, our Revolving Facility lenders have rights to control the disbursement of our hotel operating cash receipts (referred to as the “Revolving Facility cash trap”). As of June 30, 2020, the cash and cash equivalents subject to the Revolving Facility cash trap were approximately $35 million. Cash and cash equivalents subject to the cash trap are generally available for hotel operations, interest payments and certain corporate administrative expenses. Certain disbursements, primarily other corporate general and administrative expenditures, dividends to common stockholders and repurchases of our common stock, would require consent of our lenders. We will be subject to the Revolving Facility cash trap until we are in compliance with a debt yield threshold of not less than 13.8% under the Revolving Facility, which we may be unable to meet during the remainder of the term of the Revolving Facility. As of June 30, 2020, we believe we were in compliance with these terms and covenants of the Revolver Credit Agreement.

6.  Mandatorily Redeemable Preferred Shares

        We have 15,000 shares of Cumulative Redeemable Series A Preferred Stock, par value $0.01 per share (the “Series A Preferred Stock”), held by an unrelated third-party. The Series A Preferred Stock has an aggregate liquidation preference of $15 million, plus any accrued and unpaid dividends thereon. The Series A Preferred Stock is senior to our common stock with respect to dividends and with respect to dissolution, liquidation or winding up of the Company. For all periods the Series A Preferred Stock has been outstanding, we have paid a cash dividend equal to 13% per annum, paid quarterly. If our leverage ratio, as defined, exceeds 7.5 to 1.0 as of the last day of any fiscal quarter, or if an event of default occurs (or has occurred and has not been cured) with respect to the Series A Preferred Stock, we will be required to pay a cash dividend on the Series A Preferred Stock equal to 15% per annum. Our dividend rate on the Series A Preferred Stock will increase to 16.5% per annum if, at any time, we are both in breach of the leverage ratio covenant and an event of default occurs (or has occurred and has not been cured) with respect to the Series A Preferred Stock. As of June 30, 2020, we exceeded the 7.5 to 1.0 leverage ratio noted above, and accordingly, beginning July 1, 2020, the Series A Preferred Stock dividend rate will be 15% per annum. The Series A Preferred Stock dividend rate will not return to 13% per annum until our leverage ratio is equal to or less than the applicable leverage ratio and we are not in an uncured event of default as of the last day of a fiscal quarter. The COVID-19 pandemic has caused significant disruptions to our operations, and there can be no assurance that our future operating performance will be adequate for us to meet the requirements to achieve the lower dividend rate or to continue to pay dividends on the Series A Preferred Stock.

        The Series A Preferred Stock is mandatorily redeemable by us in 2028, upon the tenth anniversary of the date of issuance. Beginning in 2025, upon the seventh anniversary of the issuance of the Series A Preferred Stock, we may redeem the outstanding Series A Preferred Stock for an amount equal to its aggregate liquidation preference, plus any accrued but unpaid dividends. The holders of the Series A Preferred Stock may also require us to redeem the Series A Preferred Stock upon a change of control of the Company for an amount equal to its aggregate liquidation preference plus any accrued and unpaid dividends thereon (and a premium if the change of control occurs prior to the seventh anniversary of the issuance of the Series A Preferred Stock). Due to the fact that the Series A Preferred Stock is mandatorily redeemable, the preferred shares are classified as a liability on the accompanying condensed consolidated balance sheet, and dividends on these preferred shares are classified as interest expense in the accompanying condensed consolidated statements of operations.

        Holders of Series A Preferred Stock generally have no voting rights. However, without the prior consent of the holders of a majority of the outstanding shares of Series A Preferred Stock, we are prohibited from (i) authorizing or issuing any additional shares of Series A Preferred Stock, or (ii) amending our charter or entering into, amending or altering any other agreement in any manner that would adversely affect the Series A Preferred Stock. Holders of shares of the Series A Preferred Stock have certain preemptive rights over issuances by us of any class or series of our stock ranking on parity with the Series A Preferred Stock. If we are either (a) in arrears on the payment of dividends that were due on the Series A Preferred Stock on six or more quarterly dividend payment dates, whether or not such dates are consecutive, or (b) in default of our obligations to redeem the Series A Preferred Stock on the tenth anniversary of its issuance or following a change of control, the preferred stockholders may designate a representative to attend meetings of our board of directors as a non-voting observer until all unpaid Series A Preferred Stock dividends have either been paid or declared with an amount sufficient for payment set aside for payment, or the shares required to be redeemed have been redeemed, as applicable. As of June 30, 2020, neither event described above has occurred.

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7.  Accounts Payable and Accrued Expenses and Other Liabilities

        Accounts payable, accrued expenses and other liabilities include the following as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
Due to hotel manager	$	21	$	26
Real estate taxes	17		22
Sales and occupancy taxes	4		7
Interest	1		2
Other accounts payable and accrued expenses	23		25
Total accounts payable and accrued expenses	$	66	$	82
Operating lease liabilities	$	24	$	25
Insurance financing	8		2
Below market leases, net	3		5
Other liabilities	11		11
Total other liabilities	$	46	$	43

8.  Commitments and Contingencies

Hotel Management and Franchise Agreements

Management Fees

        On May 30, 2018, wholly owned subsidiaries of the Company entered into separate hotel management agreements for each of our hotels with LQ Management L.L.C. (“LQM”), whereby we pay a fee equal to 5% of total gross revenues, as defined. The term of the management agreements is 20 years subject to two renewals of five years each, at LQM’s option. There are penalties for early termination.

        LQM generally has sole responsibility for all activities necessary for the operation of the hotels, including establishing room rates, processing reservations and promoting and publicizing the hotels. LQM also provides all employees for the hotels, prepares reports, budgets and projections, and provides other administrative and accounting support services to the hotels. We have consultative and limited approval rights with respect to certain actions of LQM, including entering into long-term or high value contracts, engaging in certain actions relating to legal proceedings, approving the operating budget, making certain capital expenditures and the hiring of certain management personnel. We are also responsible for reimbursing LQM for certain costs incurred by LQM during the fulfillment of their duties, such as payroll costs for certain employees, general liability insurance and other costs that the manager incurs to operate the hotels.

For the three months ended June 30, 2020 and 2019, our management fee expense was $3 million and $10 million, respectively. For the six months ended June 30, 2020 and 2019, our management fee expense was $10 million and $21 million, respectively.

Royalty Fees

        On May 30, 2018, we entered into separate hotel franchise agreements for each of our hotels with La Quinta Franchising LLC (“LQ Franchising”). Pursuant to the franchise agreements, we were granted a limited, non-exclusive license to use our franchisor’s brand names, marks and system in the operation of our hotels. The franchisor also may provide us with a variety of services and benefits, including centralized reservation systems, participation in customer loyalty programs, national advertising, marketing programs and publicity designed to increase brand awareness, as well as training of personnel. In return, we are required to operate franchised hotels consistent with the applicable brand standards.

        Our franchise agreements require that we pay a 5% royalty fee on gross room revenue. The term of the franchise agreements is through 2038, subject to one renewal of ten years, at our option, subject to certain conditions. There are penalties for early termination. For the three months ended June 30, 2020 and 2019, our royalty fee expense was $4 million and $11 million, respectively. For the six months ended June 30, 2020 and 2019, our royalty fee expense was $11 million and $21 million, respectively. LQ Franchising has deferred the payment of the royalty and certain other franchise fees for March through May 2020 (interest-free) until September 1, 2020, due to the impact of the COVID-19 pandemic.

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        In addition to the royalty fee, the franchise agreements include a reservation fee of 2% of gross room revenues, a marketing fee of 2.5% of gross room revenues, a loyalty program fee of 5% of eligible room night revenues, and other miscellaneous ancillary fees.  Reservation fees are included within rooms expense and the marketing fee and loyalty program fees are included within other departmental and support in the accompanying consolidated statements of operations.

        Our requirement to meet certain brand standards imposed by our franchisor includes requirements that we incur certain capital expenditures, generally ranging from $1,500 to $7,500 per hotel room (with various specific amounts within this range being applicable to different groups of our hotels) during a prescribed period generally ranging from two to eleven years. These amounts are over and above the capital expenditures we are required to make each year for recurring furniture, fixtures and equipment maintenance. However, these amounts that we are required to spend are subject to reduction, in varying degrees, by the amount of capital expenditures made for hotels in the applicable group over and above the capital expenditures required for the recurring maintenance in one or more years before receipt of the franchisor’s notice. The initial period during which the franchisor can notify us that we must make these capital expenditures is through 2028. At the franchisor’s discretion, subject to the franchise agreement provisions governing when such requirements may be imposed, the franchisor may provide a notice obligating us to meet those capital expenditure requirements generally within two to nine years of the notice. We expect to meet these requirements primarily through our recurring capital expenditure program. As of June 30, 2020, $15 million was held in lender escrows that can be used to fund these requirements. As a result of the impact of the COVID-19 pandemic, our franchisor has waived any brand standards that requires capital investment (except for health and safety standards) until January 1, 2021.

Litigation

        We are a party to a number of pending claims and lawsuits arising in the normal course of business. We do not consider our ultimate liability with respect to any such claims or lawsuits, or the aggregate of such claims and lawsuits, to be material in relation to our condensed consolidated financial condition, results of operations or our cash flows taken as a whole.

        We maintain general and other liability insurance; however, certain costs of defending lawsuits, such as those within the retention or insurance deductible amount, are not covered by or are only partially covered by insurance policies. We regularly evaluate our ultimate liability costs with respect to such claims and lawsuits. We accrue costs from litigation as they become probable and estimable.

Tax Contingencies

        We are subject to regular audits by federal and state tax authorities, which may result in additional tax liabilities. In 2018, La Quinta Holdings Inc. completed the distribution to its stockholders of all the then-outstanding shares of common stock of CorePoint Lodging Inc. following which we became an independent, self-administered, publicly traded company (the “Spin-Off”). Subsequently, La Quinta Holdings Inc. merged with Wyndham Hotels & Resorts, Inc. (“Wyndham”). Entities in existence prior to the Spin-Off are currently under audit by the IRS for tax years ended December 31, 2010 to 2013. We have agreed to indemnify Wyndham for any obligations and expenses arising from these IRS audits, including the legal and accounting defense expenses.

        In 2014, the IRS commenced a tax audit, primarily related to transfer pricing for internal rents charged by our prior REIT. Subsequently, we have supplied information to the IRS supporting our position. In November 2019, the IRS issued notices of proposed adjustments (“NOPA”, also known as a 30 Day Letter) proposing a redetermined rent adjustment resulting in approximately $138 million of additional federal taxes, attributable to tax years 2010 and 2011, exclusive of penalties and interest. Additionally, the November 2019 NOPA proposed an adjustment resulting in the loss of tax operating loss carryforwards generated in tax years 2006 through 2009. The adjustment to the tax operating loss carryforwards, measured at the tax rates enacted during the year of utilization and exclusive of penalties and interest, is $31 million.

        We responded to the IRS in disagreement with its NOPA in January 2020. In April 2020, the IRS responded in disagreement to our response. Due to the COVID-19 pandemic and IRS offices being temporarily closed, the transfer of the audit to IRS Appeals office has been delayed, and no date has been established for when it will be transferred to the IRS Appeals office and the appeals process will commence.

        We believe the IRS transfer pricing methodologies applied in the audits contain flaws and that the IRS proposed tax and adjustments are inconsistent with the U.S. federal tax laws. We have concluded that the positions reported on our tax returns under audit by the IRS are, based on their technical merits, more-likely-than-not to be sustained upon conclusion of the examination. Accordingly, as of June 30, 2020, we have not established any reserves related to this proposed adjustment or any other issues reflected on the returns under examination. If, however, we are unsuccessful in challenging the IRS, an excise tax would be imposed on the REIT related to the excess rent and we would be responsible for additional income taxes, interest and penalties, which could adversely affect our financial condition, results of operations and cash flow and the trading price of our common stock. Such adjustments could also give rise to additional state income taxes.

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Purchase Commitments

        As of June 30, 2020, we had approximately $23 million of purchase commitments related to certain continuing redevelopment and renovation projects and other hotel service contracts in the ordinary course of business. Approximately $18 million of this amount relates to long-term hotel service contracts payable over approximately four years.

Lease Commitments

        As a lessee, our arrangements are primarily ground leases for certain of our hotels. These ground leases generally include base rents, which may be reset based on inflation indexes or pre-established increases, contingent rents based upon the respective hotel’s revenues, and reimbursement or primary responsibility for related real estate taxes and insurance expenses. The initial base terms for the leases are generally in excess of 25 years, with initial term maturities occurring between 2022 and 2096. Many of these arrangements also contain renewal options at the conclusion of the initial lease term, generally at fair value or pre-set amounts.  Our other operating leases primarily relate to our corporate office.

        The contractual maturity analysis of all of our operating lease liabilities on an undiscounted basis as of June 30, 2020 is as follows (in millions):

Year	Amount
2020 (remaining six months)	$	2
2021	3
2022	3
2023	3
2024	3
2025	2
Thereafter	58
	$	74

        The difference between the undiscounted contractual payments of $74 million above and the June 30, 2020 operating lease liabilities of $24 million (included in our “other liabilities”) is the present value of imputed interest. Contractual payments include base rents that have been contractually reset based on inflation indexes as of June 30, 2020.

        We had no rent expense for the three months ended June 30, 2020 and $1 million of rent expense for the three months ended June 30, 2019. For the six months ended June 30, 2020, total rent expense was $1 million, as compared to $2 million for the six months ended June 30, 2019. Differences between amounts expensed and cash paid were not significant. Rent expense is included in property tax, insurance and other expenses in our condensed consolidated statement of operations.

Post-employment Benefits

        We have entered into severance plans with all executives and other employees. New employees are added at their date of employment. The plans include salary continuation, severance benefits, continuation of health care coverage and other supplemental post-employment benefits, all which vary depending on the employee’s position and apply where there is termination without cause. We had no expenses related to these severance plans in the three or six months ended June 30, 2020. During the three and six months ended June 30, 2019, we incurred $6 million of corporate general and administrative expense related to these severance plans.

9.  Equity

        On March 21, 2019, our board of directors authorized a $50 million share repurchase program. Under the share repurchase program, we may purchase common stock in the open market, in privately negotiated transactions or in such other manner as determined by us, including through repurchase plans complying with the rules and regulations of the SEC. The share repurchase program does not obligate us to repurchase any dollar amount or number of shares of common stock and the program may be suspended or discontinued at any time. Effective with the May 2020 amendment to our Revolving Facility, our Revolver Credit Agreement restricts us from making any purchases at this time. Accordingly, we have temporarily suspended purchases under the share repurchase program and no shares have been acquired in 2020. During the six months ended June 30, 2019, we acquired 2.1 million shares at a weighted average cost per share of $11.70 under the share repurchase program.

        In April 2020, our board of directors suspended the common stock dividend for the second quarter of 2020 and for the remainder of the year. In addition, effective with the May 2020 amendment to our Revolving Facility, the Revolver Credit Agreement

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restricts our ability to pay cash dividends on our common stock unless required to meet REIT federal income tax requirements. Our board of directors will reassess at the end of the year any additional common dividend amount that may be declared and paid for 2020.

10.  Revenues

        Revenues for the three and six months ended June 30, 2020 and 2019 are comprised of the following components (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Operating lease revenues:
Rooms	$	70	$	215	$	213	$	419
Other	1		2		2		3
Total lease revenues	71		217		215		422
Customer revenues	1		2		3		5
Total revenues	$	72	$	219	$	218	$	427

        Operating lease revenues other primarily include lease arrangements for restaurants, billboards and cell towers. Customer revenues, which are classified within other revenues, generally relate to amounts generated by the incidental support of the hotel operations, including service fees, parking and food. For both of the three and six month periods ended June 30, 2020 and 2019, we had an insignificant amount of variable lease revenue.

        During the three months ended June 30, 2020, up to 30 hotels with approximately 3,700 rooms were temporarily not accepting transient guests or most other reservations for a period of time in response to the COVID-19 pandemic and various travel restrictions. As of June 30, 2020, only one hotel remained effectively closed to reservations. As of the date of this filing, this hotel has resumed accepting transient guests and reservations. As we considered these suspensions temporary, these hotels were classified as operating for all periods presented.

11.  Equity-Based Compensation

        Our 2018 Omnibus Incentive Plan (the “Plan”), authorizes the grant of restricted stock awards (“RSAs”), restricted stock units (“RSUs”), Performance Stock Units (“PSUs”) non-qualified and incentive stock options, dividend equivalents, and other stock-based awards. A total of eight million shares of common stock has been authorized for issuance under the Plan and approximately five million shares of common stock were available for issuance as of June 30, 2020.

        The RSAs and RSUs are time-based and are not subject to future performance targets. The RSAs generally vest over one to three years. The RSUs generally vest over one to two years, with certain RSUs vesting immediately upon grant. RSAs and RSUs are initially recorded at the market price of our common stock at the time of the grant. The PSUs are subject to performance-based vesting, where the ultimate award is based on the achievement of established performance targets, generally over two to three years. As of June 30, 2020, these performance targets relate to relative and absolute total shareholder returns, as defined, which are treated as market-based conditions. Accordingly, these market-based PSUs are recorded at the fair value of the award using a Monte Carlo simulation valuation model. RSAs, RSUs and PSUs are subject to accelerated vesting in the event of certain defined events. For the three months ended June 30, 2020, and 2019, we recognized $3 million and $4 million of equity-based compensation expense, respectively. For the six month periods ended June 30, 2020, and 2019, we recognized $5 million and $6 million of equity-based compensation expense, respectively.

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        The following table summarizes the activity of our RSAs, RSUs, and PSUs during the six months ended June 30, 2020 and 2019:

	RSAs			PSUs			RSUs
	Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value
Outstanding at January 1, 2020	653,790	$	20.30	368,969	$	6.99	5,072	$	6.05
Granted	919,106	$	3.88	979,482	$	5.42	240,269	$	4.19
Converted	(67,637)	$	13.06	—	$	—	(4,787)	$	6.06
Outstanding at June 30, 2020 (1)	1,505,259	$	10.60	1,348,451	$	5.85	240,554	$	4.19

__________

(1) As of June 30, 2020, no outstanding RSAs and PSUs were vested. As of June 30, 2020, 36,523 outstanding RSUs were vested.

	RSAs			PSUs			RSUs
	Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value
Outstanding at January 1, 2019	884,068	$	20.50	—	$	—	14,624	$	5.77
Granted	428,865	$	11.04	447,527	$	6.99	478	$	12.49
Converted	(245,601)	$	15.37	—	$	—	(9,611)	$	6.04
Forfeited	(51,540)	$	15.61	(73,694)	$	6.99	—	$	—
Outstanding at June 30, 2019 (1)	1,015,792	$	17.99	373,833	$	6.99	5,491	$	5.89

__________

(1) As of June 30, 2019, no outstanding RSAs, PSUs or RSUs were vested.

        RSAs are included in amounts for issued and outstanding common stock but are excluded in the computation of basic earnings (loss) per share.

12. Income Taxes

        The following table presents our income tax benefit (expense) for the six months ended June 30, 2020 and 2019 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Current tax benefit (expense)	$	—	$	(2)	$	4	$	(7)
Deferred tax benefit (expense)	1		1		(1)		1
Total income tax benefit (expense)	$	1	$	(1)	$	3	$	(6)

        The provision for income taxes for both periods differs from the statutory federal tax rate of 21%, due to the impact of our REIT election, accelerated deductions for certain real estate expenditures and state income taxes. 

13.  Fair Value Measurements

        Fair value, as defined by GAAP, is a market-based measurement, not an entity-specific measurement.  Therefore, a fair value measurement should be determined based on the assumptions that market participants would use in pricing an asset or liability.  As a basis for considering market participant assumptions in fair value measurements, a fair value hierarchy that distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity (observable inputs that are classified within Levels 1 and 2 of the hierarchy) and the reporting entity’s own assumptions about market participant assumptions (unobservable inputs classified within Level 3 of the hierarchy) has been established.

Assets and Liabilities Measured at Fair Value on a Recurring Basis

        We use interest rate cap arrangements with financial institutions to manage our exposure to interest rate changes for our loans that utilize floating interest rates. As of June 30, 2020, we had three interest rate caps with an aggregate notional value of $2 billion that terminate between July 2020 through June 2021. The fair value of these interest rate caps was less than $0.1 million.

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Assets and Liabilities Measured at Fair Value on a Nonrecurring Basis

        We have recorded non-cash impairment losses related to the reduction in the fair value of certain of our real estate investment and long-lived assets. The impairment losses in 2020 related to lower valuation of certain of our properties due to the ongoing impact of the COVID-19 pandemic on the lodging industry and final disposal costs related to a property previously impaired in 2019. The impairment losses in 2019 related to changes in management’s estimate of the intended holding periods for certain of our hotels. Our process to estimate the fair value of an asset involves using the sales price of an executed sales agreement, which would be considered a Level 2 assumption within the fair value hierarchy. To the extent that this type of third-party information is unavailable, we estimated revenue multiples that we believe would be used by a third-party market participant in estimating the fair value of an asset. This is considered a Level 3 assumption within the fair value hierarchy.

        The following table summarizes the assets which were measured at fair value and impaired for the six months ended June 30, 2020 and the year ended December 31, 2019 (in millions): 

			Basis of Fair Value Measurements
	Fair Value of Assets at Impairment		Quoted Prices in Active Market for Identical Items (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3) (1)		Total Losses
For the six months ended June 30, 2020
Real estate (2)	$	310	$	—	$	7	$	303	$	52
For the year ended December 31, 2019
Real estate	$	299	$	—	$	31	$	268	$	138
Right of use assets	$	22	$	—	$	—	$	22	$	3

 ____________________

(1)  The Level 3 unobservable inputs consist of internally developed cash flow models and fair value estimates that included projections of revenues, expenses and capital expenditures and market valuations based on multiples of revenue generally ranging from 2.0x to 3.0x. These assumptions were based on trends and comparable transactions in the lodging industry; our historical data and experience; our budgets, including those prepared by our third-party hotel manager; lodging industry valuation trends; and micro- and macro-economic trends and projections. Our estimated fair values also considered factors related to our franchise and management agreements, requirements to meet certain brand standards and other potential costs to be incurred during our projected holding period.

(2) Total losses exclude impairments on disposed assets because they are no longer held by us.

Financial Instruments Not Reported at Fair Value 

        For those financial instruments not carried at fair value, the carrying amount and estimated fair values of our financial assets and liabilities were as follows as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020				December 31, 2019
	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Debt - CMBS Facility(1)(2)	$	851	$	814	$	921	$	921
Debt - Revolving Facility(1)(2)	$	110	$	104	$	—	$	—
Mandatorily redeemable preferred shares(1)	$	15	$	14	$	15	$	15

 ____________________

(1)Classified as Level 3 under the fair value hierarchy.

(2)Carrying amount excludes deferred financing costs, net of $6 million as of December 31, 2019. Deferred financing costs, net at June 30, 2020 are less than $1 million.

        We estimate the fair value of our debt and mandatorily redeemable preferred stock by using risk adjusted discounted cash flow analysis and current market inputs for similar types of arrangements. For the fair values as of June 30, 2020, we also included market inputs related to the COVID-19 pandemic, primarily higher required interest rates and decreased discounted cash flow projections. Fluctuations in these assumptions, including changes in market assessments related to the COVID-19 financial effects, will result in different estimates of fair value.

        We believe the carrying amounts of our cash and cash equivalents, accounts receivable and lender and other escrows, and other liabilities approximate fair value as of June 30, 2020 and December 31, 2019, due to their short-term nature.

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14.  Supplemental Disclosures of Cash Flow Information

        The following table presents the supplemental cash flow information for the six months ended June 30, 2020 and 2019 (in millions):

	Six Months Ended June 30,
	2020		2019
Supplemental disclosure of cash flow information:
Interest paid during the period	$	20	$	28
Income taxes paid during the period, net of refunds	$	—	$	1
Non-cash investing and financing activities:
Capital expenditures included in accounts payable and accrued expenses	$	2	$	6
Transfer of real estate from construction in progress to operating real estate	$	—	$	9
Dividends payable on common stock	$	—	$	11
Recognition of right of use operating lease assets and operating lease liabilities	$	—	$	28
Financing of insurance	$	11	$	14
Escrowed casualty insurance proceeds	$	—	$	4

15. Related Party Transactions

        As of June 30, 2020, affiliates of The Blackstone Group Inc. (“Blackstone”) beneficially owned approximately 30% of our outstanding shares of common stock and held horizontal risk retention certificates issued by the trust that holds our CMBS Facility indebtedness (“Class HRR Certificates”). As of June 30, 2020 and December 31, 2019, the portion of our CMBS Facility outstanding balance that correlates to the Class HRR Certificates was $81 million and $88 million, respectively. Total interest payments made to Blackstone as a holder of such Class HRR Certificates for the three months ended June 30, 2020 and 2019 were $1 million and $2 million, respectively. Total interest payments made to Blackstone as a holder of such Class HRR Certificates for the six months ended June 30, 2020 and 2019 were $2 million and $3 million, respectively.

16.  Subsequent Events

        Subsequent to June 30, 2020, we sold, in separate transactions, ten operating hotels for gross sales price of $51 million, recognizing an estimated gain on sales of approximately $15 million. As of June 30, 2020, none of these hotels were classified as assets held for sale because they did not meet the accounting criteria established for such classification. We used $44 million of the net sales proceeds to pay down the principal of the CMBS Facility.

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Item 2.  Management’s Discussion and Analysis of Financial Condition and Results of Operations

        This Management’s Discussion and Analysis of Financial Condition and Results of Operations (“MD&A”) is intended to help provide an understanding of our business and results of operations. This MD&A should be read in conjunction with our unaudited condensed consolidated financial statements and the related notes thereto included elsewhere in this Quarterly Report on Form 10-Q. This report, including the following MD&A, contains forward-looking statements regarding future events or trends that should be read in conjunction with the factors described under “Special Note Regarding Forward-Looking Statements” above in this Quarterly Report on Form 10-Q and “Risk Factors” in our Annual Report on Form 10-K for the fiscal year ended December 31, 2019 (“Annual Report on Form 10-K”) and this Quarterly Report on Form 10-Q. Actual results may differ materially from those projected in such statements as a result of the factors described under “Special Note Regarding Forward-Looking Statements” and in “Risk Factors” in our Annual Report on Form 10-K and this Quarterly Report on Form 10-Q.

Overview

Our Business

        CorePoint is a leading owner in the midscale and upper midscale select service hotel segments, all under the La Quinta brand. Our portfolio, as of June 30, 2020, consisted of 240 hotels representing approximately 31,400 rooms across 40 states in locations in or near employment centers, airports, and major travel thoroughfares. All but one of our hotels is wholly owned. We primarily derive our revenues from our select service hotel operations, with approximately 98% of our revenues derived from daily room rentals.

        Generally, our hotels include the land, related easements and rights, buildings, improvements, furniture, fixtures and equipment. As of June 30, 2020, we have 15 hotels located on land leased by us pursuant to ground leases with third parties.

Impact of the COVID-19 Pandemic

        Due to the ongoing COVID-19 pandemic in the U. S. and internationally, most businesses have canceled conferences and travel plans and have required employees to work from home. Many local and federal governments have issued travel and shelter in place advisories, closed non-essential businesses, canceled large scale public events and closed schools. Beginning in late February 2020, we have experienced decreased occupancy and revenue throughout our portfolio, which has resulted in lost profits and decreased liquidity.

        In response to the COVID-19 pandemic and related travel restrictions, we began to evaluate the operating effects on our hotels. As a result, beginning in late March, we suspended the acceptance of transient guests and most reservations for 30 hotels. As of June 30, 2020, only one hotel remained effectively closed to reservations. As of the date of this filing, this hotel has resumed accepting transient guests and reservations.

We believe we realized our low point for occupancy in mid-April at less than 15% occupancy for the entire portfolio, including suspended hotels. Since then, we have had a gradual improvement reaching occupancy for the entire portfolio of 40% to 50% on a consistent basis, with a peak of approximately 60% for certain days in June 2020, compared to a peak of approximately 80% in June 2019. Primarily as a result of the reduced occupancy, our total revenue for our Comparable Hotels (as defined below) for the three months ended June 30, 2020 was down 63% from the same period in 2019. For July 2020, our occupancy for the comparable portfolio was 53%. However, during July, certain cities have experienced increased COVID-19 infection rates, which have or may result in increased restrictions on businesses and travelers. Accordingly, we are unable to predict whether these trends will continue.

The following table provides information about the trends in average comparable occupancy, ADR and RevPAR we have experienced over the last several months as compared to prior year. Comparable Hotels include 233 hotels for April, May and June. The number of Comparable Hotels for July has been reduced to 225 hotels to reflect the sale of eight hotels that occurred in July.

	2020			2019
	Comparable Occupancy	Comparable ADR	Comparable RevPAR	Comparable Occupancy	Comparable ADR	Comparable RevPAR
April	20.9%	$65.30	$13.66	70.3%	$90.30	$63.50
May	37.9%	$64.75	$24.52	69.0%	$90.67	$62.54
June	50.4%	$67.91	$34.25	73.4%	$91.75	$67.30
July	53.0%	$70.85	$37.52	72.0%	$96.01	$69.10

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While the COVID-19 pandemic has adversely affected our occupancy, we believe our hotel portfolio has generally performed better compared to the lodging industry in general, primarily in relation to full service hotels in urban or resort destination areas, and specifically related to our focus on limited service chain scale hotels. We believe this is due to current traveler preferences for limited service hotels, away from urban areas and located near drive to destinations with convenient interstate access. We also believe many of our hotels are benefiting from full or partial closures of competing hotels, which require a higher minimum occupancy to cover higher variable costs. Our limited service hotels can operate and cover variable expenses at lower minimum occupancy. We cannot predict how long and to what degree we will retain this competitive advantage as travelers respond to the COVID-19 pandemic. If traveler preferences change or competing lodging facilities reopen, our competitive position may change.

In addition to reservation suspensions, we also took actions to reduce portions of our operating expenses, primarily related to hotel labor, supplies and maintenance. After reductions in our labor model, including suspending room cleaning during a guest’s multi-day stay and reduced front desk and maintenance staff, our hotel labor expenses for the three months ended June 30, 2020 were $23 million as compared to $54 million for the three months ended June 30, 2019. We also suspended breakfast services and deferred non-health or safety maintenance expenditures. These expense savings were marginally offset by additional cleaning expenses and supplies and costs of furloughing hotel employees. Since our management and royalty fees are tied to revenue, these management and royalty fee expenses decreased 67% for the three months ended June 30, 2020 from the same period in 2019. However, we are still obligated to pay certain other operating expenses not specifically related to revenues or our level of operations. These primarily include real estate taxes, fixed portions of our franchise costs, rent and other fixed expenses. Accordingly, for the three months ended June 30, 2020 our direct hotel operating expenses (operating expenses including rooms, other departmental and support, property tax, insurance, and management and royalty fees) were $77 million, or 107% of revenue, compared to $170 million, or 78% of revenue for the three months ended June 30, 2019. While we are in discussions with relevant counterparties to defer or abate some these expenses, we have not yet been able to significantly reduce these costs. For example, real estate taxes, barring governmental action, require a valuation appeal and consent before expense reductions can be realized. There can be no assurance that any significant additional concessions can be achieved.

In mid-March, we also began taking aggressive steps at the corporate level to control costs and preserve capital to mitigate the ongoing operational and financial impact in response to the COVID-19 pandemic. These initiatives included drawing $110 million from our Revolving Facility to further enhance our cash liquidity position, suspending our common stock dividend, restricting corporate travel and deferring all non-essential operating expenses and capital expenditures. Beginning in April 2020, we are paying our board of directors’ fees in deferred restricted stock units and 25% of our chief executive officer’s base salary in shares of restricted stock. We also are deferring payment of our royalty and franchise fees for March, April and May 2020 to September 2020 and portions of our ground lease payments until later in 2020.

As a result of the operating disruptions of the COVID-19 pandemic, we have been experiencing a net operating cash deficit. For the three months ended June 30, 2020, we had a decrease in our total cash and cash equivalents of $40 million, which included a common stock dividend of $11 million paid in April 2020. Our board of directors has suspended future common stock dividends for the remainder of 2020. We had a net cash from operating activities deficit of $25 million for the three months ended June 30, 2020, as compared to net cash provided by operating activities of $31 million for the three months ended June 30, 2019. The $25 million net cash deficit from operating activities for the three months ended June 30, 2020 included approximately $16 million of cash used for our hotel operations (net of interest and general and administrative expenses) and approximately $9 million of timing of receipts and payments from our working capital assets and liabilities. In addition, during the second quarter we used $5 million for capital expenditures. While our second quarter cash flows were generally in line with our expectations, our operating cash deficit related to hotel operations primarily related to April and May 2020, as occupancy and operating performance improved to providing positive operating cash from our hotel operations in June 2020. For the month of June 2020, our net operating cash provided by hotel operations was $3 million, offset by net operating cash deficits related to interest expense of $3 million and corporate general and administrative expenses of $1 million. In addition during June 2020, we had capital expenditures of $2 million. We believe July 2020 operations were generally in line with June. However, our second quarter cash operating activity has benefited from our franchisor’s deferral of certain fee payments to September 2020. We currently project that this September fee payment will be approximately $11 million. Also beginning in August 2020 and through December 2020, we will have scheduled Revolving Facility principal payments of $5 million per month. We expect future operations will continue to be affected by ongoing disruptions due to the COVID-19 pandemic, including the degree of business and consumer travel, and the timing and degree of resumption of other activities, including schools, colleges, sporting events, special events and conferences. Historically, after Labor Day and through the winter we have experienced lower operating levels than during the summer. We are not able to project whether this trend will continue for 2020 or to what magnitude. Accordingly, we are not able to provide assurance as to our cash flow from operations after July, and beginning in August 2020 we may resume declines in cash flow from operations which may extend through the first quarter of 2021.

        For the six months ended June 30, 2020 we recorded an impairment loss of $54 million, primarily due to lower valuation of certain of our properties related to the operational, financing and investment impact of the COVID-19 pandemic on the lodging industry. In connection with our impairment analyses, we considered market information related to the operations and valuations of

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our hotels, including our recent hotel sales and other similar hotels under contract for sale. We will continue to monitor events and changes in circumstances related to our real estate assets, including updated COVID-19 pandemic data and analysis related to our operations, fair value and cash flow assumptions, that may indicate that the carrying amounts of our real estate assets may not be recoverable. Those changes in circumstances and analysis may result in impairment losses in future periods.  

        The resulting disruption to our operations has affected and may continue to affect our compliance with debt financial covenants and other financial metrics in our loan agreements. On May 19, 2020, we entered into an amendment to the credit agreement governing our Revolving Facility (the “Revolver Credit Agreement Amendment”) that included, among other things, the elimination of certain financial covenants and the addition of new guarantors, liquidity maintenance covenant and restrictions on new debt and increased debt service over the remaining term. Due to our failure to satisfy certain financial metrics under our Revolving Facility as amended, our lenders under the Revolving Facility currently have rights to control the disbursement of hotel operating cash receipts (generally referred to as a “Revolving Facility cash trap”). During a Revolving Facility cash trap, we may not be able to have funds available from our hotel operations to pay dividends or meet other corporate level obligations. The outstanding debt under the Revolving Facility is currently $110 million. The Revolving Facility has scheduled monthly principal payments of $5 million for August 2020 to December 2020, with a final maturity in May 2021. Disruptions to our operations have also resulted in an increase in our Series A Preferred Stock dividend rate from 13% to 15% effective July 1, 2020. (See Note 5. “Debt” and Note 6. “Mandatorily Redeemable Preferred Shares” to our Condensed Consolidated Financial Statements for additional information related to the Revolver Credit Agreement Amendment and Series A Preferred Stock.)

        The disruption to our operations may also negatively affect our other debt in the near term. The possible effects include unfavorable borrowing terms on any near-term financings or refinancings (to the extent permitted at all under our existing debt agreements) and higher dividend rates on our preferred stock, all of which would increase our debt and equity cost of capital. These situations may also affect our hotel operating vendor relationships, which may result in less favorable payment terms or loss of service providers. To date, there have not been any significant disruptions in essential services and we currently do not expect any disruptions with our service providers or our supply chain.

We will also evaluate other debt and equity sources. There is no assurance that these other sources will be available to us or at costs consistent with our existing capital structure, or that we would be permitted under our existing debt agreements to avail ourselves of such sources. We have evaluated the financial assistance programs as provided by Congress, particularly the Coronavirus Aid, Relief, and Economic Security Act (“CARES Act”) and currently believe we are not eligible, or the programs would not provide significant benefits to us. However, as our economic factors change or as new financial assistance programs are enacted or clarified, we may decide to pursue such programs. We have filed an insurance claim for business interruption losses related to the COVID-19 pandemic. Given the contractual uncertainty of those claims, we cannot provide any assessment of whether such claims are realizable.

        The impact from the COVID-19 pandemic on our future results could be significant and will largely depend on future developments, which we cannot accurately predict, including new information which may emerge concerning the severity of the COVID-19 pandemic, the success of actions taken to contain or treat COVID-19, and reactions by consumers, businesses, governmental entities and capital markets.

        See discussions below in “Results of Operations” and “Liquidity and Capital Resources” for additional information on our operations, debt and liquidity.

Non-Core Hotel Disposition Strategy

        Our strategy has identified opportunities to dispose of our lower performing hotels. At December 31, 2019 we identified 166 non-core hotels subject to our non-core disposition strategy. These hotels are generally older and have lower RevPAR (defined below) and higher capital expenditure requirements. We will seek to sell those assets generally over the next two years.

        As of June 30, 2020 we have sold 30 of these hotels, for gross consideration of $129 million, with seven sold during the three months ended June 30, 2020 for gross consideration of $29 million. In addition, one hotel was disposed by returning the property to the ground lessor at the end of the lease term in June 2020. Subsequent to June 30, 2020, an additional ten operating hotels were sold, for gross consideration of $51 million. As these hotels were among our lowest performing hotels, we believe these dispositions will positively impact portfolio RevPAR and gross margin. Further, as the net sales proceeds were substantially used to retire portions of our existing debt, these dispositions will reduce interest expense. We expect to also benefit from no longer incurring capital expenditures for the disposed hotels, increasing the availability of liquidity for other uses. See “Part I-Item 1A. Risk Factors - Risks Related to Our Business and Industry - We face various risks posed by our disposition activities as well as our acquisition, redevelopment, repositioning, renovation and re-branding activities.” in our Annual Report on Form 10-K.

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 Certain historical information related to the 30 operating hotels sold during the six months ended June 30, 2020 is presented in the table below. Due to the disruptions to reported amounts from the COVID-19 pandemic, we have provided metrics based on 2019 annual amounts. We believe the 2019 annual amounts provide a metric that may be more comparable to historical metrics. As the COVID-19 pandemic continues over a longer period, these metrics as well as the number of hotel sales may be affected (amounts in millions, except for RevPAR).

	Amount (1)		Sales Metrics (1)
Revenues (2)	$	48.8	2.7x
RevPAR (3)	$	38.49	N/A
Hotel Adjusted EBITDAre (4)	$	4.8	27.1x
FFO (5)	$	2.7	4.6	%
Capital expenditures	$	2.7	N/A

____________________ 

(1)Hotel Adjusted EBITDAre and FFO are non-GAAP financial measures. See “Non-GAAP Financial Measures” below for definitions and limitations of these terms. The related “Sales Metrics,” which are common in the lodging industry in evaluating dispositions, as further defined below, are referred to as the revenue multiple, EBITDAre multiple and FFO yield. Amounts presented are the aggregated amounts and for Sales Metrics are based on a weighted average for each category using unrounded dollar amounts.

(2)The Revenue Sales Metric referred to as the revenue multiple, calculated as the gross sales price divided by such revenues. Closing costs and other costs due from the sale have averaged approximately 10% of the gross sales price.

(3)Our weighted average Comparable Hotel RevPAR for the year ended December 31, 2019 was $58.75.

(4)The Sales Metric referred to as the Hotel Adjusted EBITDAre multiple is calculated as gross sales price divided by such calculated Hotel Adjusted EBITDAre.

(5)The FFO amount includes the related annualized interest expense based on the actual debt principal paid down for each hotel sale using the June 30, 2020 interest rate of 2.91%. The FFO amount includes only directly associated hotel expenses and does not include any allocated general and administrative or other corporate expenses. The Sales Metric referred to as FFO yield is calculated as such calculated FFO divided by the gross sales price less the actual debt principal paid down.

        As noted, the statistics above reflect the 2019 annual amounts. More current data would likely result in lower absolute amounts and higher multiples and yields as a result of the COVID-19 pandemic effects on hotel operations.

There can be no assurance as to the timing of any future sales, whether any approvals required under applicable franchise agreements will be obtained or upon what terms, whether such sales will be completed at all, or, if completed, their effect on our future results. Beginning in the second quarter of 2020, we have experienced a slowing in hotel sales due to COVID-19 pandemic disruptions. To date, these disruptions appear to be related to availability of purchaser financing, primarily related to the Small Business Administration (“SBA”), as the SBA is the primary agency administering CARES Act lending. As discussed above, we anticipated the disposition program would extend over two years; however, this period may be extended depending on market conditions and lending activity. Further, the sales closed to date have been on substantially similar terms and pricing as previously experienced in 2019. However, we may consider alternative terms in the future, including seller financing and limited price adjustments to attract qualified buyers on a timely basis. In addition, disruptions related to the COVID-19 pandemic may affect our ability to achieve our projected sales price, result in other delays in completing sales transactions or adversely affect other terms.

Hotel Capital Investment

        During the six months ended June 30, 2020, we invested approximately $14 million in capital investments in our hotels. Approximately $4 million related to hurricane restoration costs from prior year storms and other casualties. We anticipate an additional approximate $4 million during 2020 for the completion of prior years’ hurricane repair work. We expect a substantial portion of these costs to be reimbursed by insurance. The remaining capital investments related to recurring maintenance and upgrade capital expenditures to our hotel properties. These represent approximately 5% of revenues for the first six months of 2020. We generally expect these capital expenditures to fall within a range of 5% to 10% of annual revenues, with quarterly variances due to seasonality of revenues and timing of capital expenditures. Due to the COVID-19 pandemic, we have and expect to continue to defer elective capital expenditures, with the exception of life safety or critical operational needs, until operations stabilize. Exclusive of hurricane and other casualty expenditures, our capital expenditures for the six months ended June 30, 2020 were approximately $10 million, a decrease of approximately 70% from the same period in 2019. Deferring capital expenditures may result in additional maintenance expenses when operations begin to improve and higher capital expenditures in future periods. Further, to the extent we are able to complete the dispositions of hotels, we anticipate that our total recurring maintenance and upgrade capital expenditures will decline on an absolute basis.

Share Repurchase Program

        On March 21, 2019, our board of directors authorized a $50 million share repurchase program. Under the program, we may purchase common stock in the open market, in privately negotiated transactions or in such other manner as determined by it, including through repurchase plans complying with the rules and regulations of the SEC. The amount and timing of any repurchases made under the share repurchase program will depend on a variety of factors, including available liquidity, cash flow and market conditions. The

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share repurchase program does not obligate us to repurchase any dollar amount or number of shares of common stock and the program may be suspended or discontinued at any time. No shares have been acquired in 2020 under the share repurchase program. Our Revolver Credit Agreement, as amended, restricts our ability to repurchase additional shares.

Seasonality

        The hotel industry is seasonal in nature. Generally, our revenues are greater in the second and third quarters than in the first and fourth quarters. The timing of holidays, local special events and weekends can also impact our quarterly results. The periods during which our properties experience higher revenues may depend on specific locations and accordingly may vary from property to property. This seasonality can be expected to cause quarterly fluctuations in revenue, profit margin, net earnings and cash provided by operating activities. Additionally, our quarterly results may be seasonally affected by the timing of certain of our marketing production and maintenance expenditures. In addition, certain of our manager and franchisor fees are based on revenues which, as noted above, vary by season. Further, the impact of disruptions due to the COVID-19 pandemic, the timing of opening of newly constructed or renovated hotels and the timing of any hotel acquisitions or dispositions may cause a variation of revenue and earnings from quarter to quarter. Accordingly, our results for any partial period may not be indicative of our full year results or trends.

        Further, the timing of the COVID-19 pandemic may result in disruptions to our operations during what has historically been our peak revenue, profitability and cash flow period. If the COVID-19 pandemic continues through the summer period, we could lose the potential for these higher earnings and cash flow providing periods and have less liquidity to support operations for the fourth quarter of 2020 and first quarter of 2021, which have historically been nominally profitable and lower in providing cash flow.

Segment Reporting

        Our hotel investments have similar economic characteristics and our service offerings and delivery of services are provided in a similar manner, using the same types of facilities and similar technologies. Our chief operating decision maker reviews our financial information on an aggregated basis.  As a result, we have concluded that we have one reportable business segment.

Inflation

        We do not believe that inflation had a material effect on our business during the three and six months ended June 30, 2020 or 2019 due to low inflation rates, both nationally and in the primary local markets of our hotels. Although we believe that increases in the rate of inflation will generally result in comparable increases in hotel room rates and operating expenses, severe inflation could contribute to a slowing of the U.S. economy. Such a slowdown could result in a reduction in room rates and occupancy levels, negatively impacting our revenues and net income. Further, to the extent that inflation is correlated with higher interest rates, our borrowing costs on our floating rate debt or new debt placements could be higher.

        The COVID-19 pandemic to date has generally been deflative, particularly related to energy prices. If the pandemic pushes the U.S. into a recession, that may also result in lower labor and commodity prices. To date we have not observed significant supply constraints and price adjustments; however, if manufacturing supply is curtailed, there could be exposure to selective price increases.

Key components and factors affecting our results of operations

Revenues

        Room revenues are primarily derived from room lease rentals at our hotels.  We recognize room revenues on a daily basis, based on an agreed-upon daily rate, after the guest has stayed at one of our hotels.  Customer incentive discounts, cash rebates, and refunds are recognized as a reduction of room revenues.  Occupancy, hotel, and sales taxes collected from customers and remitted to the taxing authorities are excluded from revenues in our condensed consolidated statements of operations.

Principal Components of Revenues

        Rooms. These revenues represent room lease rentals at our hotels and account for a substantial majority of our total revenue.

        Other revenue. These revenues represent revenue generated by the incidental support of operations at our hotels, including charges to guests for vending commissions, meeting and banquet rooms, and other rental income from operating leases associated with leasing space for restaurants, billboards and cell towers.

Factors Affecting our Revenues

        Hotel dispositions. As noted above, we continue to evaluate dispositions of our under-performing hotels. As hotels are sold, our revenues will decrease. We sold or disposed of 31 operating hotels during the six months ended June 30, 2020, and we sold 42

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operating hotels in 2019.  The revenue from these sold or disposed hotels was $6 million and $60 million, for the six months ended June 30, 2020 and 2019, respectively.

        Customer demand. Our customer mix includes both leisure travelers and business travelers. Customer demand for our products and services is closely linked to the performance of the general economy on both a national and regional basis and is sensitive to business and personal discretionary spending levels. As a result of the COVID-19 pandemic, particularly as a result of local governments restricting business operations, restrictions due to shelter in place orders and domestic and international travel limitations, leisure and business travel lodging demand has substantially decreased. We are pursuing additional customers, including health workers, first responders and not for profit entities; however, these are unlikely to fully replace our historical customer base. Accordingly, we believe our customer demand will be highly dependent on the timing and application of the elimination of local government business restrictions, shelter in place orders and the degree that leisure and business travel rebounds once those restrictions are lifted.

        Supply. New room supply is an important factor that can affect the lodging industry’s performance.  Room rates and occupancy, and thus RevPAR, tend to increase when demand growth exceeds supply growth and decline when supply growth exceeds demand growth.  We expect that the COVID-19 pandemic will reduce new supply coming into our markets, at least in the near term. The lodging industry in total may actually experience negative absorption, as some portion of the existing hotel stock may be taken out of operation.

        Age and amenities. Newly constructed or remodeled hotels generally will drive higher room rates and occupancy than older properties with deferred maintenance. Similarly, hotels with greater and more current amenities, which are in demand by customers, will also be able to achieve higher room rates and occupancy. The average age of our hotels is approximately 30 years.

Expenses

Principal Components of Certain Expenses

        Rooms. These expenses include hotel operating expenses of housekeeping, reservation systems (per our franchise agreements), room and breakfast supplies and front desk costs.

        Other departmental and support. These expenses include expenses that constitute non-room operating expenses, including breakfast offerings, parking, telecommunications, on-site administrative labor, sales and marketing, loyalty program, recurring repairs and maintenance and utility expenses.

        Property tax, insurance and other. These expenses consist primarily of real and personal property taxes, other local taxes, ground rent, equipment rent and insurance.

        Management and royalty fees. Management and royalty fees represent fees paid to third parties and are computed as a percentage of revenues.  

Factors Affecting our Costs and Expenses

        Variable expenses. Expenses associated with our room expenses are mainly affected by occupancy and correlate closely with their respective revenues.  Housekeeping labor, travel agency commissions and consumable supplies are most clearly associated with occupancy. Regarding travel agency commissions, actual charges depend on our revenue channel distribution mix. For the six months ended June 30, 2020, online travel agencies represented approximately 35% of our revenue channel mix. However, during the COVID-19 pandemic we are observing a shift in revenue channel distribution mix from on-line to property direct, including walk-in, which are generally at lower or no commission expense. Our management and royalty fees are also primarily driven by our level of gross revenues or room revenues. For the three and six months ended June 30, 2020, management fees represent 5% of total gross revenue and royalty fees represent 5% of our room revenues. In response to the COVID-19 pandemic, we have implemented programs to reduce labor and consumable supplies (including eliminated or reduced breakfast offerings), and we have experienced reductions in royalty fees, management fees, travel agency commissions and supplies. Beginning in April 2020, we have reduced variable expenses by approximately 50% from pre-pandemic expectations. To date, COVID-19 related cleaning and supplies have not had a significant effect on operating expenses. However, certain local authorities are evaluating hotel operating cleaning regulations which, if enacted or established as a new operating standard, could result in significant operating expense increases.

        Fixed expenses. Many of the other expenses associated with our hotels are relatively fixed.  These expenses include portions of administrative field staff salaries, rent expense, property taxes, insurance and utilities.  Since we generally are unable to decrease these costs significantly or rapidly when demand for our hotels decreases, any resulting decline in our revenues can have a greater adverse effect on our net cash flow, margins and profits.  This effect can be especially pronounced during periods of economic contraction or slow economic growth, as has been the case during the COVID-19 pandemic.  The effectiveness of our cost-cutting efforts is limited by the amount of fixed costs inherent in our business.  An operating hotel requires a minimum amount of staff to manage the hotel front desk and provide administrative support and maintain the property. As a result, we may not be able to fully

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offset revenue reductions through cost cutting.  Individuals employed at certain of our hotels are party to collective bargaining agreements with our hotel managers that may also limit the manager’s ability to make timely staffing or labor changes in response to declining revenues. In addition, any efforts to reduce costs, or to defer or cancel capital improvements, could adversely affect the economic value of our hotels.  We have taken steps to date to reduce our fixed costs and are evaluating other options to reduce costs, maximize profitability and respond to market conditions without jeopardizing the overall customer experience or the value of our hotels.

        Changes in depreciation and amortization expense. Changes in depreciation expense are due to renovations of existing hotels, acquisition or development of new hotels, the disposition of existing hotels through sale or closure or changes in estimates of the useful lives of our assets.  As we incur additions to our hotels or place new assets into service, we will be required to recognize additional depreciation expense on those assets. Conversely, impairment losses, which are effectively accelerated depreciation, will reduce future depreciation expenses at these hotels.

        Age. As hotels age, maintenance expense tends to increase.  These expenses include more frequent and higher costing repairs, higher utility and insurance expenses, increased supplies and higher labor costs.  If these costs result in capitalized improvements, depreciation expense could increase over time as discussed above. Renovations and other hotel improvements can mitigate the maintenance expenses of older properties. 

Key indicators of financial condition and operating performance

        We use a variety of financial and other information in monitoring the financial condition and operating performance of our business. Some of this information is financial information that is prepared in accordance with GAAP, while other information may be financial in nature and may not be prepared in accordance with GAAP. Our management also uses other information that may not be financial in nature, including statistical information and comparative data that are commonly used within the lodging industry to evaluate hotel financial and operating performance. Our management uses this information to measure the performance of hotel properties and/or our business as a whole. Historical information is periodically compared to budgets, as well as against industry-wide information. We use this information for planning and monitoring our business, as well as in determining management and employee compensation.

        Average daily rate (“ADR”) represents hotel room revenues divided by total number of rooms rented in a given period. ADR measures the average room price attained by a hotel or group of hotels, and ADR trends provide useful information concerning pricing policies and the nature of the guest base of a hotel or group of hotels. Changes in room rates have an impact on overall revenues and profitability.

        Occupancy represents the total number of rooms rented in a given period divided by the total number of rooms available at a hotel or group of hotels. Occupancy measures the utilization of our hotels’ available capacity, which may be affected from time to time by our repositioning, property casualties and other activities. Management uses occupancy to gauge demand at a specific hotel or group of hotels in a given period. Occupancy levels also help us determine achievable ADR levels as demand for hotel rooms increases or decreases.

        Revenue per available room (“RevPAR”) is defined as the product of the ADR charged and the average daily occupancy achieved. RevPAR does not include bad debt expense or other ancillary, non-room revenues, such as food and beverage revenues or parking, telephone or other guest service revenues generated by a hotel, which are not significant for us.

        RevPAR changes that are driven predominately by occupancy have different implications for overall revenue levels and incremental hotel operating profit than changes driven predominately by ADR. For example, increases in occupancy at a hotel would lead to increases in room and other revenues, as well as incremental operating costs (including, but not limited to, housekeeping services, utilities and room amenity costs). RevPAR increases due to higher ADR, however, would generally not result in additional operating costs, with the exception of those charged or incurred as a percentage of revenue, such as management and royalty fees, credit card fees and commissions. As a result, changes in RevPAR driven by increases or decreases in ADR generally have a greater effect on operating profitability at our hotels than changes in RevPAR driven by occupancy levels. Due to seasonality in our business, we review RevPAR by comparing current periods to budget and period-over-period.

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        Comparable Hotels are defined as hotels that were active and operating in our system for at least one full calendar year as of the end of the applicable reporting period and were active and operating as of January 1st of the previous year. Comparable Hotels exclude: (i) hotels that sustained substantial property damage or other business interruption; (ii) hotels that are sold or classified as held for sale; or (iii) hotels in which comparable results are otherwise not available. Management uses Comparable Hotels as the basis upon which to evaluate ADR, occupancy, and RevPAR. Management calculates comparable ADR, Occupancy, and RevPAR using the same set of Comparable Hotels as defined above. Further, we report variances in comparable ADR, occupancy, and RevPAR between periods for the set of Comparable Hotels existing at the reporting date versus the results of the same set of hotels in the prior period. Of the 240 hotels in our portfolio as of June 30, 2020, 233 have been classified as Comparable Hotels. When considering business interruption in the context of our definition of Comparable Hotels, any hotel that had completely or partially suspended operations on a temporary basis at any point during the six months ended June 30, 2020, as a result of the COVID-19 pandemic, was considered to be part of the definition of Comparable Hotels. Despite these temporary suspensions of hotel operations, we believe that including these hotels within ADR, Occupancy and RevPAR, reflects the underlying results of our business for the six months ended June 30, 2020.

        As an owner of hotels, we can capture the full benefit of increases in operating profits during periods of increasing demand or ADR. As demand and ADR increase over time, the pace of increase in operating profits typically is higher than the pace of increase of revenues. Hotel ownership is capital intensive, as we are responsible for the costs and capital expenditures for our hotels. The profits realized by us are generally significantly affected by economic downturns and declines in revenues. See also “—Key components and factors affecting our results of operations—Expenses” above and “Risk Factors—Risks Related to Our Business and Industry” in our Annual Report on Form 10-K and “Risk Factors” elsewhere in this Quarterly Report on Form 10-Q.

        The rent potential for a hotel is measured by its ADR and is primarily a factor of its chain scale, location, local demand drivers and competition. Our ADR and occupancy by chain scale groupings commonly used in the lodging industry for hotels owned as of June 30, 2020, for the twelve months ended June 30, 2020, are provided below to show the variation across chain scale for the properties we own:

	Number of Hotels	ADR		Occupancy
Upper upscale	2	$	154.94	57.1	%
Upscale	12	$	132.67	50.4	%
Upper midscale	48	$	103.23	56.3	%
Midscale	128	$	81.54	55.4	%
Economy	50	$	62.53	52.7	%
Total	240	$	86.46	54.8	%

Non-GAAP Financial Measures

        We also evaluate the performance of our business through certain other financial measures that are not recognized under GAAP.  Each of these non-GAAP financial measures should be considered by investors as supplemental measures to GAAP performance measures such as total revenues, operating profit and net income.  These measurements are not to be considered more relevant or accurate than the measurements presented in accordance with GAAP.  In compliance with SEC requirements, our non-GAAP measurements are reconciled to the most directly comparable GAAP performance measurement.  For all non-GAAP measurements, neither the SEC nor any other regulatory body has passed judgment on these non-GAAP measurements.

EBITDA, EBITDAre, Adjusted EBITDAre and Hotel Adjusted EBITDAre

         “EBITDA.” Earnings before interest, income taxes, depreciation and amortization (“EBITDA”) is a commonly used measure in many REIT and non-REIT related industries. We believe EBITDA is useful in evaluating our operating performance because it provides an indication of our ability to incur and service debt, to satisfy general operating expenses, and to make capital expenditures. We calculate EBITDA excluding discontinued operations. EBITDA is intended to be a supplemental non-GAAP financial measure that is independent of a company’s capital structure.

        “EBITDAre.” We present EBITDAre in accordance with guidelines established by the National Association of Real Estate Investment Trusts (“Nareit”). Nareit defines EBITDAre as EBITDA adjusted for gains or losses on the disposition of properties, impairments, and adjustments to reflect the entity’s share of EBITDAre of unconsolidated affiliates. We believe EBITDAre is a useful performance measure to help investors evaluate and compare the results of our operations from period to period.

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        “Adjusted EBITDAre.” Adjusted EBITDAre is calculated as EBITDAre adjusted for certain items, such as restructuring and separation transaction expenses, acquisition transaction expenses, stock-based compensation expense, severance expense, and other items not indicative of ongoing operating performance.

 “Hotel Adjusted EBITDAre” measures property-level results at our hotels before corporate-level expenses and is a key measure of a hotel’s profitability. We present Hotel Adjusted EBITDAre to assist us and our investors in evaluating the ongoing operating performance of our properties.

        We believe that EBITDA, EBITDAre, Adjusted EBITDAre and Hotel Adjusted EBITDAre provide useful information to investors about our financial condition and results of operations for the following reasons: (i) EBITDA, EBITDAre, Adjusted EBITDAre and Hotel Adjusted EBITDAre are among the measures used by our management to evaluate its operating performance and make day-to-day operating decisions; and (ii) EBITDA, EBITDAre, Adjusted EBITDAre and Hotel Adjusted EBITDAre are frequently used by securities analysts, investors, lenders and other interested parties as a common performance measure to compare results or estimate valuations across companies in and apart from our industry sector.

        EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel Adjusted EBITDAre have limitations as analytical tools and should not be considered either in isolation or as a substitute for net income (loss), cash flow or other methods of analyzing our results as reported under GAAP. Some of these limitations are that these measures:

• do not reflect changes in, or cash requirements for, our working capital needs;

•  do not reflect our interest expense, or the cash requirements necessary to service interest or principal payments, on our indebtedness;

•  do not reflect our tax expense or the cash requirements to pay our taxes;

•  do not reflect historical cash expenditures or future requirements for capital expenditures or contractual commitments;

•  EBITDAre, Adjusted EBITDAre and Hotel Adjusted EBITDAre do not include gains or losses on the disposition of properties which may be material to our operating performance and cash flow;

•  Adjusted EBITDAre and Hotel Adjusted EBITDAre do not reflect the impact on earnings or changes resulting from matters that we consider not to be indicative of our future operations, including but not limited to impairment, acquisition and disposition activities and restructuring expenses;

•  although depreciation, amortization and impairment are non-cash charges, the assets being depreciated, amortized or impaired will often have to be replaced, upgraded or repositioned in the future, and EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel Adjusted EBITDAre do not reflect any cash requirements for such replacements; and

• other companies in our industry may calculate EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel Adjusted EBITDAre differently, limiting their usefulness as comparative measures.

        Because of these limitations, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel Adjusted EBITDAre should not be considered as a replacement to net income (loss) presented in accordance with GAAP, discretionary cash available to us to reinvest in the growth of our business or as measures of cash that will be available to us to meet our obligations.

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        The following is a reconciliation of our net loss to EBITDA, EBITDAre, Adjusted EBITDAre and Hotel Adjusted EBITDAre for the three and six months ended June 30, 2020 and 2019 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Net loss	$	(107)	$	(19)	$	(128)	$	(46)
Interest expense	12		18		26		36
Income tax (benefit) expense	(1)		1		(3)		6
Depreciation and amortization	42		46		82		90
EBITDA	(54)		46		(23)		86
Impairment loss	52		—		54		—
Gain on sales of real estate	(9)		(2)		(32)		(2)
Gain on casualty	(1)		(4)		(3)		(4)
EBITDAre	(12)		40		(4)		80
Equity-based compensation expense	3		2		5		4
Severance expense, including related equity-based compensation expense	—		6		—		6
Spin-Off and reorganization expenses	—		1		—		2
Other, net	1		(3)		1		(3)
Adjusted EBITDAre	(8)		46		2		89
Corporate general and administrative expenses	3		5		8		10
Hotel Adjusted EBITDAre	$	(5)	$	51	$	10	$	99

Additional information:

•Other, net represents income and expenses that are not representative of our current or future operating performance. For the six months ended June 30, 2020, other, net includes $2 million of business interruption insurance proceeds. We had no business interruption insurance proceeds for the three months ended June 30, 2020. For the three and six months ended June 30, 2019, other, net includes business interruption insurance proceeds of $6 million and $7 million, respectively.

•Corporate general and administrative expenses include the additional corporate-level expenses not already adjusted in calculating Adjusted EBITDAre.

Nareit FFO attributable to common stockholders and Adjusted FFO attributable to common stockholders

        We present Nareit FFO attributable to common stockholders (as defined below) as non-GAAP measures of our performance. We calculate funds from operations (“FFO”) attributable to common stockholders for a given operating period in accordance with standards established by Nareit, as net income or loss (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains or losses on sales of certain real estate assets, impairment write-downs of real estate assets, discontinued operations, income taxes related to sales of certain real estate assets, and the cumulative effect of changes in accounting principles, plus similar adjustments for unconsolidated joint ventures. Adjustments for unconsolidated joint ventures are calculated to reflect our pro rata share of the FFO of those entities on the same basis. Since real estate values historically have risen or fallen with market conditions, many industry investors have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. For these reasons, Nareit adopted the FFO metric in order to promote an industry wide measure of REIT operating performance. We believe Nareit FFO provides useful information to investors regarding our operating performance and can facilitate comparisons of operating performance between periods and between REITs.

        We also present Adjusted FFO attributable to common stockholders when evaluating our performance because we believe that the exclusion of certain additional items described below provides useful supplemental information to investors regarding our ongoing operating performance. Management historically has made the adjustments detailed below in evaluating our performance and in our annual budget process. We believe that the presentation of Adjusted FFO provides useful supplemental information that is beneficial to an investor’s complete understanding of our operating performance. We adjust Nareit FFO attributable to common stockholders for the following items, and refer to this measure as Adjusted FFO attributable to common stockholders: transaction expense associated with the potential disposition of or acquisition of real estate or businesses; severance expense; share-based compensation expense; litigation gains and losses outside the ordinary course of business; amortization of deferred financing costs; reorganization costs and separation transaction expenses; loss on early extinguishment of debt; straight-line ground lease expense;

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casualty losses; deferred tax expense; and other items that we believe are not representative of our current or future operating performance.

        Nareit FFO attributable to common stockholders and Adjusted FFO attributable to common stockholders have limitations as analytical tools and should not be considered either in isolation or as a substitute for net income (loss), cash flow or other methods of analyzing our results as reported under GAAP. Nareit FFO is not an indication of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to fund dividends. Nareit FFO is also not a useful measure in evaluating net asset value because impairments are taken into account in determining net asset value but not in determining Nareit FFO. Investors are cautioned that we may not recover any impairment charges in the future. Accordingly, Nareit FFO should be reviewed in connection with GAAP measurements. We believe our presentation of Nareit FFO is in accordance with the Nareit definition; however, our Nareit FFO may not be comparable to amounts calculated by other REITs.

        The following table provides a reconciliation of net loss to Nareit FFO attributable to common stockholders and Adjusted FFO attributable to common stockholders for the three and six months ended June 30, 2020 and 2019 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Net loss	$	(107)	$	(19)	$	(128)	$	(46)
Depreciation and amortization	42		46		82		90
Impairment loss	52		—		54		—
Gain on sales of real estate	(9)		(2)		(32)		(2)
Gain on casualty	(1)		(4)		(3)		(4)
Nareit defined FFO attributable to common stockholders	(23)		21		(27)		38
Equity-based compensation expense	3		2		5		4
Non-cash income tax expense (benefit)	(1)		(1)		1		(1)
Amortization expense of deferred financing costs	2		3		6		7
Severance expense, including related equity-based compensation expense	—		6		—		6
Spin-Off and reorganization expenses	—		1		—		2
Other, net	1		(3)		1		(3)
Adjusted FFO attributable to common stockholders	$	(18)	$	29	$	(14)	$	53
Weighted average number of shares outstanding, diluted	58.1		58.1		57.7		58.8

Additional information:

•Other, net represents income and expenses that are not representative of our current or future operating performance. For the six months ended June 30, 2020, other, net includes $2 million of business interruption insurance proceeds. We had no business interruption insurance proceeds for the three months ended June 30, 2020. For the three and six months ended June 30, 2019, other, net includes business interruption insurance proceeds of $6 million and $7 million, respectively.

•Weighted average number of shares outstanding, diluted presented above may differ from weighted average number of shares outstanding, diluted presented for GAAP purposes when there is a net loss and all potentially dilutive securities are anti-dilutive.  

        Our decline in Hotel Adjusted EBITDAre and Adjusted FFO attributable to common stockholders for the three and six months ended June 30, 2020 as compared to June 30, 2019 is primarily due to the COVID-19 pandemic and hotel sales as discussed below.

Operational Overview

        The following discussion provides an overview of our operations and transactions for the six months ended June 30, 2020 and should be read in conjunction with the full discussion of our operating results, liquidity, capital resources and risk factors included elsewhere in this Quarterly Report on Form 10-Q.

        During the six months ended June 30, 2020, we have reported net loss of $128 million as compared to net loss of $46 million for the same period in 2019. The increased loss was primarily due to an impairment loss of $54 million and lower revenues in the

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current period as a result of fewer owned hotels, reduced occupancy and lower RevPAR due to lack of hotel demand related to the COVID-19 pandemic and the associated requirements from state and local government and public health authorities. These losses were partially offset by a gain on sales of real estate of $32 million, for the 30 hotels sold in the six months ended June 30, 2020.

        We anticipate we will continue to have lower revenue during the remainder of 2020 as compared to comparable 2019 periods and for so long as restrictions and impacts related to the COVID-19 pandemic continue. In April 2020, we believe we realized our lowest average occupancy at less than 15% for the entire portfolio. During portions of the second quarter of 2020, 30 of our hotels were temporarily not accepting transient guests or most reservations in order to minimize ongoing operating expenditures and conserve cash. Each of these hotel have resumed accepting transient guests and reservations as of the date of this filing. For the month of June 30, 2020, our average occupancy had increased to 50.4% for our Comparable Hotels.

        In addition, as we execute our disposition strategy, we expect to have further declines derived from our Comparable Hotel operations with a greater proportion of our operations related to non-comparable hotels. As of December 31, 2019, we identified 166 hotels as non-core with the intent to dispose of these hotels generally over the next two years. For the six months ended June 30, 2020, 30 of these non-core hotels were sold and one hotel was disposed by returning the property to the ground lessor at the end of the lease term. Our ability to enter into and to close sale contracts could be affected by the uncertainties related to the COVID-19 pandemic.

        The following table provides additional information about Comparable Hotels and non-comparable hotels for the six months ended June 30, 2020 and 2019 (in millions):

	Comparable Hotels				Non-comparable Hotels (1)				Total
	2020		2019		2020		2019		2020		2019
Total Revenues	$	206	$	356	$	12	$	71	$	218	$	427
Property-level expenses	(193)		(264)		(15)		(64)		(208)		(328)
Hotel Adjusted EBITDAre	$	13	$	92	$	(3)	$	7	$	10	$	99

_____________

(1)  Non-comparable hotels include sold hotels and hotels that sustained substantial property damage or other business interruption due to hurricane, fire or other natural disasters. Of the 240 hotels in our portfolio as of June 30, 2020, 233 have been classified as Comparable Hotels. We sold or disposed of 31 operating hotels during the six months ended June 30, 2020. As of June 30, 2020, seven of our hotels were classified as non-comparable.

Results of Operations

Three months ended June 30, 2020 as compared to three months ended June 30, 2019

Revenues

        Room revenues for the three months ended June 30, 2020 were $70 million as compared to $215 million for the three months ended June 30, 2019, a decrease of $145 million or 67.4%. The decrease was primarily driven by 62.5% lower RevPAR at our comparable hotels for the three months ended June 30, 2020 as compared to the prior year period. The decrease in RevPAR was driven by a decrease in occupancy of 3,450 bps and a 27.1% decrease in ADR. These decreases are primarily due to lower demand due to the COVID-19 pandemic and travel restrictions put in place by local government and public health authorities.

        During the three months ended June 30, 2020, we sold seven operating hotels and one hotel was disposed by returning the property to the ground lessor at the end of the lease term. We sold 42 operating properties in 2019. These sold or disposed properties contributed $1 million to revenue for the three months ended June 30, 2020 and $32 million to revenue in the three months ended June 30, 2019.

        The following table summarizes our key operating statistics for our Comparable Hotels for the three months ended June 30, 2020 and 2019:

	Three Months Ended June 30,
	2020			2019
Occupancy	36.4		%	70.9		%
ADR	$	66.30		$	90.92
RevPAR	$	24.15		$	64.42

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Expenses

        Rooms expense was $40 million for the three months ended June 30, 2020 as compared to $102 million for the three months ended June 30, 2019, a decrease of $62 million. The decrease was primarily a result of fewer operating hotels in the hotel portfolio in 2020 as compared to 2019 and cost containment measures we put in place as a result of the COVID-19 pandemic. These cost reductions primarily relate to housekeeping labor, consumable supplies and travel agency commissions. We may incur additional costs in future periods such as staff re-hiring costs, cleaning costs, and additional hygiene measures as travel restrictions are lifted.

        Other departmental and support was $15 million for the three months ended June 30, 2020 as compared to $28 million for the three months ended June 30, 2019, a decrease of $13 million. The decrease was primarily a result of fewer operating hotels in the hotel portfolio in 2020 as compared to 2019 and cost containment measures we put in place as a result of the COVID-19 pandemic, primarily related to discretionary maintenance.

        Management and royalty fees were $7 million for the three months ended June 30, 2020 as compared to $21 million for the three months ended June 30, 2019, a decrease of $14 million, due to decreased revenue. Our management fees are computed as 5% of total gross revenue and royalty fees are computed as 5% of total gross rooms revenues.

Corporate general and administrative expenses were $6 million for the three months ended June 30, 2020 as compared to $14 million for the three months ended June 30, 2019 a decrease of $8 million, primarily due to staff reductions in 2019 which resulted in lower payroll related expenses in 2020. In connection with the 2019 staff reductions, we incurred $6 million of severance expense in 2019 that we did not have in the current period.

        Depreciation and amortization expenses were $42 million for the three months ended June 30, 2020 as compared to $46 million for the three months ended June 30, 2019, a decrease of $4 million. The decrease was primarily the result of hotel sales and impairment charges which have reduced our depreciable cost basis.

Impairment loss was $52 million for the three months ended June 30, 2020 due to lower valuation of certain of our properties related to the ongoing impact of the COVID-19 pandemic on the lodging industry. We had no impairment loss for the three months ended June 30, 2019.

        Gain on sales of real estate was $9 million for the three months ended June 30, 2020 as a result of the sale of seven properties. We had $2 million gain on sales of real estate for the three months ended June 30, 2019, as the result of the sale of four properties.

Interest expense was $12 million for the three months ended June 30, 2020 as compared to $18 million for the three months ended June 30, 2019, a decrease of $6 million. The decrease was primarily due to lower interest rates and lower borrowings on our CMBS Facility due to the repayment of outstanding principal in connection with hotel sales, partially offset by increased interest related to the $110 million draw on our Revolving Facility in March 2020.

Six months ended June 30, 2020 as compared to six months ended June 30, 2019

Revenues

        Room revenues for the six months ended June 30, 2020 were $213 million as compared to $419 million for the six months ended June 30, 2019, a decrease of $206 million or 49.2%. The decrease was primarily driven by lower RevPAR at our comparable hotels of 42.8% for the six months ended June 30, 2020 primarily due to lower demand due to the COVID-19 pandemic and travel restrictions put in place by local government and public health authorities, as well as the continued impact of the second quarter 2019 Wyndham revenue platform conversion. Wyndham has agreed to provide enhanced revenue tools, systems and processes. The implementation work is underway and is required under the Wyndham Settlement to be completed by no later than the end of 2020.

        During the six months ended June 30, 2020, we sold 30 operating hotels and one hotel was disposed by returning the property to the ground lessor at the end of the lease term. We sold 42 operating properties in 2019. These sold or disposed properties contributed $6 million in revenue for the six months ended June 30, 2020, as compared to $60 million for the six months ended June 30, 2019.

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The following table summarizes our key operating statistics for our Comparable Hotels for the six months ended June 30, 2020 and 2019:

	Six Months Ended June 30,
	2020			2019
Occupancy	45.2		%	68.5		%
ADR	$	80.68		$	93.22
RevPAR	$	36.49		$	63.82

Operating expenses 

        Rooms expense was $119 million for the six months ended June 30, 2020 as compared to $195 million for the six months ended June 30, 2019, a decrease of $76 million. The decrease was primarily a result of fewer operating hotels in the hotel portfolio in 2020 as compared to 2019 and cost containment measures we put in place as a result of the COVID-19 pandemic. These cost reductions primarily relate to housekeeping labor, consumable supplies and travel agency commissions. We may incur additional costs in future periods, such as staff re-hiring costs, cleaning costs, and additional hygiene measures as travel restrictions are lifted.

Other departmental and support was $39 million for the six months ended June 30, 2020 as compared to $59 million for the six months ended June 30, 2019, a decrease of $20 million. The decrease was primarily a result of fewer operating hotels in the hotel portfolio in 2020 as compared to 2019 and cost containment measures we put in place as a result of the COVID-19 pandemic, primarily related to discretionary maintenance.

        Management and royalty fees were $21 million for the six months ended June 30, 2020 as compared to $42 million for the six months ended June 30, 2019, a decrease of $21 million due to decreased revenue. Our management fees are computed as 5% of total gross revenue and royalty fees are computed as 5% of total gross rooms revenues.

Corporate general and administrative expenses were $14 million for the six months ended June 30, 2020 as compared to $22 million for the six months ended June 30, 2019 a decrease of $8 million, primarily due to staff reductions in 2019 which resulted in lower payroll related expenses in 2020. In connection with the 2019 staff reductions, we incurred $6 million of severance expense in 2019 that we did not have in the current period.

        Depreciation and amortization expenses were $82 million for the six months ended June 30, 2020 as compared to $90 million for the six months ended June 30, 2019, a decrease of $8 million. The decrease was primarily the result of hotel sales and impairment cost basis adjustments.

Impairment loss was $54 million for the six months ended June 30, 2020 due to lower valuation of certain of our properties related to the ongoing impact of the COVID-19 pandemic on the lodging industry and final disposal costs related to a property previously impaired in 2019. We had no impairment loss for the six months ended June 30, 2019.

        Gain on sales of real estate was $32 million for the six months ended June 30, 2020 as a result of the sale of 30 hotels. We had gain on sales of real estate of $2 million for the six months ended June 30, 2019 as the result of the sale of six properties. 

Interest expense was $26 million for the six months ended June 30, 2020 as compared to $36 million for the six months ended June 30, 2019, a decrease of $10 million. The decrease was primarily due to lower interest rates and lower borrowings on our CMBS Facility due to the repayment of outstanding principal in connection with hotel sales, partially offset by increased interest related to the $110 million draw on our Revolving Facility in March 2020.

Cash Flow Analysis

Six months ended June 30, 2020 as compared to six months ended June 30, 2019

Operating activities

        Net cash used in operating activities was $20 million for the six months ended June 30, 2020, as compared to cash provided from operating activities of $61 million for the six months ended June 30, 2019, a decrease of $81 million primarily related to decreased cash inflows from operations in 2020 as compared to 2019. This decrease is similar to the $89 million decrease in our Hotel Adjusted EBITDAre from $99 million for the six months ended June 30, 2019 to $10 million for the six months ended June 30, 2020.

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Investing activities

        Net cash provided by investing activities during the six months ended June 30, 2020 was $102 million, as compared to $14 million net cash used in investing activities for the six months ended June 30, 2019. The $116 million increase in cash provided by investing activities was primarily attributable to a $93 million increase in proceeds from the sale of real estate and a $33 million decrease in capital expenditures, partially offset by escrow payments.

Financing activities

        Net cash provided by financing activities during the six months ended June 30, 2020 was $11 million as compared to $73 million used in financing activities during the six months ended June 30, 2019. The $84 million increase in cash provided by financing activities was primarily due to an increase of net proceeds from debt, net of debt repayments and a reduction in purchases of common stock. In 2020, we drew $110 million on our Revolving Facility and our debt repayments primarily related to use of real estate sale proceeds used to partially retire our debt. To the extent we continue disposing of real estate assets as a part of our property strategy review, we expect debt repayments to be a significant use of cash flow in financing activities.

Liquidity and Capital Resources

Overview

        As of June 30, 2020, we had total cash and cash equivalents of $194 million, which is our current primary source of liquidity. Our known liquidity requirements primarily consist of funds necessary to pay for operating expenses associated with our hotels and other expenditures, including corporate expenses, legal costs, interest and scheduled principal payments on our outstanding indebtedness, capital expenditures for renovations and maintenance at our hotels and other purchase commitments, primarily related to prior years’ storm and other casualty damages. In connection with our May 2020 amendment to our Revolving Facility, we are restricted from additional draws and require consent from the Revolving Facility lenders to incur certain other indebtedness. We are pursuing sales of our non-core hotels; however, under our existing debt agreements, we expect that substantially all net sales proceeds would be used to pay down principal.

Any net operating cash flow from our hotel properties and any remaining net sales proceeds from hotel sales are subject to the Revolving Facility cash trap. We also currently project that we will be subject to the CMBS Facility cash trap effective during the fourth quarter of 2020. Each of the cash traps impose restrictions on our use of cash, which generally allow for payment of hotel operations and certain corporate administrative expenses. Certain disbursements, primarily other corporate general and administrative expenditures, dividends to common stockholders and repurchases of our common stock, would require consent of our lenders. Because our hotel operations were operating at a cash flow deficit during the second quarter of 2020, the Revolving Facility cash trap did not have a substantive effect on our liquidity. As of June 30, 2020, the cash and cash equivalents subject to the Revolving Facility cash trap were approximately $35 million. However, if we were to begin to generate surplus operating cash from the hotels, such surplus liquidity would be controlled by our lenders for the disbursements noted above. Most uses of that cash for corporate purposes or payments to stockholders would require lender consents. Accordingly, our cash balances represent the critical determinant of our liquidity.

As of June 30, 2020, we had no borrowing availability under the Revolving Facility, and we had cash and cash equivalents of $194 million of which approximately $110 million was the result of the draw of our Revolving Facility. We believe that this cash will be adequate to meet anticipated requirements for operating expenses and other expenditures, including corporate expenses, payroll and related benefits, legal costs, and purchase commitments under existing operating conditions for the foreseeable future.

        Our CMBS Facility matures in June 2021 with four one-year extension options remaining. Our Revolving Facility matures in May 2021. Our ability to extend or refinance these debts may be dependent on future operating results and our ability to meet contractual debt service payments. If cash flow from our operating activities in insufficient, we may then have to seek other capital sources, which to a large degree will be dependent on the status and economic recovery, particularly in the lodging industry, related to the COVID-19 pandemic.

        As we execute our disposition strategy, we expect to utilize a significant portion of the net sales proceeds to retire our debt. Accordingly, the disposition strategy may reduce our outstanding debt but may not be a significant source of immediate liquidity. However, as we reduce our total outstanding debt, we may improve our ability to obtain other capital sources.

Our franchisor deferred payment of our March, April and May 2020 royalty and franchise fees of approximately $11 million until September 2020. We currently expect to make the payment from cash on hand in September 2020.

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Hotel Sales

        In the execution of our disposition strategy, during the six months ended June 30, 2020, we sold 30 operating hotels for gross sales consideration of $129 million. These properties produced approximately $5 million of Hotel Adjusted EBITDAre in 2019; however, these disposed hotels also incurred approximately $3 million of capital expenditures during 2019. In addition, the annual interest savings from the partial debt repayments, based on interest rates as of June 30, 2020, is estimated at $2 million.

        The provisions of our CMBS Facility require that a portion of, and in certain instances all, net proceeds from a secured hotel sale be applied to the outstanding principal balance. Due to disruptions from the COVID-19 pandemic, beginning in May 2020, all future sales proceeds are required to be applied to pay down debt and accordingly, net sales proceeds will not be a near term source of liquidity. However, as the principal balance is reduced and other factors change over time, particularly if operations improve or lower EBITDA earning hotels are sold, other uses of net disposition proceeds may be available to us. Further, any remaining net sales proceeds after any applicable debt paydowns are currently subject to our Revolving Facility cash trap and are projected to also be subject to our CMBS Facility cash trap during the fourth quarter of 2020.

        As of June 30, 2020, we have 135 remaining non-core hotels. These hotels are older, have lower RevPAR and higher capital expenditures. We will seek to sell those assets generally over the next two years. Beginning in the second quarter of 2020, we have experienced a slowing in hotel sales due to COVID-19 pandemic disruptions. To date, the slowing of hotel sales appears to be related to availability of purchaser financing, primarily related to the SBA, as the SBA is the primary agency administering CARES Act lending. Further, if the effects of the COVID-19 pandemic further erode sales prices on our hotels, we may decide to defer the disposition of those hotels to a period when sales prices are less impacted.

We believe the completion of our disposition strategy will reposition our hotel portfolio to be more focused on our key markets with younger hotels, higher RevPAR and less capital requirements. However, as we dispose of the non-core hotels we would expect to report decreased revenue and Hotel Adjusted EBITDAre.

Capital Expenditures

        Our capital expenditures are generally paid using cash on hand and cash flows from operations, although other sources discussed herein may also be used. During the six months ended June 30, 2020, we invested approximately $14 million in capital expenditures. Approximately $6 million of these expenditures related to our casualty replacements and repositioning and the remainder primarily related to recurring hotel operations. Capital expenditures for the trailing twelve months related to the 31 hotels sold or disposed during the six months ended June 30, 2020, were $3 million. During the six months ended June 30, 2019, we invested $47 million in capital expenditures.

        As of June 30, 2020, we had outstanding commitments under capital expenditure contracts of $23 million related to certain continuing redevelopment and renovation projects, casualty replacements, information technology enhancements and other hotel service contracts in the ordinary course of business. Approximately $18 million of this amount relates to long-term hotel service contracts payable over approximately four years. If cancellation of a contract occurred, our commitment would be any costs incurred up to the cancellation date, in addition to any costs associated with the discharge of the contract.

        Due to the impact of the COVID-19 pandemic, we are deferring all non-committed, non-essential capital investments and expenditures for 2020, with the exception of life safety or critical operational needs. We believe our near-term capital expenditures will range between $6 million and $12 million for the remainder of the year.

Long-term Liquidity

        As of June 30, 2020, we had cash and cash equivalents of $194 million and no borrowing availability under our Revolving Facility. In connection with the amendment to our Revolver Credit Agreement (the “Revolver Credit Agreement Amendment”) in May 2020, we do not expect to have any additional borrowing capacity under our Revolving Facility for the remainder of the Revolving Facility term.

        Pursuant to the Revolver Credit Agreement Amendment, we are required to make payments of accrued interest, and during the period from August to December 2020, monthly payments of $5 million. In the event that our operations do not provide sufficient cash flow, we expect to be able to make these payments from our existing cash on hand. If we are unable to pay those scheduled payments or other monetary payments or were to breach other provisions under the Revolving Facility, the Revolving Facility lenders would have various potential remedies, including demand for payment of all amounts outstanding.

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        Our CMBS Facility and Series A Preferred Stock do not have financial covenant requirements that would provide rights for the holders to demand payment of the outstanding amounts due to covenant or financial metric requirements. The CMBS Facility lender, however, has the right to control the disbursement of hotel operating cash receipts during the continuation of an event of default under the loan or if and while the debt yield falls below 12.33% through May 30, 2023 and 12.83% thereafter, in each case, for two consecutive quarters. During such an event, the CMBS Facility lender will use the funds to pay all monthly amounts due under the CMBS Facility loan documents including, but not limited to, required ongoing reserves, debt service and fees for the CMBS Facility and Revolving Facility and property operating expenses. Any remaining funds after the payment of such expenses will be held under the control of the CMBS Facility lender in an excess cash flow account and such amounts will not be available to the CorePoint CMBS Borrower until such events are cured, except that, if no event of default is continuing and there is no bankruptcy event with respect to the CorePoint CMBS Borrower, the CMBS Facility lender will make such funds available to the CorePoint CMBS Borrower for the payment of certain expenses, including, among other things, various operating expenses and dividends, and redemptions sufficient to maintain certain tax-preferential treatment for the CorePoint CMBS Borrower.

        The CMBS Facility matures in June 2021 with four remaining one-year extension options, and our Revolving Facility matures in May 2021. However, as noted above, we may trigger a cash trap under the CMBS Facility and/or, depending on our financial recovery from the COVID-19 pandemic and our ability to satisfy all monetary provisions of the CMBS Facility, we may not meet future extension requirements for the CMBS Facility. Accordingly, we may be dependent on restructuring the terms of our existing debts and/or securing additional capital sources. The terms of these debt arrangements may be on less favorable terms and equity capital sources, including convertible debt instruments, may be dilutive to existing stockholders.

        For all periods the Series A Preferred Stock has been outstanding, we have paid a cash dividend equal to 13% per annum, paid quarterly. If we exceed certain leverage ratios, as defined, or if an event of default occurs (and has not been cured), the dividend rate will be increased to 15% per annum and if we exceed the leverage ratio and are in an uncured event of default, the dividend rate will be increased to 16.5% per annum if, at any time, we are both in breach of the leverage ratio covenant and an event of default occurs (or has occurred and has not been cured) with respect to the Series A Preferred Stock. As of June 30, 2020, we exceeded the 7.5 to 1.0 leverage ratio noted above, and accordingly, beginning July 1, 2020, the Series A Preferred Stock dividend rate will be 15% per annum. The Series A Preferred Stock dividend rate will not return to 13% per annum until our leverage ratio is equal to or less than the applicable leverage ratio and we are not in an uncured event of default as of the last day of a fiscal quarter. The COVID-19 pandemic has caused significant disruptions to our operations, and there can be no assurance that our future operating performance will be adequate for us to continue to pay dividends on the Series A Preferred Stock.

Each of our Revolving Facility and CMBS Facility uses London Interbank Offering Rate (“LIBOR”) as a benchmark for establishing the interest rate. LIBOR is the subject of recent regulatory guidance and proposals for reform expected in 2021. These reforms may cause LIBOR to no longer be provided or to perform differently than in the past. If LIBOR is no longer widely available, our Revolving Facility and CMBS Facility provide for alternate interest rate calculations. There is no assurance that such alternative interest rate calculations will not increase our cost of borrowing under the Revolving Facility and CMBS Facility or their refinanced debt.

Dividends

        Dividends on our common stock are authorized at the discretion of our board of directors based on an analysis of our prior performance, market distribution rates of our industry peer group, our desire to minimize our income tax liability, expectations of performance for future periods, including actual and anticipated operating cash flow, changes in market capitalization rates for investments suitable for our portfolio, capital expenditure needs, dispositions, general financial condition and other factors that our board of directors deems relevant.  The board’s decision will be influenced, in part, by its obligation to ensure that we maintain our status as a REIT.

        To date, capital gains have not been a significant factor in our taxable income. However, as we execute our disposition strategy, we may recognize increased capital gains, which may result in additional regular or special distributions. Such distributions are not required in order to maintain REIT status and are at the discretion of our board of directors.

        We paid cash common stock dividends for the six months ended June 30, 2020 of $22 million, related to our fourth quarter 2019 dividend and our first quarter 2020 dividend. Due to the anticipated impact of the COVID-19 pandemic on our operating cash flow, we have suspended our common stock dividend for the remainder of the year ending December 31, 2020. In addition, the Revolver Credit Agreement Amendment restricts our ability to pay cash dividends on our common stock, except in circumstances when such dividends are required to maintain our REIT tax status. Our board of directors will reassess at the end of the year the common dividend amount, if any, that will be declared and paid for 2020.

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Off-balance Sheet Arrangements

        We currently have no off-balance sheet arrangements that have or are reasonably likely to have a current or future material effect on our financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources.

New Accounting Pronouncements

        See Note 2 “Significant Accounting Policies and Recently Issued Accounting Standards” to our condensed consolidated financial statements included elsewhere in this report for a description of recently adopted accounting pronouncements.

Critical Accounting Policies and Estimates

        The preparation of our financial statements in accordance with GAAP requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities as of the date of the condensed consolidated financial statements, the reported amounts of revenues and expenses during the reporting periods and the related disclosures in the condensed consolidated financial statements and accompanying footnotes. On an ongoing basis, we evaluate these estimates and judgments based on historical experiences and various other factors that are believed to reflect the current circumstances. While we believe our estimates, assumptions and judgments are reasonable, they are based on information presently available. “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-K describes the critical accounting estimates used in preparation of our condensed consolidated financial statements.

        In addition, the COVID-19 pandemic has created significant uncertainty regarding future operating performance of the lodging industry and the Company. In accordance with Accounting Standards Update ("ASU") 2014-15, Disclosure of Uncertainties about an Entity's Ability to Continue as a Going Concern, we have evaluated whether there are conditions and events, considered in the aggregate, that raise substantial doubt about our ability to continue as a going concern within one year after the date the financial statements are issued. Our evaluation includes assumptions and projections regarding our future operations, liquidity, compliance with debt financial covenants and metrics and management’s plans to alleviate such future conditions and events. Actual results may differ significantly from these estimates due to changes in judgments, assumptions and conditions as a result of unforeseen events or otherwise, which could have a material impact on our financial position, results of operations and management’s conclusions as to our ability to continue as a going concern.

        There have been no material changes to our significant accounting policies or other new significant estimates that are considered material to our consolidated financial statements as compared to the critical accounting policies and estimates as described in our Annual Report on Form 10-K.

Item 3. Quantitative and Qualitative Disclosures About Market Risk

Not applicable.

Item 4. Controls and Procedures

Evaluation of Disclosure Controls and Procedures

        As of June 30, 2020, our management, with the participation of our principal executive officer and principal financial officer, has evaluated our disclosure controls and procedures, as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired controls objectives. Based upon that evaluation, our principal executive officer and principal financial officer have concluded that, as of June 30, 2020, our disclosure controls and procedures were effective at a reasonable assurance level.

Changes in Internal Control Over Financial Reporting

        There were no changes in our internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) that occurred during the quarter covered by this report that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

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PART II ‑ OTHER INFORMATION

Item 1. Legal Proceedings

        We are not currently party to, and none of our properties are currently subject to, any material legal proceedings. From time to time, we are a party to various claims and legal proceedings that arise in the ordinary course of business.

Item 1A. Risk Factors

        For information regarding factors that could affect the Company's results of operations, financial condition and liquidity, see the risk factors discussed in “Part I - Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2019.

        In light of developments relating to the COVID-19 pandemic occurring subsequent to the filing of our Annual Report on Form 10-K, the Company is supplementing the risk factors discussed in our Annual Report on Form 10-K with the following risk factor, which should be read in conjunction with the risk factors contained in our Annual Report on Form 10-K.

The ongoing COVID-19 pandemic has caused severe disruptions in the U.S. and global economy and to our business and is expected to continue to adversely impact our business at least for the near term. The overall impact on our business, operating results, cash flows and/or financial condition will be material.

        In December 2019, a novel coronavirus disease was reported and in January 2020, the World Health Organization (“WHO”) declared COVID-19 a Public Health Emergency of International Concern. The WHO has characterized COVID-19 as a pandemic. The COVID-19 pandemic has spread to over 200 countries and territories, including the U. S., and has spread to every state in the U.S. and has adversely affected global economies, financial markets and the overall environment for our business. The outbreak could have a continued adverse impact on economic and market conditions and trigger a period of global economic slowdown. The extent to which it may impact our future results of operations and overall financial performance remains uncertain.

        The scale and scope of the COVID-19 pandemic has heightened the potential adverse effects on our business, operating results, cash flows and/or financial condition described in the risk factors contained in our Annual Report on Form 10-K, including the impact of:

•contraction in the U.S. economy or low levels of economic growth, which could adversely affect our revenues and profitability as well as limit or slow our future growth;

•many of the expenses associated with owning hotels, such as debt-service payments, property taxes, insurance, utilities and employee wages and benefits, as well as expenses related to being an independent public company, being inflexible and not necessarily decreasing in tandem with a reduction in revenue at the hotels;

•the capital intensity of our business;

•reductions in our ability to maintain or improve our portfolio or act in accordance with applicable brand standards;

•reduction in the availability of financing and other liquidity sources; and

•changes to estimates or projections used to assess the fair value of our assets, or operating results that are lower than our current estimates at certain properties, which may cause us to incur impairment charges that could adversely affect our results of operations.

        In addition, the COVID-19 pandemic has adversely impacted our business and financial condition in other areas, including: the ability of potential hotel purchasers to (i) review assets that we are seeking to dispose of pursuant to our non-core disposition strategy in affected areas as a result of quarantines, restrictions on travel, shelter in place rules, restrictions on types of businesses that may continue to operate and/or restrictions on types of construction projects that may continue or to (ii) obtain financing for the purchase of such assets; and our ability to make payments on our indebtedness, to fund planned capital expenditures and to make distributions to our stockholders depends on our ability to generate cash. These effects could result in discounts to our sales price, less favorable terms and delays in completing our non-core disposition program.

If, due to the impact of the COVID-19 pandemic, we are unable to generate sufficient cash flow to service our debt and meet our other commitments, we may need to restructure or refinance all or a portion of our debt, sell material assets or operations or raise additional debt or equity capital (to the extent permitted by the Revolver Credit Agreement Amendment and other contractual or other obligations).

41

        Beginning in late March 2020, up to 30 of our hotels were temporarily not accepting transient guests or most other reservations due to the impact of the COVID-19 pandemic. Each of these hotel have resumed accepting transient guests and reservations as of the date of this filing. Because our hotels are located in the U.S., the COVID-19 pandemic will impact our hotels to the extent that its spread within the U.S. continues to limit occupancy, increases the cost of operation, or necessitates the closure of such properties.

        The duration and extent of the impact from the COVID-19 pandemic depends on future developments that cannot be accurately predicted at this time, such as the severity and transmission rate of COVID-19, the extent and effectiveness of containment actions and the impact of these and other factors on our hotel operations. Currently, certain cities are experiencing increased COVID-19 infection rates, which may lead to new or expanded restrictions on businesses and travelers. The economic downturn resulting from the COVID-19 pandemic could negatively impact our operations, as well as our ability to make distributions to stockholders. Such impact on our business, operating results, cash flows and/or financial condition will be material.

We are substantially dependent on our third-party manager for accounting books and records related to our properties and if our third-party manager is unable to provide us with timely and adequate books of account and other accounting records, or we are otherwise unable to maintain adequate accounting and other management systems, we may be unable to continue to meet the financial reporting and other requirements to which we are subject, and failure to maintain effective internal controls could have a material adverse effect on our business and the price of our common stock.

We are substantially dependent on our third-party manager for accounting books and records related to our properties. In conjunction with the preparation of our financial statements for the quarter ended June 30, 2020, we identified instances of duplicate processing of invoices by our third-party manager. We are working with our third-party manager in order to address this matter and to strengthen our third-party manager’s controls over invoice processing and financial reporting. We cannot assure you that the measures we and our third-party manager have taken to date, and are continuing to implement, will be sufficient to remediate any existing control or financial reporting matters or avoid future ones. In addition, the COVID-19 pandemic may pose additional challenges for us and our third-party manager in maintaining and strengthening controls over accounting and other management systems.

We are required to comply with Section 404 of the Sarbanes-Oxley Act of 2002 (the “Sarbanes-Oxley Act”) which requires annual management assessments of the effectiveness of our internal controls over financial reporting and, in our annual report on form 10-K for any year in which we are an “accelerated filer” or a “large accelerated filer” and have ceased to be an “emerging growth company,” a report by our independent registered public accounting firm as to whether we maintained, in all material respects, effective internal controls over financial reporting as of the last day of the year. These reporting and other obligations place significant demands on our management, administrative and operational resources, including accounting systems and resources.

If in any future assessment of the effectiveness of our internal controls we are unable to conclude that we have effective internal controls over financial reporting, we or our independent auditors were to identify a material weakness in our internal controls, or our independent public accounting firm is unwilling or unable to provide us with an unqualified report on the effectiveness of our internal controls as required by Section 404 of the Sarbanes-Oxley Act, we may be unable to report our financial information on a timely basis, investors may lose confidence in our operating results, the price of our common stock could decline and we may be subject to litigation or regulatory enforcement actions, which would require additional financial and management resources. This could have a material adverse effect on our business, restrict our future access to the capital markets and lead to a decline in the price of our common stock.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

(a)Unregistered Sales of Securities

None. 


(b)Use of Proceeds

None.

(c)Issuer Purchases of Equity Securities

None.

Item 3. Defaults Upon Senior Securities

        None.

42

Item 4. Mine Safety Disclosures

        Not applicable.

Item 5. Other Information

        None.

43

Item 6. Exhibits

        The following is a list of all exhibits filed or furnished as part of this report: 

Exhibit No.	Description
2.1	Separation and Distribution Agreement, dated as of January 17, 2018, by and between La Quinta Holdings Inc. and CorePoint Lodging Inc. (incorporated by reference to Exhibit 2.1 to the Registrant’s Registration Statement on Form 10/A filed on April 3, 2018 (File no. 001-38168))
10.1	Form of Deferred Stock Unit Grant Notice and Agreement under the CorePoint Lodging Inc. 2018 Omnibus Incentive Plan (Non- Employee Director)
10.2	Form of Restricted Stock Unit Grant Notice and Agreement under the CorePoint Lodging Inc. 2018 Omnibus Incentive Plan (Non-Employee Director)
10.3	Restricted Stock Grant Notice and Agreement under the CorePoint Lodging Inc. 2018 Omnibus Incentive Plan between CorePoint Lodging Inc. and Keith Cline
10.4	Letter Agreement, dated April 15, 2020, between CorePoint Lodging Inc. and Keith A. Cline
10.5	Second Amendment to Credit Agreement and Amendment to Guaranty and Security Agreement, dated as of May 19, 2020, by and among CorePoint Operating Partnership L.P., CorePoint Borrower L.L.C., CorePoint Lodging Inc., CorePoint OP GP L.L.C., the Subsidiary Guarantors party thereto, the Lenders party thereto, and JPMorgan Chase Bank, N.A., as administrative agent (incorporated by reference to Exhibit 10.4 to the Registrant’s Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2020 (File no. 001-38168))
31.1	Certification of Periodic Report by Chief Executive Officer under Section 302 of the Sarbanes-Oxley Act of 2002
31.2	Certification of Periodic Report by Chief Financial Officer under Section 302 of the Sarbanes-Oxley Act of 2002
32.1	Certification of Chief Executive Officer Pursuant to 18 U.S.C. Section 1350 as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)
32.2	Certification of Chief Financial Officer Pursuant to 18 U.S.C. Section 1350 as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished herewith)
101	The following materials from the Company’s Quarterly Report on Form 10-Q for the six months ended June 30, 2020 formatted in Inline Extensible Business Reporting Language (iXBRL): (i) the Consolidated Statements of Operations, (ii) the Consolidated Balance Sheets, (iii) the Consolidated Statements of Cash Flows, (iv) the Consolidated Statements of Equity and (v) related notes.
104	Cover Page Interactive Data file (formatted as Inline XBRL and contained in Exhibit 101)

        The agreements and other documents filed as exhibits to this report are not intended to provide factual information or other disclosure other than with respect to the terms of the agreements or other documents themselves, and you should not rely on them for that purpose. In particular, any representations and warranties made by us in these agreements or other documents were made solely within the specific context of the relevant agreement or document and may not describe the actual state of affairs as of the date they were made or at any other time.

44

SIGNATURES

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.

		COREPOINT LODGING INC.
		(Registrant)
Date:	August 10, 2020	By:	/s/ Keith A. Cline
			Keith A. Cline
			President and Chief Executive Officer
			(Principal Executive Officer)
Date:	August 10, 2020	By:	/s/ Daniel E. Swanstrom II
			Daniel E. Swanstrom II
			Executive Vice President and Chief Financial Officer
			(Principal Financial Officer)
Date:	August 10, 2020	By:	/s/ Howard Garfield
			Howard Garfield
			Senior Vice President, Chief Accounting Officer and Treasurer
			(Principal Accounting Officer)

45

EX-10.1

Exhibit 10.1

FORM OF DEFERRED STOCK UNIT GRANT NOTICE

UNDER THE

COREPOINT LODGING INC.

2018 OMNIBUS INCENTIVE PLAN

(Non-Employee Director)

CorePoint Lodging Inc. (the “Company”), pursuant to its 2018 Omnibus Incentive Plan, as it may be amended and restated from time to time (the “Plan”), hereby grants to the Participant set forth below the number of Deferred Stock Units set forth below. The Deferred Stock Units are subject to all of the terms and conditions as set forth herein, in the Deferred Stock Unit Agreement (attached hereto or previously provided to the Participant in connection with a prior grant), and in the Plan, all of which are incorporated herein in their entirety. Capitalized terms not otherwise defined herein shall have the meaning set forth in the Plan.

Participant: [Insert Participant Name]

Grant Date:  [Insert Grant Date]

Number of

Deferred Stock Units:  [Insert No. Deferred Stock Units Granted, calculated as 25% of the sum of (x) $65,000 and (y) any applicable chairperson fees ($25,000 – Audit Committee and Capital Committee; $10,000 – Compensation Committee and Nominating and Corporate Governance Committee; $25,000 – Non-Executive Chairperson) / (closing price on June 30, 2020, September 30, 2020, December 31, 2020 or March 31, 2021, as applicable, with respect to the applicable quarter)]

Vesting Schedule: Fully vested as of Grant Date.

Settlement of

Deferred Stock Units: Deferred Stock Units shall be subject to deferred settlement as set forth in Section 4 of the Deferred Stock Unit Agreement.

* * *

COREPOINT LODGING INC.   

________________________________ 

By: Mark M. Chloupek

Title: General Counsel

[Signature Page to Non-Employee Director Deferred Stock Unit Award]

THE UNDERSIGNED PARTICIPANT ACKNOWLEDGES RECEIPT OF THIS DEFERRED STOCK UNIT GRANT NOTICE, THE DEFERRED STOCK UNIT AGREEMENT AND THE PLAN, AND, AS AN EXPRESS CONDITION TO THE GRANT OF DEFERRED STOCK UNITS HEREUNDER, AGREES TO BE BOUND BY THE TERMS OF THIS DEFERRED STOCK UNIT GRANT NOTICE, THE DEFERRED STOCK UNIT AGREEMENT AND THE PLAN.¹

PARTICIPANT

________________________________

¹ To the extent that the Company has established, either itself or through a third-party plan administrator, the ability to accept this award electronically, such acceptance shall constitute the Participant’s signature hereto.

[Signature Page to Non-Employee Director Deferred Stock Unit Award]

DEFERRED STOCK UNIT AGREEMENT

UNDER THE

COREPOINT LODGING INC.

2018 OMNIBUS INCENTIVE PLAN

Pursuant to the Deferred Stock Unit Grant Notice (the “Grant Notice”) delivered to the Participant (as defined in the Grant Notice), and subject to the terms of this Deferred Stock Unit Agreement (this “Deferred Stock Unit Agreement”) and the CorePoint Lodging Inc. 2018 Omnibus Incentive Plan, as it may be amended and restated from time to time (the “Plan”), CorePoint Lodging Inc. (the “Company”) and the Participant agree as follows. Capitalized terms not otherwise defined herein shall have the same meaning as set forth in the Plan.

1.Grant of Deferred Stock Units. Subject to the terms and conditions set forth herein and in the Plan, the Company hereby grants to the Participant the number of Deferred Stock Units provided in the Grant Notice. The Company may make one or more additional grants of Deferred Stock Units to the Participant under this Deferred Stock Unit Agreement by providing the Participant with a new Grant Notice, which may also include any terms and conditions differing from this Deferred Stock Unit Agreement to the extent provided therein. The Company reserves all rights with respect to the granting of additional Deferred Stock Units hereunder and makes no implied promise to grant additional Deferred Stock Units. Deferred Stock Units shall be treated as filly vested Restricted Stock Units for all purposes under the Plan.


2.Vesting. Subject to the conditions contained herein and in the Plan, the Deferred Stock Units shall vest as provided in the Grant Notice. With respect to any Deferred Stock Units, the period of time that such Deferred Stock Units remains subject to vesting shall be its Restricted Period.

3.Dividend Equivalents. The Deferred Stock Units shall be entitled to be credited with dividend equivalent payments upon the payment by the Company of dividends on shares of Common Stock. Such dividend equivalents will be provided in shares of Common Stock having a Fair Market Value equal to the amount of such applicable dividends, and shall be shall be payable at the same time as the Deferred Stock Units are settled in accordance with Section 4 below. In the event that any Deferred Stock Unit is forfeited by its terms, the Participant shall have no right to dividend equivalent payments in respect of such forfeited Deferred Stock Units.

4.Settlement of Deferred Stock Units. Notwithstanding the provisions of Section 8(d)(ii) of the Plan, in lieu of settlement of the vested Deferred Stock Units upon the expiration of the Restricted Period, such vested Deferred Stock Units shall be settled in accordance with Section 8(d)(ii) of the Plan on the earliest to occur of (i) a Change in Control, (ii) the date of the Participant’s Termination (or, if later, the date of the Participant’s “separation from service” within the meaning of Section 409A of the Code), or (iii) the annual meeting of the Company’s shareholders occurring in 2023 (and in no event later than July 1, 2023).

5.Treatment of Deferred Stock Units Upon Termination. Unless otherwise provided by the Committee, in the event of the Participant’s Termination for any reason:

(a)all vesting with respect to the Deferred Stock shall cease (after taking into account any vesting of Deferred Stock as set forth in the Grant Notice); and

(b)the unvested Deferred Stock Units shall be forfeited to the Company by the Participant for no consideration as of the date of such Termination.

6.Company; Participant.

(a)The term “Company” as used in this Deferred Stock Unit Agreement with reference to employment shall include the Company and its subsidiaries.

(b)Whenever the word “Participant” is used in any provision of this Deferred Stock Unit Agreement under circumstances where the provision should logically be construed to apply to the executors, the administrators, or the person or persons to whom the Deferred Stock Units may be transferred by will or by the laws of descent and distribution, the word “Participant” shall be deemed to include such person or persons.

7.Non-Transferability. The Deferred Stock Units are not transferable by the Participant except to Permitted Transferees in accordance with Section 14(b) of the Plan. Except as otherwise provided herein, no assignment or transfer of the Deferred Stock Units, or of the rights represented thereby, whether voluntary or involuntary, by operation of law or otherwise, shall vest in the assignee or transferee any interest or right herein whatsoever, but immediately upon such assignment or transfer the Deferred Stock Units shall terminate and become of no further effect.

8.Rights as Stockholder; Legend. The provisions of Sections 8(b) and 8(e) of the Plan are incorporated herein by reference and made a part hereof.

9.Tax Withholding. The provisions of Section 14(d) of the Plan are incorporated herein by reference and made a part hereof.

10.Notice. Every notice or other communication relating to this Deferred Stock Unit Agreement between the Company and the Participant shall be in writing, and shall be mailed to or delivered to the party for whom it is intended at such address as may from time to time be designated by such party in a notice mailed or delivered to the other party as herein provided; provided that, unless and until some other address be so designated, all notices or communications by the Participant to the Company shall be mailed or delivered to the Company at its principal executive office, to the attention of the Company General Counsel, and all notices or communications by the Company to the Participant may be given to the Participant personally or may be mailed to the Participant at the Participant’s last known address, as reflected in the Company’s records. Notwithstanding the above, all notices and communications between the Participant and any third-party plan administrator shall be mailed, delivered, transmitted or sent in accordance with the procedures established by such third-party plan administrator and communicated to the Participant from time to time.

11.No Right to Continued Service. This Deferred Stock Unit Agreement does not confer upon the Participant any right to continue as an employee or service provider to the Company.

12.Binding Effect. This Deferred Stock Unit Agreement shall be binding upon the heirs, executors, administrators and successors of the parties hereto.

13.Section 409A. It is intended that the Deferred Stock Units granted hereunder shall be compliant with Section 409A of the Code and shall be interpreted as such.

14.Waiver and Amendments. Except as otherwise set forth in Section 13 of the Plan, any waiver, alteration, amendment or modification of any of the terms of this Deferred Stock Unit Agreement shall be valid only if made in writing and signed by the parties hereto; provided, however, that any such waiver, alteration, amendment or modification is consented to on the Company’s behalf by the Committee. No waiver by either of the parties hereto of their rights hereunder shall be deemed to constitute a waiver with respect to any subsequent occurrences or transactions hereunder unless such waiver specifically states that it is to be construed as a continuing waiver.

15.Governing Law. This Deferred Stock Unit Agreement shall be construed and interpreted in accordance with the laws of the State of Maryland, without regard to the principles of conflicts of law thereof. Notwithstanding anything contained in this Deferred Stock Unit Agreement, the Grant Notice or the Plan to the contrary, if any suit or claim is instituted by the Participant or the Company relating to this Deferred Stock Unit Agreement, the Grant Notice or the Plan, the Participant hereby submits to the exclusive jurisdiction of and venue in the courts of Maryland.

16.Plan. The terms and provisions of the Plan are incorporated herein by reference. In the event of a conflict or inconsistency between the terms and provisions of the Plan and the provisions of this Deferred Stock Unit Agreement, the Plan shall govern and control.

EX-10.2

Exhibit 10.2

FORM OF RESTRICTED STOCK UNIT GRANT NOTICE

UNDER THE

COREPOINT LODGING INC.

2018 OMNIBUS INCENTIVE PLAN

(Non-Employee Director)

CorePoint Lodging Inc. (the “Company”), pursuant to its 2018 Omnibus Incentive Plan, as it may be amended and restated from time to time (the “Plan”), hereby grants to the Participant set forth below the number of Restricted Stock Units set forth below. The Restricted Stock Units are subject to all of the terms and conditions as set forth herein, in the Restricted Stock Unit Agreement (attached hereto or previously provided to the Participant in connection with a prior grant), and in the Plan, all of which are incorporated herein in their entirety. Capitalized terms not otherwise defined herein shall have the meaning set forth in the Plan. The Participant acknowledges that the Restricted Stock Units granted hereunder shall replace, and is in lieu of, the Annual Director Grant contemplated under Section 11 of the Plan to be made in connection with the Company’s 2020 annual meeting of stockholders (the “2020 Annual Director Grant”), and the Participant hereby waives any rights with respect to the grant of shares of Restricted Stock in connection with the 2020 Annual Director Grant.

Participant:  [Insert Participant Name]

Grant Date:   [Insert Grant Date]

Number of

Restricted Stock Units: [Insert No. of Restricted Stock Units granted, calculated as (Participants Other than Non-Executive Chairman of the Board: $100,000)(Non-Executive Chairman of the Board: $150,000) / (closing price on the day prior to the 2020 annual meeting)]

Vesting Schedule: Provided the Participant has not undergone a Termination at the time of the applicable vesting date (or event), all of the Restricted Stock Units will vest on the earlier to occur of (i) the first anniversary of the Grant Date and (ii) the annual meeting of the Company’s shareholders occurring in the year following the year in which the Grant Date occurs; provided, however,that in the event that (a) the Participant undergoes a Termination as a result of such Participant’s death or Disability, or (b) a Change in Control occurs, such Participant shall fully vest in such Participant’s Restricted Stock Units.

Settlement of

Restricted StockUnits: Restricted Stock Units shall be subject to deferred settlement as set forth in Section 4 of the Restricted Stock Unit Agreement.

* * *

COREPOINT LODGING INC.   

________________________________  

By: Mark M. Chloupek

Title: General Counsel

[Signature Page to Non-Employee Director Restricted Stock Unit Award]

THE UNDERSIGNED PARTICIPANT ACKNOWLEDGES RECEIPT OF THIS RESTRICTED STOCK UNIT GRANT NOTICE, THE RESTRICTED STOCK UNIT AGREEMENT AND THE PLAN, AND, AS AN EXPRESS CONDITION TO THE GRANT OF RESTRICTED STOCK UNITS HEREUNDER, AGREES TO BE BOUND BY THE TERMS OF THIS RESTRICTED STOCK UNIT GRANT NOTICE, THE RESTRICTED STOCK UNIT AGREEMENT AND THE PLAN.¹

PARTICIPANT

________________________________

¹ To the extent that the Company has established, either itself or through a third-party plan administrator, the ability to accept this award electronically, such acceptance shall constitute the Participant’s signature hereto.

[Signature Page to Non-Employee Director Restricted Stock Unit Award]

RESTRICTED STOCK UNIT AGREEMENT
UNDER THE
COREPOINT LODGING INC.
2018 OMNIBUS INCENTIVE PLAN

Pursuant to the Restricted Stock Unit Grant Notice (the “Grant Notice”) delivered to the Participant (as defined in the Grant Notice), and subject to the terms of this Restricted Stock Unit Agreement (this “Restricted Stock Unit Agreement”) and the CorePoint Lodging Inc. 2018 Omnibus Incentive Plan, as it may be amended and restated from time to time (the “Plan”), CorePoint Lodging Inc. (the “Company”) and the Participant agree as follows. Capitalized terms not otherwise defined herein shall have the same meaning as set forth in the Plan.

1.Grant of Restricted Stock Units. Subject to the terms and conditions set forth herein and in the Plan, the Company hereby grants to the Participant the number of Restricted Stock Units provided in the Grant Notice. The Company may make one or more additional grants of Restricted Stock Units to the Participant under this Restricted Stock Unit Agreement by providing the Participant with a new Grant Notice, which may also include any terms and conditions differing from this Restricted Stock Unit Agreement to the extent provided therein. The Company reserves all rights with respect to the granting of additional Restricted Stock Units hereunder and makes no implied promise to grant additional Restricted Stock Units.

2.Vesting. Subject to the conditions contained herein and in the Plan, the Restricted Stock Units shall as vest provided in the Grant Notice. With respect to any Restricted Stock Units, the period of time that such Restricted Stock Units remains subject to vesting shall be its Restricted Period.

3.Dividend Equivalents. The Restricted Stock Units shall be entitled to be credited with dividend equivalent payments upon the payment by the Company of dividends on shares of Common Stock. Such dividend equivalents will be provided in shares of Common Stock having a Fair Market Value equal to the amount of such applicable dividends, and shall be shall be payable at the same time as the Restricted Stock Units are settled in accordance with Section 4 below. In the event that any Restricted Stock Unit is forfeited by its terms, the Participant shall have no right to dividend equivalent payments in respect of such forfeited Restricted Stock Units.

4.Settlement of Restricted Stock Units. Notwithstanding the provisions of Section 8(d)(ii) of the Plan, in lieu of settlement of the vested Restricted Stock Units upon the expiration of the Restricted Period, such vested Restricted Stock Units shall be settled in accordance with Section 8(d)(ii) of the Plan on the earliest to occur of (i) a Change in Control, (ii) the date of the Participant’s Termination (or, if later, the date of the Participant’s “separation from service” within the meaning of Section 409A of the Code), or (iii) the annual meeting of the Company’s shareholders occurring in 2023 (and in no event later than July 1, 2023).

5.Treatment of Restricted Stock Units Upon Termination. Unless otherwise provided by the Committee, in the event of the Participant’s Termination for any reason:

(a)all vesting with respect to the Restricted Stock shall cease (after taking into account any vesting of Restricted Stock as set forth in the Grant Notice); and

(b)the unvested Restricted Stock Units shall be forfeited to the Company by the Participant for no consideration as of the date of such Termination.

6.Company; Participant.

(a)The term “Company” as used in this Restricted Stock Unit Agreement with reference to employment shall include the Company and its subsidiaries.

(b)Whenever the word “Participant” is used in any provision of this Restricted Stock Unit Agreement under circumstances where the provision should logically be construed to apply to the executors, the administrators, or the person or persons to whom the Restricted Stock Units may be transferred by will or by the laws of descent and distribution, the word “Participant” shall be deemed to include such person or persons.

7.Non-Transferability. The Restricted Stock Units are not transferable by the Participant except to Permitted Transferees in accordance with Section 14(b) of the Plan. Except as otherwise provided herein, no assignment or transfer of the Restricted Stock Units, or of the rights represented thereby, whether voluntary or involuntary, by operation of law or otherwise, shall vest in the assignee or transferee any interest or right herein whatsoever, but immediately upon such assignment or transfer the Restricted Stock Units shall terminate and become of no further effect.

8.Rights as Stockholder; Legend. The provisions of Sections 8(b) and 8(e) of the Plan are incorporated herein by reference and made a part hereof.

9.Tax Withholding. The provisions of Section 14(d) of the Plan are incorporated herein by reference and made a part hereof.

10.Notice. Every notice or other communication relating to this Restricted Stock Unit Agreement between the Company and the Participant shall be in writing, and shall be mailed to or delivered to the party for whom it is intended at such address as may from time to time be designated by such party in a notice mailed or delivered to the other party as herein provided; provided that, unless and until some other address be so designated, all notices or communications by the Participant to the Company shall be mailed or delivered to the Company at its principal executive office, to the attention of the Company General Counsel, and all notices or communications by the Company to the Participant may be given to the Participant personally or may be mailed to the Participant at the Participant’s last known address, as reflected in the Company’s records. Notwithstanding the above, all notices and communications between the Participant and any third-party plan administrator shall be mailed, delivered, transmitted or sent in accordance with the procedures established by such third-party plan administrator and communicated to the Participant from time to time.

11.No Right to Continued Service. This Restricted Stock Unit Agreement does not confer upon the Participant any right to continue as an employee or service provider to the Company.

12.Binding Effect. This Restricted Stock Unit Agreement shall be binding upon the heirs, executors, administrators and successors of the parties hereto.

13.Section 409A. It is intended that the Restricted Stock Units granted hereunder shall be compliant with Section 409A of the Code and shall be interpreted as such.

14.Waiver and Amendments. Except as otherwise set forth in Section 13 of the Plan, any waiver, alteration, amendment or modification of any of the terms of this Restricted Stock Unit Agreement shall be valid only if made in writing and signed by the parties hereto; provided, however, that any such waiver, alteration, amendment or modification is consented to on the Company’s behalf by the

Committee. No waiver by either of the parties hereto of their rights hereunder shall be deemed to constitute a waiver with respect to any subsequent occurrences or transactions hereunder unless such waiver specifically states that it is to be construed as a continuing waiver.

15.Governing Law. This Restricted Stock Unit Agreement shall be construed and interpreted in accordance with the laws of the State of Maryland, without regard to the principles of conflicts of law thereof. Notwithstanding anything contained in this Restricted Stock Unit Agreement, the Grant Notice or the Plan to the contrary, if any suit or claim is instituted by the Participant or the Company relating to this Restricted Stock Unit Agreement, the Grant Notice or the Plan, the Participant hereby submits to the exclusive jurisdiction of and venue in the courts of Maryland.

16.Plan. The terms and provisions of the Plan are incorporated herein by reference. In the event of a conflict or inconsistency between the terms and provisions of the Plan and the provisions of this Restricted Stock Unit Agreement, the Plan shall govern and control.

EX-10.3

Exhibit 10.3

RESTRICTED STOCK GRANT NOTICE

UNDER THE

COREPOINT LODGING INC.

2018 OMNIBUS INCENTIVE PLAN

(Time-Based Vesting Award)

CorePoint Lodging Inc. (the “Company”), pursuant to its 2018 Omnibus Incentive Plan, as it may be amended and restated from time to time (the “Plan”), hereby grants to the Participant set forth below the number of shares of Restricted Stock set forth below. The shares of Restricted Stock are subject to all of the terms and conditions as set forth herein, in the Restricted Stock Agreement (attached hereto or previously provided to the Participant in connection with a prior grant), and in the Plan, all of which are incorporated herein in their entirety. Capitalized terms not otherwise defined herein shall have the meaning set forth in the Plan.

Participant:	Keith A. Cline
Grant Date:	April 16, 2020
Number of Shares of Restricted Stock:	39,468
Vesting Schedule:	Provided the Participant has not undergone a Termination at the time of the applicable vesting date (or event):
	•One-third (1/3rd) of the shares of Restricted Stock will vest on the first anniversary of the Grant Date;
	•One-third (1/3rd) of the shares of Restricted Stock will vest on the second anniversary of the Grant Date; and
	•One-third (1/3rd) of the shares of Restricted Stock will vest on the third anniversary of the Grant Date;
	provided, however, that in the event that (a) the Participant undergoes a Termination by the Service Recipient without Cause, by the Participant for Good Reason, or as a result of such Participant’s death or Disability, or (b) a Change in Control occurs, such Participant shall fully vest in such Participant’s Restricted Stock.
Additional Terms:	You must notify us immediately if you are making an Internal Revenue Code Section 83(b) Election, and you must send us a copy of the same.
	For purposes hereof, prior to the finding of the existence of Cause under clauses (ii)(A), (B) and (D) of the definition thereof, the Company must provide (x) the Participant written notice setting forth the alleged Cause event and (y) such Participant not less than ten (10) days to fully cure such alleged Cause event.
	•“Good Reason” shall have the meaning set forth in the CorePoint Lodging Inc. Executive Severance Plan, as in effect on the date hereof.

Keith - Waiver Letter and RSA Grant Agreement - Salary Replacement RSA Grant Notice and Agreement

•To the extent the Participant is party to an agreement between the Participant and the Company that contains language governing the treatment of equity in connection with a Change in Control, this Restricted Stock Grant Notice shall govern and control regarding the treatment of such Participant’s equity in connection with such Change in Control.

* * *

2

COREPOINT LODGING Inc.

By: /s/ Mark M. Chloupek 

Name:  Mark M. Chloupek

Title:  General Counsel

[Signature Page to Time-Based Restricted Stock Award]

THE UNDERSIGNED PARTICIPANT ACKNOWLEDGES RECEIPT OF THIS RESTRICTED STOCK GRANT NOTICE, THE RESTRICTED STOCK AGREEMENT AND THE PLAN, AND, AS AN EXPRESS CONDITION TO THE GRANT OF SHARES OF RESTRICTED STOCK HEREUNDER, AGREES TO BE BOUND BY THE TERMS OF THIS RESTRICTED STOCK GRANT NOTICE, THE RESTRICTED STOCK AGREEMENT AND THE PLAN.¹

PARTICIPANT

/s/ Keith A. Cline 

Keith A. Cline

¹ To the extent that the Company has established, either itself or through a third-party plan administrator, the ability to accept this award electronically, such acceptance shall constitute the Participant’s signature hereto.

[Signature Page to Time-Based Restricted Stock Award]

RESTRICTED STOCK AGREEMENT

UNDER THE

COREPOINT LODGING INC.

2018 OMNIBUS INCENTIVE PLAN

Pursuant to the Restricted Stock Grant Notice (the “Grant Notice”) delivered to the Participant (as defined in the Grant Notice), and subject to the terms of this Restricted Stock Agreement (this “Restricted Stock Agreement”) and the CorePoint Lodging Inc. 2018 Omnibus Incentive Plan, as it may be amended and restated from time to time (the “Plan”), CorePoint Lodging Inc. (the “Company”) and the Participant agree as follows. Capitalized terms not otherwise defined herein shall have the same meaning as set forth in the Plan.

1.Grant of Shares of Restricted Stock. Subject to the terms and conditions set forth herein and in the Plan, the Company hereby grants to the Participant the number of shares of Restricted Stock provided in the Grant Notice. The Company may make one or more additional grants of shares of Restricted Stock to the Participant under this Restricted Stock Agreement by providing the Participant with a new Grant Notice, which may also include any terms and conditions differing from this Restricted Stock Agreement to the extent provided therein. The Company reserves all rights with respect to the granting of additional shares of Restricted Stock hereunder and makes no implied promise to grant additional shares of Restricted Stock.

2.Vesting. Subject to the conditions contained herein and in the Plan, the shares of Restricted Stock shall vest and the restrictions on such shares of Restricted Stock shall lapse as provided in the Grant Notice. With respect to any share of Restricted Stock, the period of time that such share of Restricted Stock remains subject to vesting shall be its Restricted Period.

3.Issuance of Shares of Restricted Stock. The provisions of Section 8(d)(i) of the Plan are incorporated herein by reference and made a part hereof.

4.Treatment of Shares of Restricted Stock Upon Termination. Unless otherwise provided by the Committee, in the event of the Participant’s Termination for any reason:

(a)all vesting with respect to the Restricted Stock shall cease (after taking into account any vesting of Restricted Stock as set forth in the Grant Notice); and

(b)the unvested shares of Restricted Stock shall be forfeited to the Company by the Participant for no consideration as of the date of such Termination.

5.Company; Participant.

(a)The term “Company” as used in this Restricted Stock Agreement with reference to employment shall include the Company and its subsidiaries.

(b)Whenever the word “Participant” is used in any provision of this Restricted Stock Agreement under circumstances where the provision should logically be construed to apply to the executors, the administrators, or the person or persons to whom the shares of Restricted Stock may be transferred by will or by the laws of descent and distribution, the word “Participant” shall be deemed to include such person or persons.

6.Non-Transferability. The shares of Restricted Stock are not transferable by the Participant except to Permitted Transferees in accordance with Section 14(b) of the Plan. Except as otherwise provided herein, no assignment or transfer of the shares of Restricted Stock, or of the rights represented thereby, whether voluntary or involuntary, by operation of law or otherwise, shall vest in the assignee or transferee any interest or right herein whatsoever, but immediately upon such assignment or transfer the shares of Restricted Stock shall terminate and become of no further effect.

7.Rights as Stockholder; Legend. The provisions of Sections 8(b) and 8(e) of the Plan are incorporated herein by reference and made a part hereof.

8.Tax Withholding. The provisions of Section 14(d) of the Plan are incorporated herein by reference and made a part hereof.

9.Dividends. During the Restricted Period, shares of Restricted Stock, whether vested or unvested, shall be entitled to receive dividends (upon the payment by the Company of dividends on shares of Common Stock), which dividends shall be payable at the same time and in the same form as the Company pays dividends on shares of Common Stock.

10.Notice. Every notice or other communication relating to this Restricted Stock Agreement between the Company and the Participant shall be in writing, and shall be mailed to or delivered to the party for whom it is intended at such address as may from time to time be designated by such party in a notice mailed or delivered to the other party as herein provided; provided that, unless and until some other address be so designated, all notices or communications by the Participant to the Company shall be mailed or delivered to the Company at its principal executive office, to the attention of the Company General Counsel, and all notices or communications by the Company to the Participant may be given to the Participant personally or may be mailed to the Participant at the Participant’s last known address, as reflected in the Company’s records. Notwithstanding the above, all notices and communications between the Participant and any third-party plan administrator shall be mailed, delivered, transmitted or sent in accordance with the procedures established by such third-party plan administrator and communicated to the Participant from time to time.

11.No Right to Continued Service. This Restricted Stock Agreement does not confer upon the Participant any right to continue as an employee or service provider to the Company.

12.Binding Effect. This Restricted Stock Agreement shall be binding upon the heirs, executors, administrators and successors of the parties hereto.

13.Waiver and Amendments. Except as otherwise set forth in Section 13 of the Plan, any waiver, alteration, amendment or modification of any of the terms of this Restricted Stock Agreement shall be valid only if made in writing and signed by the parties hereto; provided, however, that any such waiver, alteration, amendment or modification is consented to on the Company’s behalf by the Committee. No waiver by either of the parties hereto of their rights hereunder shall be deemed to constitute a waiver with respect to any subsequent occurrences or transactions hereunder unless such waiver specifically states that it is to be construed as a continuing waiver.

14.Governing Law. This Restricted Stock Agreement shall be construed and interpreted in accordance with the laws of the State of Maryland, without regard to the principles of conflicts of law thereof. Notwithstanding anything contained in this Restricted Stock Agreement, the Grant Notice or the Plan to the contrary, if any suit or claim is instituted by the Participant or the

2

Company relating to this Restricted Stock Agreement, the Grant Notice or the Plan, the Participant hereby submits to the exclusive jurisdiction of and venue in the courts of Maryland.

15.Plan. The terms and provisions of the Plan are incorporated herein by reference. In the event of a conflict or inconsistency between the terms and provisions of the Plan and the provisions of this Restricted Stock Agreement, the Plan shall govern and control.

3

EX-10.4

Exhibit 10.4

CorePoint Lodging Inc.

April 15, 2020

Dear Keith,

In light of extraordinary circumstances surrounding the COVID-19 crisis and its impact on our business, you are voluntarily agreeing to (i) a reduction of your annualized base salary in respect of the period from April 16, 2020 through December 31, 2020 (the “Applicable Period”) such that your annualized base salary during the Applicable Period equals $422,702.45 ($24,864.85 per pay period), less applicable withholding and (ii) receive restricted shares of CorePoint Lodging Inc. (the “Company”) common stock (the “Restricted Shares”) granted to you pursuant to the Company’s 2018 Omnibus Incentive Plan (as amended and/or restated from time to time, the “Omnibus Plan”), pursuant to the grant notice and award agreement attached hereto as Exhibit A having a value on the date of grant equal to $140,900.76.

By signing below, you hereby agree and consent (i) to the reduction of your annualized base salary solely for the Applicable Period (and, for the avoidance of doubt, at the end of the Applicable Period, your annualized base salary will automatically increase to its original amount) and receipt of Restricted Shares, in each case, as described above and (ii) that such reduction of your annualized base salary during the Applicable Period does not constitute “good reason” or a “constructive termination” (or term of similar meaning) under any agreement to which you are a party or any plan in which you participate including, without limitation, any equity awards granted under the Omnibus Plan or the CorePoint Lodging Inc. Executive Severance Plan.

Notwithstanding the foregoing, unless prohibited by applicable law or regulation, for purposes of all of the Company’s compensation and benefit plans, including, without limitation, calculation of your annual bonus for fiscal year 2020 under the Company’s Section 16 Officer Short Term Incentive Plan and any severance to which you become entitled, any payments or benefits thereunder will be calculated using your annualized base salary prior to the reduction hereunder.

Thank you for your continued leadership and efforts during these difficult and uncertain times.

            Sincerely,

            CorePoint Lodging Inc.

/s/ Mark M. Chloupek 

            By: Mark M. Chloupek

            Title: Executive Vice President, Secretary & General

Counsel

Acknowledged and agreed:

/s/ Keith A. Cline  

Name: Keith A. Cline

Date: April 22, 2020

EX-31.1

Exhibit 31.1

CERTIFICATION OF CHIEF EXECUTIVE OFFICER

I, Keith A. Cline, certify that:

1. I have reviewed this Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2020 of CorePoint Lodging Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

August 10, 2020	/s/ Keith A. Cline
	Keith A. Cline
	President and Chief Executive Officer
	(Principal Executive Officer)

EX-31.2

Exhibit 31.2

CERTIFICATION OF CHIEF FINANCIAL OFFICER

I, Daniel E. Swanstrom II, certify that:

1. I have reviewed this Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2020 of CorePoint Lodging Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

August 10, 2020	/s/ Daniel E. Swanstrom II
	Daniel E. Swanstrom II
	Executive Vice President and Chief Financial Officer
	(Principal Financial Officer)

EX-32.1

Exhibit 32.1

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350

AS ADOPTED PURSUANT TO SECTION 906

OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly of CorePoint Lodging Inc. (the “Company”) on Form 10-Q for the quarterly period ended June 30, 2020 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Keith A. Cline, President, Chief Executive Officer and Director of the Company, do hereby certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

1. The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: August 10, 2020	/s/ Keith A. Cline
	Keith A. Cline
	President and Chief Executive Officer
	(Principal Executive Officer)

EX-32.2

Exhibit 32.2

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350

AS ADOPTED PURSUANT TO SECTION 906

OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly of CorePoint Lodging Inc. (the “Company”) on Form 10-Q for the quarterly period June 30, 2020 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Daniel E. Swanstrom II, Executive Vice President and Chief Financial Officer, do hereby certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

1. The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: August 10, 2020	/s/ Daniel E. Swanstrom II
	Daniel E. Swanstrom II
	Executive Vice President and Chief Financial Officer
	(Principal Financial Officer)

XML

Cover Page - shares	6 Months Ended
	Jun. 30, 2020	Jul. 31, 2020
Cover [Abstract]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Jun. 30, 2020
Document Transition Report	false
Entity File Number	001-38168
Entity Registrant Name	CorePoint Lodging Inc.
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	82-1497742
Entity Address, Address Line One	125 E. John Carpenter Freeway, Suite 1650
Entity Address, City or Town	Irving,
Entity Address, State or Province	TX
Entity Address, Postal Zip Code	75062
City Area Code	972
Local Phone Number	893-3199
Title of 12(b) Security	Common Stock, $0.01 par value per share
Trading Symbol	CPLG
Security Exchange Name	NYSE
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Accelerated Filer
Entity Small Business	true
Entity Emerging Growth Company	true
Entity Ex Transition Period	true
Entity Shell Company	false
Entity Common Stock, Shares Outstanding		58,160,358
Entity Central Index Key	0001707178
Current Fiscal Year End Date	--12-31
Document Fiscal Year Focus	2020
Document Fiscal Period Focus	Q1
Amendment Flag	false

XML

Condensed Consolidated Balance Sheets (Unaudited) - USD ($) $ in Millions	Jun. 30, 2020	Dec. 31, 2019
Real estate:
Land	$ 553	$ 604
Buildings and improvements	1,936	2,162
Furniture, fixtures, and other equipment	323	347
Gross operating real estate	2,812	3,113
Less accumulated depreciation	(1,117)	(1,216)
Net operating real estate	1,695	1,897
Construction in progress	8	14
Total real estate, net	1,703	1,911
Right of use assets	21	21
Cash and cash equivalents	194	101
Accounts receivable	20	33
Other assets	60	43
Total Assets	1,998	2,109
Liabilities:
Debt, net	961	915
Mandatorily redeemable preferred shares	15	15
Accounts payable and accrued expenses	66	82
Dividends payable	0	11
Other liabilities	46	43
Deferred tax liabilities	7	6
Total Liabilities	1,095	1,072
Equity:
Common Stock, Value, Outstanding	1	1
Additional paid-in-capital	959	954
Retained earnings (deficit)	(59)	80
Noncontrolling interest	2	2
Total Equity	903	1,037
Total Liabilities and Equity	$ 1,998	$ 2,109

XML

Condensed Consolidated Balance Sheets (Unaudited) (Parenthetical) - $ / shares	Jun. 30, 2020	Dec. 31, 2019
Statement of Financial Position [Abstract]
Common Stock, par value (in usd per share)	$ 0.01	$ 0.01
Common Stock, shares authorized (in shares)	1,000,000,000.0	1,000,000,000.0
Common Stock, shares issued (in shares)	58,200,000	57,200,000
Common Stock, shares outstanding (in shares)	58,200,000	57,200,000

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Condensed Consolidated Statements of Operations (Unaudited) - USD ($) shares in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019	Jun. 30, 2020	Jun. 30, 2019
Revenues:
Revenues	$ 72,000,000	$ 219,000,000	$ 218,000,000	$ 427,000,000
Operating Expenses:
Property tax, insurance and other	15,000,000	19,000,000	31,000,000	36,000,000
Management and royalty fees	7,000,000	21,000,000	21,000,000	42,000,000
Corporate general and administrative	6,000,000	14,000,000	14,000,000	22,000,000
Depreciation and amortization	42,000,000	46,000,000	82,000,000	90,000,000
Impairment loss	52,000,000	0	54,000,000	0
Gain on sales of real estate	(9,000,000)	(2,000,000)	(32,000,000)	(2,000,000)
Gain on casualty	(1,000,000)	(4,000,000)	(3,000,000)	(4,000,000)
Total Operating Expenses	167,000,000	224,000,000	325,000,000	438,000,000
Operating Loss	(95,000,000)	(5,000,000)	(107,000,000)	(11,000,000)
Other Income (Expense):
Interest expense	(12,000,000)	(18,000,000)	(26,000,000)	(36,000,000)
Other income (expense), net	(1,000,000)	5,000,000	2,000,000	7,000,000
Total Other Expenses	(13,000,000)	(13,000,000)	(24,000,000)	(29,000,000)
Loss before income taxes	(108,000,000)	(18,000,000)	(131,000,000)	(40,000,000)
Income tax benefit (expense)	1,000,000	(1,000,000)	3,000,000	(6,000,000)
Net loss	$ (107,000,000)	$ (19,000,000)	$ (128,000,000)	$ (46,000,000)
Weighted average number of shares outstanding, basic and diluted (in shares)	56.6	57.0	56.6	57.8
Loss per share:
Basic and diluted earnings (loss) per share (in usd per share)	$ (1.89)	$ (0.32)	$ (2.26)	$ (0.80)
Rooms
Revenues:
Revenues	$ 70,000,000	$ 215,000,000	$ 213,000,000	$ 419,000,000
Operating Expenses:
Cost of goods and services	40,000,000	102,000,000	119,000,000	195,000,000
Other
Revenues:
Revenues	2,000,000	4,000,000	5,000,000	8,000,000
Operating Expenses:
Cost of goods and services	$ 15,000,000	$ 28,000,000	$ 39,000,000	$ 59,000,000

XML

Condensed Consolidated Statements of Equity (Unaudited) - USD ($) $ in Millions	Total	Cumulative Effect, Period of Adoption, Adjustment	Common Stock	Additional Paid-in- Capital	Retained  Earnings (Deficit)	Retained  Earnings (Deficit) Cumulative Effect, Period of Adoption, Adjustment	Noncontrolling Interest
Beginning balance (in shares) at Dec. 31, 2018			59,500,000
Beginning balance at Dec. 31, 2018	$ 1,297	$ 1	$ 1	$ 974	$ 319	$ 1	$ 3
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss	(27)				(27)
Dividends on common stock	(12)				(12)
Equity-based compensation (in shares)			400,000
Equity-based compensation	2			2
Purchase of common stock ( in shares)			(700,000)
Purchase of common stock	(9)			(9)
Ending balance at Mar. 31, 2019	1,252		$ 1	967	281		3
Ending balance (in shares) at Mar. 31, 2019			59,200,000
Beginning balance (in shares) at Dec. 31, 2018			59,500,000
Beginning balance at Dec. 31, 2018	1,297	$ 1	$ 1	974	319	$ 1	3
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss	$ (46)
Purchase of common stock ( in shares)	(2,100,000)
Ending balance at Jun. 30, 2019	$ 1,209		$ 1	954	251		3
Ending balance (in shares) at Jun. 30, 2019			57,700,000
Beginning balance (in shares) at Mar. 31, 2019			59,200,000
Beginning balance at Mar. 31, 2019	1,252		$ 1	967	281		3
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss	(19)				(19)
Dividends on common stock	(11)				(11)
Equity-based compensation	4			4
Purchase of common stock ( in shares)			(1,500,000)
Purchase of common stock	(17)			(17)
Ending balance at Jun. 30, 2019	$ 1,209		$ 1	954	251		3
Ending balance (in shares) at Jun. 30, 2019			57,700,000
Beginning balance (in shares) at Dec. 31, 2019	57,200,000		57,200,000
Beginning balance at Dec. 31, 2019	$ 1,037		$ 1	954	80		2
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss	(21)				(21)
Dividends on common stock	(11)				(11)
Equity-based compensation (in shares)			900,000
Equity-based compensation	2			2
Ending balance at Mar. 31, 2020	$ 1,007		$ 1	956	48		2
Ending balance (in shares) at Mar. 31, 2020			58,100,000
Beginning balance (in shares) at Dec. 31, 2019	57,200,000		57,200,000
Beginning balance at Dec. 31, 2019	$ 1,037		$ 1	954	80		2
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss	(128)
Ending balance at Jun. 30, 2020	$ 903		$ 1	959	(59)		2
Ending balance (in shares) at Jun. 30, 2020	58,200,000		58,200,000
Beginning balance (in shares) at Mar. 31, 2020			58,100,000
Beginning balance at Mar. 31, 2020	$ 1,007		$ 1	956	48		2
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss	(107)				(107)
Equity-based compensation (in shares)			100,000
Equity-based compensation	3			3
Ending balance at Jun. 30, 2020	$ 903		$ 1	$ 959	$ (59)		$ 2
Ending balance (in shares) at Jun. 30, 2020	58,200,000		58,200,000

XML

Condensed Consolidated Statements of Equity (Unaudited) (Parenthetical) - $ / shares	3 Months Ended
	Mar. 31, 2020	Jun. 30, 2019	Mar. 31, 2019
Statement of Stockholders' Equity [Abstract]
Dividends on common stock, per share (in usd per share)	$ 0.20	$ 0.20	$ 0.20

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Condensed Consolidated Statements of Cash Flows (Unaudited) - USD ($)	6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019
Cash flows from operating activities:
Net loss	$ (128,000,000)	$ (46,000,000)
Adjustments to reconcile net loss to net cash provided by (used in) operating activities:
Depreciation and amortization	82,000,000	90,000,000
Amortization of deferred costs and other assets	9,000,000	11,000,000
Impairment loss	54,000,000	0
Gain on casualty	(3,000,000)	(4,000,000)
Gain on sales of real estate	(32,000,000)	(2,000,000)
Equity-based compensation expense	5,000,000	6,000,000
Changes in assets and liabilities:
Accounts receivable	2,000,000	(7,000,000)
Other assets	0	4,000,000
Accounts payable and accrued expenses	(9,000,000)	6,000,000
Other liabilities	0	3,000,000
Net cash provided by (used in) operating activities	(20,000,000)	61,000,000
Cash flows from investing activities:
Capital expenditures, primarily investments in existing real estate	(14,000,000)	(47,000,000)
Lender and other escrows	(10,000,000)	0
Insurance proceeds related to real estate casualties	9,000,000	9,000,000
Proceeds from sales of real estate	117,000,000	24,000,000
Net cash provided by (used in) investing activities	102,000,000	(14,000,000)
Cash flows from financing activities:
Proceeds from debt	110,000,000	0
Repayment of debt	(70,000,000)	(19,000,000)
Debt issuance costs	(1,000,000)	0
Payment of insurance financing	(6,000,000)	(5,000,000)
Dividends on common stock	(22,000,000)	(23,000,000)
Purchase of common stock	0	(26,000,000)
Net cash provided by (used in) financing activities	11,000,000	(73,000,000)
Increase (decrease) in cash and cash equivalents	93,000,000	(26,000,000)
Cash and cash equivalents at the beginning of the period	101,000,000	68,000,000
Cash and cash equivalents at the end of the period	$ 194,000,000	$ 42,000,000

XML

Organization and Basis of Presentation

6 Months Ended

Jun. 30, 2020

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization and Basis of Presentation

Organization and Basis of Presentation

Organization and Business

        CorePoint Lodging Inc., a Maryland corporation, is a publicly traded (NYSE: CPLG) self-administered lodging real estate investment trust (“REIT”) primarily serving the upper midscale and midscale lodging segments, with a portfolio of select-service hotels located in the United States (“U.S.”). As used herein, “CorePoint,” “we,” “us,” “our,” or the “Company” refer to CorePoint Lodging Inc. and its subsidiaries unless the context otherwise requires.

        The following table sets forth the number of owned and joint venture hotels and approximate number of rooms at such hotels as of June 30, 2020 and December 31, 2019, respectively:

	June 30, 2020		December 31, 2019
	Hotels	Rooms	Hotels	Rooms
Owned	239	31,200	270	34,800
Joint Venture	1	200	1	200
Totals	240	31,400	271	35,000

        For U.S. federal income tax purposes, we made an election to be taxed as a REIT, effective May 31, 2018, with the filing of our U.S. federal income tax return for the year ended December 31, 2018. We believe that we are organized and operate in a REIT-qualified manner, and we intend to continue to operate as such. As a REIT, we are generally not subject to federal corporate income tax on the portion of our net income that is currently distributed to our stockholders. To maintain our REIT status, we are required to meet several requirements as provided by the Internal Revenue Code of 1986, as amended (the “Code”). These include that the Company cannot operate or manage our hotels. Therefore, we lease the hotel properties to CorePoint TRS L.L.C., our wholly-owned taxable REIT subsidiary (“CorePoint TRS”), which engages third-party eligible independent contractors to manage the hotels. CorePoint TRS is subject to federal, state and local income taxes. To maintain our REIT status, we must distribute annually at least 90% of our “REIT taxable income,” as defined by the Code, to our stockholders. We intend to continue to meet our distribution and other requirements as required by the Code.

Interim Unaudited Financial Information

        The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) and should be read in conjunction with the consolidated financial statements and notes thereto included in our Annual Report on Form 10-K for the year ended December 31, 2019. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been omitted from this Quarterly Report on Form 10-Q pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). The results for the interim periods shown in this report are not necessarily indicative of future financial results. The accompanying condensed consolidated financial statements have not been audited by our independent registered public accounting firm. In the opinion of management, the accompanying unaudited condensed consolidated financial statements include all adjustments, including normal recurring items, necessary to present fairly our condensed consolidated financial position as of June 30, 2020 and December 31, 2019, and our condensed consolidated results of operations and cash flows for the periods ended June 30, 2020 and 2019.

        The accompanying condensed consolidated financial statements include our accounts, as well as our wholly owned subsidiaries and any consolidated variable interest entities (“VIEs”). We recognize noncontrolling interests for the proportionate share of operations for ownership interests not held by our stockholders. All intercompany transactions have been eliminated.

Use of Estimates

        The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts and disclosures in the financial statements. These estimates include such items as: income taxes; impairment of long-lived assets; casualty losses; fair value evaluations; depreciation and amortization; equity-based compensation measurements; and going concern evaluations. Actual results could differ from those estimates.

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Significant Accounting Policies and Recently Issued Accounting Standards

6 Months Ended

Jun. 30, 2020

Accounting Policies [Abstract]

Significant Accounting Policies and Recently Issued Accounting Standards

Significant Accounting Policies and Recently Issued Accounting Standards

Investment in Real Estate

        Property and equipment and other investments in real estate are stated at cost less accumulated depreciation computed using a straight-line method over the following estimated useful life of each asset. Buildings and improvements have an estimated useful life of five to 40 years, furniture, fixtures and other equipment have an estimated useful life of two to ten years, and leasehold improvements are depreciated over the shorter of the underlying lease term or the useful lives of the related assets, generally ranging from two to 25 years.

        We capitalize expenditures that increase the overall value of an asset or extend an asset’s life, typically associated with hotel refurbishment, renovation, and major repairs. Such costs primarily include third-party contract labor, materials, professional design and other direct costs, and, during the redevelopment and renovation period, interest, real estate taxes and insurance costs. The interest, real estate taxes and insurance capitalization period begins when the activities related to the development have begun and ceases when the project is substantially complete, and the assets are held available for use or occupancy. Once such a project is substantially complete and the associated assets are ready for intended use, interest, real estate taxes and insurance costs are no longer capitalized. Normal maintenance and repair costs are expensed as incurred.

Impairment of Real Estate Related Assets

        For our investments in real estate, we monitor events and changes in circumstances indicating that the carrying amounts of the real estate assets may not be recoverable. When such events or changes are present, we assess the property’s recoverability by comparing the carrying amount of the asset to our estimate of the aggregate undiscounted future operating cash flows expected to be generated over the holding period of the asset including its eventual disposition.  If the carrying amount exceeds the aggregate undiscounted future operating cash flows, we recognize an impairment loss to the extent the carrying amount exceeds the estimated fair value of the property.  Any such impairment is treated for accounting purposes similar to an asset acquisition at the estimated fair value, which includes establishing a new cost basis and the elimination of the asset’s accumulated depreciation and amortization.

        In evaluating our investments for impairment, we undergo continuous evaluations of property level performance and real estate trends, and management makes several estimates and assumptions, including, but not limited to, the projected date of disposition, estimated sales price and future cash flows of each property during our estimated holding period. If our analysis or assumptions regarding the projected cash flows expected to result from the use and eventual disposition of our properties change, we incur additional costs and expenses during the holding period, or our expected hold periods change, we may incur future impairment losses.

Sales of Real Estate

        We classify hotels as held for sale when the criteria are met, in accordance with GAAP.  At that time, we present the assets and obligations associated with the real estate held for sale separately in our consolidated balance sheet, and we cease recording depreciation and amortization expense related to that asset.  Real estate held for sale is reported at the lower of its carrying amount or its estimated fair value less estimated costs to sell.

        Upon the disposition of a property, we recognize a gain or loss at a point in time when we determine control of the underlying asset has been transferred to the buyer. Our performance obligation is generally satisfied at the closing of the transaction. Any continuing involvement is analyzed as a separate performance obligation in the contract, and a portion of the sales price is allocated to each performance obligation. There is significant judgment applied to estimate the amount of any variable consideration identified within the sales price and assess its probability of occurrence based on current market information, historical transactions, and forecasted information that is reasonably available.

        For sales of real estate (or assets classified as held for sale), we evaluate whether the disposition is a strategic shift that will have a major effect on our operations and financial results. When a disposition represents a strategic shift that will have a major effect on our operations and financial results, it will be classified as discontinued operations in our consolidated financial statements for all periods presented.  

Cash and Cash Equivalents

        We classify all cash on hand, demand deposits with financial institutions, and short-term highly liquid investments with original maturities of three months or less to be cash equivalents. Cash and cash equivalents are stated at cost, which approximates fair market value.

        We classify cash and cash equivalents as restricted cash when contractual agreements or arrangements impose restrictions on our ability to freely access and utilize the cash and cash equivalent amounts.

Accounts Receivable

        Accounts receivable primarily consists of receivables due from insurance settlements, our hotel manager, hotel guests, and credit card companies and are carried at estimated collectable amounts. We periodically evaluate our receivables for collectability based on expected losses incurred over the life of the receivable, considering our historical experience, the length of time receivables are past due and the financial condition of the debtor. Accounts receivable are written off when collection is not probable. We record uncollectible operating lease receipts as a direct offset to room revenues. Our insurance settlement receivables are recorded based upon the terms of our insurance policies and our estimates of insurance losses.  As of June 30, 2020 and December 31, 2019, we had $8 million and $12 million of insurance settlement receivables, respectively. As of June 30, 2020 and December 31, 2019, we had $5 million and $9 million of receivables, respectively, related to the 2019 settlement of disputes with our hotel manager (the “Wyndham Settlement”). Remaining payments on the Wyndham Settlement are required to be paid no later than June 2021.

Debt and Deferred Debt Issuance Costs

        Deferred debt issuance costs include costs incurred in connection with issuance of debt, including costs associated with the entry into our loan agreements and revolving credit facility, and are presented as a direct reduction from the carrying amount of debt. These debt issuance costs are deferred and amortized to expense on a straight-line basis over the term of the debt, which approximates the effective interest amortization method. This amortization expense is included as a component of interest expense. When debt is paid prior to its scheduled maturity date and the underlying terms are materially modified, the remaining carrying value of deferred debt issuance costs, along with certain other payments to lenders, is included in loss on extinguishment of debt.

Lessee Accounting

        We determine if an arrangement is a lease at inception. Our operating lease agreements are primarily for ground leases and our corporate office lease, where the asset is classified within “right of use assets” and the operating lease liability is classified within “other liabilities” in our condensed consolidated balance sheets.

        Right of use assets represent our right to use an underlying asset for the lease term, and lease liabilities represent our obligation to make lease payments arising from the lease. Right of use assets and operating lease liabilities are recognized at the commencement date based on the present value of lease payments over the lease term. Our variable lease payments consist of payments based on a rate or index established subsequent to the lease commencement date and non-lease services related to the ground lease, primarily real estate taxes. Variable lease payments are excluded from the right of use assets and operating lease liabilities and are recognized in the period in which the obligation for those payments is incurred. As our leases do not provide an implicit rate, we use our incremental borrowing rate. Our incremental borrowing rate is based on information available at the commencement date using our actual borrowing rates commensurate with the lease terms and a fully levered borrowing. Extension options on our leases are included in our minimum lease terms when they are reasonably certain to be exercised. In our evaluation of the lease term, we consider other arrangements, primarily our debt and franchise agreements, which may have economic consequences related to failure to renew certain ground leases. For accounting purposes, such lease terms are not adjusted unless the contractual terms are modified. Rental expense for lease payments related to operating leases is recognized on a straight-line basis over the lease term.

Fair Value Measurement

        Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants at the measurement date. In evaluating the fair value of both financial and non-financial assets and liabilities, GAAP establishes a fair value hierarchy, which prioritizes the inputs used in measuring fair value into three broad levels, which are as follows:

Level 1—Quoted prices in active markets for identical assets or liabilities.

Level 2—Observable inputs other than Level 1 prices, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities. Valuations in this category are inherently less reliable than actively quoted market prices due to the degree of subjectivity involved in determining appropriate methodologies and the applicable underlying observable market assumptions.

Level 3—Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. These inputs cannot be validated by readily determinable market data and generally involve considerable judgment by management.

        We use the highest level of observable market data if such data is available without undue cost and effort. 

Derivative Instruments

        We use derivative instruments as part of our overall strategy to manage our exposure to market risks associated with fluctuations in interest rates. We regularly monitor the financial stability and credit standing of the counterparties to our derivative instruments. We do not enter into derivative financial instruments for trading or speculative purposes.

        We record all derivatives at fair value. On the date the derivative contract is entered into, we designate the derivative as one of the following: a hedge of a forecasted transaction or the variability of cash flows to be paid (“Cash Flow Hedge”), a hedge of the fair value of a recognized asset or liability (“Fair Value Hedge”), or an undesignated hedge instrument. Changes in the fair value of a derivative that is qualified, designated and highly effective as a Cash Flow Hedge are recorded in comprehensive income (loss) until they are reclassified into earnings when the hedged transaction affects earnings. Changes in the fair value of a derivative that is qualified, designated and highly effective as a Fair Value Hedge, along with the gain or loss on the hedged asset or liability that is attributable to the hedged risk, are recorded in current period earnings. Cash flows from designated derivative financial instruments are classified within the same category as the item being hedged in the consolidated statements of cash flows. Changes in fair value of undesignated hedge instruments are recorded in current period earnings. As of June 30, 2020 and December 31, 2019, we had interest rate caps, each of which are undesignated hedge instruments.

Revenue Recognition

        Our revenues primarily consist of operating lease revenues from room rentals, which are accounted for under GAAP in accordance with lease accounting standards. Room revenue is recognized as earned on a daily basis, net of customer incentive discounts, cash rebates, and refunds. Other lease revenues primarily include lease revenue from restaurants, billboards and cell towers, all of which are operating leases. Such leases are recognized on a straight-line basis over the term of the lease when collections are considered probable and as earned and collected when collections are not considered probable. Uncollectible lease amounts are recorded as a direct offset to revenues.

        As a lessor, our operating leases do not contain purchase options or require significant assumptions or judgments. Some of our operating leases contain extension options. For those with extension options we assess the likelihood such options will be exercised in determining the lease term.

        Customer revenues include other hotel guest revenues generated by the incidental support of hotel operations and are recognized under the revenue accounting standard as the service obligation is completed.

Purchase of Common Stock

        Purchases of common stock are recorded on the trade date at cost, including commissions and other costs, through a removal of the stated par value with the excess recorded as additional paid-in-capital.

Equity-Based Compensation

        We have a stock-based incentive award plan for our employees and directors, which primarily includes time-based and performance-based awards. We recognize the cost of services received in an equity-based payment transaction with an employee or director as services are received and record either a corresponding increase in equity or a liability, depending on whether the instruments granted satisfy the equity or liability classification criteria. Measurement for these equity awards is the estimated fair value at the grant date of the equity instruments.

        The equity-based compensation expense is recognized for awards earned or expected to be earned. Accordingly, the compensation expense for all equity awards is recognized straight-line over the vesting period of the last separately identified vesting portion of the award. Forfeitures for time-based and market-based performance awards are recognized as they occur. Performance awards with targets other than market-based are assessed at each balance sheet date with respect to the expected achievement of the target. Equity-based compensation expense is classified in corporate general and administrative expenses. Dividend equivalent cash payments related to unvested employee and director awards are charged to corporate general and administrative expenses. Dividends awarded as additional stock grants are included in equity-based compensation expense.

Earnings Per Share

        Basic earnings (loss) per share is computed by dividing net income (loss) by the weighted average number of shares of common stock outstanding. Diluted earnings (loss) per share is computed by dividing net income (loss) by the weighted average

number of shares of our common stock outstanding plus other potentially dilutive securities, except when the effect would be anti-dilutive. Dilutive securities include equity-based awards issued under long-term incentive plans, as discussed in Note 11 “Equity-Based Compensation.”  Dilutive securities are excluded from the calculation of earnings per share for all periods presented because the effect would be anti-dilutive. The earnings per share amounts are calculated using unrounded amounts and shares which may result in differences in rounding of the presented per share amounts.

Income Taxes

        We are organized in conformity with and operate in a manner that allows us to be taxed as a REIT for U.S. federal income tax purposes. To the extent we continue to qualify as a REIT, we generally will not be subject to U.S. federal income tax on taxable income generated by our REIT activities that we distribute to our stockholders. Accordingly, no provision for U.S. federal income tax expense has been included in our accompanying condensed consolidated financial statements for the three and six months ended June 30, 2020 or 2019 related to our REIT operations; however, CorePoint TRS, our wholly owned taxable REIT subsidiary, is subject to U.S. federal, state and local income taxes and our REIT may be subject to state and local taxes.

        We use the asset and liability method of accounting for income taxes. Under this method, current income tax expense represents the amounts expected to be reported on our income tax returns, and deferred tax assets and liabilities are recognized for the future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis. The deferred tax assets and liabilities are measured using the enacted tax rates that are expected to be applied to taxable income in the years in which those temporary differences are expected to reverse.

        In determining our tax expense or benefit for financial statement reporting purposes, we must evaluate our compliance with the Code, including the transfer pricing determinations used in establishing rental payments between the REIT and CorePoint TRS. Accounting for income taxes requires, among others, interpretation of the Code, estimated tax effects of transactions, and evaluation of probabilities of sustaining tax positions, including realization of tax benefits. We recognize tax positions only after determining that the relevant tax authority would more likely than not sustain the position following the audit.  The final resolution of those assessments may subject us to additional taxes. In addition, we may incur expenses defending our positions during Internal Revenue Service (“IRS”) tax examinations, even if we are able to eventually sustain our position with the tax authorities.

Concentrations of Credit Risk and Business Risk

        We have cash and cash equivalents deposited in certain financial institutions in excess of federally insured levels. As of June 30, 2020, approximately 75% of our total cash and cash equivalents were held in accounts fully covered by FDIC insurance or money market accounts collateralized by U.S. treasuries. For our remaining cash and cash equivalent accounts, we utilize financial institutions that we consider to be of high credit quality and consider the risk of default to be minimal. We have diversified our accounts with several banking institutions in an attempt to minimize exposure to any one of these institutions. We also monitor the creditworthiness of our customers and financial institutions before extending credit or making investments.  

        Substantially all of our revenues are derived from our lodging operations at our hotels. Lodging operations are particularly sensitive to adverse economic, social and competitive conditions and trends, including the novel coronavirus (“COVID-19”) pandemic, which could adversely affect our business, financial condition and results of operations.

        We have a concentration of hotels operating in Texas, Florida and California. The number of hotels and percentages of total hotels as of June 30, 2020 and 2019, and the percentages of our total revenues from these states for the six months ended June 30, 2020 and 2019, is as follows:

	June 30, 2020					June 30, 2019
	Number of Hotels	Percentage of Total Hotels		Percentage of Total Revenue		Number of Hotels	Percentage of Total Hotels		Percentage of Total Revenue
Texas	45	19	%	18	%	68	22	%	21	%
Florida	45	19	%	22	%	49	16	%	18	%
California	21	9	%	12	%	21	7	%	10	%
Total	111	47	%	52	%	138	45	%	49	%

        The decrease in hotels from June 30, 2019 to June 30, 2020 is due to the sale or disposal of hotels.

Segment Reporting

        Our hotel investments have similar economic characteristics and our service offerings and delivery of services are provided in a similar manner, using the same types of facilities and similar technologies. Our chief operating decision maker reviews our financial information on an aggregated basis. As a result, we have concluded that we have one operating and reportable business segment.

Principal Components of Expenses

        As more fully explained in Note 8 “Commitments and Contingencies” our management company is responsible for the day to day operations of our hotels.  For many expenses, the manager directly contracts for the services in the capacity as a principal, and we reimburse our manager in accordance with the agreements.  We present the following expense components and only classify the fee portion of expense as management and royalty fees.  We classify all amounts owed to our manager and franchisor in accounts payable and accrued expenses.

Rooms — These expenses include hotel operating expenses of housekeeping, reservation systems (per our franchise agreements), room and breakfast supplies and front desk costs.

Other departmental and support — These expenses include expenses that constitute non-room operating expenses, including parking, telecommunications, on-site administrative labor, sales and marketing, loyalty program, recurring repairs and maintenance and utility expenses.

Property tax, insurance and other — These expenses consist primarily of real and personal property taxes, other local taxes, ground rent, equipment rent and insurance.

Newly Issued Accounting Standards

        In December 2019, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes. The guidance enhances and simplifies various aspects of the current income tax guidance and reduces complexity by removing certain exceptions to the general framework. The guidance is effective for us January 1, 2021. We do not expect the adoption of this guidance to have a material impact on our consolidated financial position and results of operations.

Recently Adopted Accounting Standards

        In August 2018, the FASB issued ASU 2018-13, Fair Value Measurement (Topic 820): Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement, which modifies disclosure requirements for fair value measurements. While some disclosures have been removed or modified, new disclosures have been added. We adopted this guidance on January 1, 2020, and it did not have a material impact on our consolidated financial position and results of operations.

        In June 2016, the FASB issued ASU 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which changes the methodology for measuring credit losses on financial instruments and the timing of when such losses are recorded. The guidance primarily affects financial assets and net investment in leases that are not accounted for at fair value through net income but excludes operating lease receivables. The guidance primarily applies to our non-lease trade receivables, casualty insurance claim receivables, Wyndham Settlement receivable and any future financial assets that have the contractual right to receive cash that we may acquire in the future. We adopted this guidance on January 1, 2020, and it did not have a material impact on our consolidated financial position and results of operations.

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Investments In Real Estate

6 Months Ended

Jun. 30, 2020

Real Estate Investments, Net [Abstract]

Investments In Real Estate

Investments in Real EstateDuring the six months ended June 30, 2020, 30 hotels were sold for gross proceeds of $129 million resulting in a gain on sale of $32 million. In addition, during the six months ended June 30, 2020, one hotel was disposed by returning the property to the ground lessor at the end of the lease term.          For the three and six months ended June 30, 2020 we recorded an impairment loss of $52 million and $54 million, respectively, primarily due to lower valuation of certain of our properties related to the ongoing and updated impact of the COVID-19 pandemic on the lodging industry. We will continue to monitor events and changes in circumstances related to our real estate assets, including updated COVID-19 pandemic data and effects, analysis related to our operations, fair value, our holding periods and cash flow assumptions, that may indicate that the carrying amounts of our real estate assets may not be recoverable. Such changes in

circumstances and analysis may result in impairment losses in future periods. We had no impairment loss for the three or six months ended June 30, 2019.

        We have experienced hurricane and fire related damages to certain of our hotels. We carry comprehensive property, casualty, flood and business interruption insurance that we anticipate will cover our losses at these hotels, subject to deductibles. For the three and six months ended June 30, 2020 we had no involuntary conversion write-off of net book value of damaged assets. Certain of our hotels had closures and disruptions to business primarily due to hurricanes and fires that occurred in previous years. We had no business interruption proceeds for the three months ended June 30, 2020. For the three months ended June 30, 2019, we recorded business interruption insurance proceeds of $6 million. For the six months ended June 30, 2020 and 2019, we recorded business interruption insurance proceeds of $2 million, and $7 million, respectively. These business interruption insurance proceeds are included in “other income (expense), net” on our condensed consolidated statements of operations.

As of June 30, 2020, we have not recognized any potential insurance claims related to COVID-19 pandemic losses. Given the contractual uncertainty of those claims, we cannot provide any assessment of whether such claims are realizable.

        Construction in progress primarily includes capitalized costs for ongoing projects that have not yet been put into service. We have pledged substantially all of our investments in real estate as collateral for our CMBS Facility (as defined below).

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Other Assets

6 Months Ended

Jun. 30, 2020

Other Assets [Abstract]

Other Assets

Other Assets

        The following table presents other assets as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
Lender and other escrows	$	31	$	20
Prepaid expenses	15		10
Intangible assets, net	4		4
Federal and state tax receivables	4		—
Other assets	6		9
Total other assets	$	60	$	43

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Debt

6 Months Ended

Jun. 30, 2020

Debt Disclosure [Abstract]

Debt

Debt

        The following table presents the carrying amount of our debt as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
CMBS Facility	$	851	$	921
Revolving Facility	110		—
	961		921
Less deferred financing costs, net	—		(6)
Total debt, net	$	961	$	915

CMBS Facility

        Certain indirect wholly-owned subsidiaries of CorePoint Lodging Inc. (collectively, the “CorePoint CMBS Borrower”), CorePoint TRS and CorePoint Operating Partnership L.P. (“CorePoint OP”) are parties to a loan agreement (the “CMBS Loan Agreement”) providing for a mortgage loan secured primarily by mortgages for substantially all of our wholly-owned and ground leased hotels, an excess cash flow pledge for five owned and ground leased hotels and other collateral customary for mortgage loans of this type (the “CMBS Facility”).

The CMBS Facility currently matures on June 9, 2021, with four remaining one-year extension options, exercisable at the CorePoint CMBS Borrower’s election, provided there is no event of default existing as of the commencement of the applicable extension period and the CorePoint CMBS Borrower either extends the current interest rate cap or purchases a new interest rate cap covering the extension period at a strike price as set forth in the CMBS Loan Agreement. No principal payments are due prior to the scheduled or extended maturity date. The CMBS Facility is pre-payable in whole or in part subject to payment of all accrued interest through the end of the applicable accrual period.

        The CMBS Facility bears interest at a rate equal to the sum of (i) one-month LIBOR and (ii) 2.75% per annum until June 2023, followed by 2.90% per annum until June 2024 and 3.00% per annum until June 2025. Interest is generally payable monthly. As of June 30, 2020, the CMBS Facility interest rate was 2.91%. Additional prepayments will be applied to lower interest bearing principal tranches, reducing total future interest expense but will have the effect of increasing the weighted average interest rate on the remaining outstanding principal balance.

        We may obtain the release of individual properties from the CMBS Facility provided that certain conditions of the CMBS Loan Agreement are satisfied. The most restrictive of these conditions provide that after giving effect to such release the debt yield for the CMBS Facility (generally defined as hotel property operating net income before interest, depreciation and a fixed amount of corporate general and administrative expenses divided by the outstanding principal balance of the CMBS Facility, “Debt Yield”) is not less than the greater of (x) 16.44% and (y) the lesser of (i) the Debt Yield in effect immediately prior to such release and (ii) 16.94% (such result the “Release Debt Yield”). However, if such release is in connection with the sale of a property to an unrelated third party, such sold property may be released if the CMBS Borrower prepays an amount equal to the greater of (x) the allocated portion of the outstanding CMBS Facility plus a premium ranging from 5% to 10%, as defined in the CMBS Loan Agreement, and (y) the lesser of (i) the full net proceeds from the sale of the property received by us and (ii) the amount necessary to satisfy the Release Debt Yield. Accordingly, such CMBS Loan Agreement release provisions could affect our ability to sell properties or restrict the use of sale proceeds only to (or substantially to) the required partial prepayment of the CMBS Facility. Since May 2020, all net sale proceeds have been required to be paid under the CMBS Loan Agreement to release the collateralized property under the CMBS Facility, and we believe that future hotel collateral releases will likely require the payment of all (or substantially all) net sale proceeds as well. During the six months ended June 30, 2020, primarily in connection with the sale of 30 secured hotel properties, $70 million of the net proceeds were used to pay down the principal of the CMBS Facility.

        The CMBS Facility includes customary non-recourse carve-out guarantees, affirmative and negative covenants and events of default, including, among other things, guarantees for certain losses arising out of customary “bad-boy” acts of CorePoint OP and its affiliates and environmental matters (which will be recourse for environmental matters only to the CorePoint CMBS Borrower provided that the required environmental insurance is delivered to the lender), a full recourse guaranty with respect to certain bankruptcy events, restrictions on the ability of the CorePoint CMBS Borrower to incur additional debt and transfer, pledge or assign certain equity interests or its assets, and covenants requiring the CorePoint CMBS Borrower to exist as “special purpose entities,” maintain certain ongoing reserve funds and comply with other customary obligations for commercial mortgage-backed securities loan financings. As of June 30, 2020, we believe we were in compliance with these covenants.

At the origination of the CMBS Facility, the CorePoint CMBS Borrower deposited in the loan servicer’s account $15 million in upfront reserves for property improvement and environmental remediation, which funds may be periodically disbursed to the CorePoint CMBS Borrower throughout the term of the loan to cover such costs. In June 2020, the CorePoint CMBS Borrower deposited in the loan servicer’s account an additional $6 million in reserves related to property insurance coverage and higher property insurance deductibles, which funds may be periodically disbursed to the CorePoint CMBS Borrower throughout the term of the loan to cover such costs. In addition, the CMBS Facility lender has the right to control the disbursement of hotel operating cash receipts (commonly referred to as a “CMBS Facility cash trap”) during the continuation of an event of default under the loan or if and while the Debt Yield for the CMBS Facility falls below 12.33% through May 30, 2023 and 12.83% thereafter, in each case, for two consecutive quarters. As of the June 30, 2020 calculation date, we were below the CMBS Facility cash trap Debt Yield threshold, and if we are below the CMBS Facility cash trap Debt Yield threshold on the September 30, 2020 calculation date, we will be subject to a CMBS Facility cash trap beginning in the fourth quarter of 2020. As of June 30, 2020, we believe we were in compliance with these terms and covenants of the CMBS Facility.

Revolving Facility

        CorePoint Lodging Inc., CorePoint Borrower L.L.C. (the “CorePoint Revolver Borrower”) CorePoint OP GP, L.L.C., and CorePoint OP are parties to a credit agreement (the “Revolver Credit Agreement”), as amended, providing for a $110 million Revolving Facility (“Revolving Facility”). The CorePoint Revolver Borrower is our indirect wholly-owned subsidiary and the direct wholly-owned subsidiary of CorePoint OP. Under the Revolver Credit Agreement, the CorePoint Revolver Borrower is required to make monthly principal payments of $5 million for a period of five months commencing in August 2020 through December 2020 (the “Scheduled Payments”). The Revolving Facility matures on May 31, 2021. As of June 30, 2020, $110 million was outstanding under the Revolving Facility and we had no additional borrowings available. In addition, as of June 30, 2020, there was a $2 million outstanding letter of credit issued under the Revolving Facility. Prior to the May 2020 amendment, the Revolving Facility had a loan commitment of $150 million.

In May 2020, in connection with the amendment to the Revolver Credit Agreement, interest under the Revolving Facility increased, at the option of the CorePoint Revolver Borrower, to either a base rate plus a margin of 4.0% per annum or a LIBOR rate plus a margin of 5.0% per annum. With respect to base rate loans, interest will be payable at the end of each quarter. With respect to LIBOR loans, interest will be payable at the end of the selected interest period but no less frequently than quarterly. Additionally, there is a commitment fee payable at the end of each quarter equal to 0.75% per annum of unused commitments under the Revolving Facility and customary letter of credit fees. As of June 30, 2020, the Revolving Facility interest rate was 5.16%.

The Revolving Facility contains customary representations and warranties. The obligations under the Revolving Facility are unconditionally and irrevocably guaranteed by CorePoint OP, CorePoint Lodging Inc. and CorePoint OP GP L.L.C. and, subject to certain exceptions, each of the CorePoint Revolver Borrower and its existing and future domestic subsidiaries that own equity interests in any CorePoint CMBS Borrower. Furthermore, CorePoint Lodging Inc., CorePoint OP GP L.L.C. and CorePoint OP each pledge certain equity interests in subsidiaries, representing substantially all of the Company’s hotel operations, as security for the obligations.

        The Revolver Credit Agreement, as amended, also requires that we maintain a minimum of $60 million of cash and cash equivalents liquidity, as defined, at all times. The minimum liquidity amount is reduced on a dollar-for-dollar basis in respect of 50% of any amounts utilized to repay our Revolving Facility and permanently reduce the commitments thereunder (other than in respect of the Scheduled Payments). Further, due to the disruptions in our operations from the COVID-19 pandemic, our Revolving Facility lenders have rights to control the disbursement of our hotel operating cash receipts (referred to as the “Revolving Facility cash trap”). As of June 30, 2020, the cash and cash equivalents subject to the Revolving Facility cash trap were approximately $35 million. Cash and cash equivalents subject to the cash trap are generally available for hotel operations, interest payments and certain corporate administrative expenses. Certain disbursements, primarily other corporate general and administrative expenditures, dividends to common stockholders and repurchases of our common stock, would require consent of our lenders. We will be subject to the Revolving Facility cash trap until we are in compliance with a debt yield threshold of not less than 13.8% under the Revolving Facility, which we may be unable to meet during the remainder of the term of the Revolving Facility. As of June 30, 2020, we believe we were in compliance with these terms and covenants of the Revolver Credit Agreement.

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Mandatorily Redeemable Preferred Shares

6 Months Ended

Jun. 30, 2020

Preferred Stock [Abstract]

Mandatorily Redeemable Preferred Shares

Mandatorily Redeemable Preferred Shares

        We have 15,000 shares of Cumulative Redeemable Series A Preferred Stock, par value $0.01 per share (the “Series A Preferred Stock”), held by an unrelated third-party. The Series A Preferred Stock has an aggregate liquidation preference of $15 million, plus any accrued and unpaid dividends thereon. The Series A Preferred Stock is senior to our common stock with respect to dividends and with respect to dissolution, liquidation or winding up of the Company. For all periods the Series A Preferred Stock has been outstanding, we have paid a cash dividend equal to 13% per annum, paid quarterly. If our leverage ratio, as defined, exceeds 7.5 to 1.0 as of the last day of any fiscal quarter, or if an event of default occurs (or has occurred and has not been cured) with respect to the Series A Preferred Stock, we will be required to pay a cash dividend on the Series A Preferred Stock equal to 15% per annum. Our dividend rate on the Series A Preferred Stock will increase to 16.5% per annum if, at any time, we are both in breach of the leverage ratio covenant and an event of default occurs (or has occurred and has not been cured) with respect to the Series A Preferred Stock. As of June 30, 2020, we exceeded the 7.5 to 1.0 leverage ratio noted above, and accordingly, beginning July 1, 2020, the Series A Preferred Stock dividend rate will be 15% per annum. The Series A Preferred Stock dividend rate will not return to 13% per annum until our leverage ratio is equal to or less than the applicable leverage ratio and we are not in an uncured event of default as of the last day of a fiscal quarter. The COVID-19 pandemic has caused significant disruptions to our operations, and there can be no assurance that our future operating performance will be adequate for us to meet the requirements to achieve the lower dividend rate or to continue to pay dividends on the Series A Preferred Stock.

        The Series A Preferred Stock is mandatorily redeemable by us in 2028, upon the tenth anniversary of the date of issuance. Beginning in 2025, upon the seventh anniversary of the issuance of the Series A Preferred Stock, we may redeem the outstanding Series A Preferred Stock for an amount equal to its aggregate liquidation preference, plus any accrued but unpaid dividends. The holders of the Series A Preferred Stock may also require us to redeem the Series A Preferred Stock upon a change of control of the Company for an amount equal to its aggregate liquidation preference plus any accrued and unpaid dividends thereon (and a premium if the change of control occurs prior to the seventh anniversary of the issuance of the Series A Preferred Stock). Due to the fact that the Series A Preferred Stock is mandatorily redeemable, the preferred shares are classified as a liability on the accompanying condensed consolidated balance sheet, and dividends on these preferred shares are classified as interest expense in the accompanying condensed consolidated statements of operations.

        Holders of Series A Preferred Stock generally have no voting rights. However, without the prior consent of the holders of a majority of the outstanding shares of Series A Preferred Stock, we are prohibited from (i) authorizing or issuing any additional shares of Series A Preferred Stock, or (ii) amending our charter or entering into, amending or altering any other agreement in any manner that would adversely affect the Series A Preferred Stock. Holders of shares of the Series A Preferred Stock have certain preemptive rights over issuances by us of any class or series of our stock ranking on parity with the Series A Preferred Stock. If we are either (a) in arrears on the payment of dividends that were due on the Series A Preferred Stock on six or more quarterly dividend payment dates, whether or not such dates are consecutive, or (b) in default of our obligations to redeem the Series A Preferred Stock on the tenth anniversary of its issuance or following a change of control, the preferred stockholders may designate a representative to attend meetings of our board of directors as a non-voting observer until all unpaid Series A Preferred Stock dividends have either been paid or declared with an amount sufficient for payment set aside for payment, or the shares required to be redeemed have been redeemed, as applicable. As of June 30, 2020, neither event described above has occurred.

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Accounts Payable and Accrued Expenses and Other Liabilities

6 Months Ended

Jun. 30, 2020

Payables and Accruals [Abstract]

Accounts Payable and Accrued Expenses and Other Liabilities

Accounts Payable and Accrued Expenses and Other Liabilities

        Accounts payable, accrued expenses and other liabilities include the following as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
Due to hotel manager	$	21	$	26
Real estate taxes	17		22
Sales and occupancy taxes	4		7
Interest	1		2
Other accounts payable and accrued expenses	23		25
Total accounts payable and accrued expenses	$	66	$	82
Operating lease liabilities	$	24	$	25
Insurance financing	8		2
Below market leases, net	3		5
Other liabilities	11		11
Total other liabilities	$	46	$	43

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Commitments and Contingencies

6 Months Ended

Jun. 30, 2020

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

Hotel Management and Franchise Agreements

Management Fees

        On May 30, 2018, wholly owned subsidiaries of the Company entered into separate hotel management agreements for each of our hotels with LQ Management L.L.C. (“LQM”), whereby we pay a fee equal to 5% of total gross revenues, as defined. The term of the management agreements is 20 years subject to two renewals of five years each, at LQM’s option. There are penalties for early termination.

        LQM generally has sole responsibility for all activities necessary for the operation of the hotels, including establishing room rates, processing reservations and promoting and publicizing the hotels. LQM also provides all employees for the hotels, prepares reports, budgets and projections, and provides other administrative and accounting support services to the hotels. We have consultative and limited approval rights with respect to certain actions of LQM, including entering into long-term or high value contracts, engaging in certain actions relating to legal proceedings, approving the operating budget, making certain capital expenditures and the hiring of certain management personnel. We are also responsible for reimbursing LQM for certain costs incurred by LQM during the fulfillment of their duties, such as payroll costs for certain employees, general liability insurance and other costs that the manager incurs to operate the hotels.

For the three months ended June 30, 2020 and 2019, our management fee expense was $3 million and $10 million, respectively. For the six months ended June 30, 2020 and 2019, our management fee expense was $10 million and $21 million, respectively.

Royalty Fees

        On May 30, 2018, we entered into separate hotel franchise agreements for each of our hotels with La Quinta Franchising LLC (“LQ Franchising”). Pursuant to the franchise agreements, we were granted a limited, non-exclusive license to use our franchisor’s brand names, marks and system in the operation of our hotels. The franchisor also may provide us with a variety of services and benefits, including centralized reservation systems, participation in customer loyalty programs, national advertising, marketing programs and publicity designed to increase brand awareness, as well as training of personnel. In return, we are required to operate franchised hotels consistent with the applicable brand standards.

        Our franchise agreements require that we pay a 5% royalty fee on gross room revenue. The term of the franchise agreements is through 2038, subject to one renewal of ten years, at our option, subject to certain conditions. There are penalties for early termination. For the three months ended June 30, 2020 and 2019, our royalty fee expense was $4 million and $11 million, respectively. For the six months ended June 30, 2020 and 2019, our royalty fee expense was $11 million and $21 million, respectively. LQ Franchising has deferred the payment of the royalty and certain other franchise fees for March through May 2020 (interest-free) until September 1, 2020, due to the impact of the COVID-19 pandemic.

        In addition to the royalty fee, the franchise agreements include a reservation fee of 2% of gross room revenues, a marketing fee of 2.5% of gross room revenues, a loyalty program fee of 5% of eligible room night revenues, and other miscellaneous ancillary fees.  Reservation fees are included within rooms expense and the marketing fee and loyalty program fees are included within other departmental and support in the accompanying consolidated statements of operations.

        Our requirement to meet certain brand standards imposed by our franchisor includes requirements that we incur certain capital expenditures, generally ranging from $1,500 to $7,500 per hotel room (with various specific amounts within this range being applicable to different groups of our hotels) during a prescribed period generally ranging from two to eleven years. These amounts are over and above the capital expenditures we are required to make each year for recurring furniture, fixtures and equipment maintenance. However, these amounts that we are required to spend are subject to reduction, in varying degrees, by the amount of capital expenditures made for hotels in the applicable group over and above the capital expenditures required for the recurring maintenance in one or more years before receipt of the franchisor’s notice. The initial period during which the franchisor can notify us that we must make these capital expenditures is through 2028. At the franchisor’s discretion, subject to the franchise agreement provisions governing when such requirements may be imposed, the franchisor may provide a notice obligating us to meet those capital expenditure requirements generally within two to nine years of the notice. We expect to meet these requirements primarily through our recurring capital expenditure program. As of June 30, 2020, $15 million was held in lender escrows that can be used to fund these requirements. As a result of the impact of the COVID-19 pandemic, our franchisor has waived any brand standards that requires capital investment (except for health and safety standards) until January 1, 2021.

Litigation

        We are a party to a number of pending claims and lawsuits arising in the normal course of business. We do not consider our ultimate liability with respect to any such claims or lawsuits, or the aggregate of such claims and lawsuits, to be material in relation to our condensed consolidated financial condition, results of operations or our cash flows taken as a whole.

        We maintain general and other liability insurance; however, certain costs of defending lawsuits, such as those within the retention or insurance deductible amount, are not covered by or are only partially covered by insurance policies. We regularly evaluate our ultimate liability costs with respect to such claims and lawsuits. We accrue costs from litigation as they become probable and estimable.

Tax Contingencies

        We are subject to regular audits by federal and state tax authorities, which may result in additional tax liabilities. In 2018, La Quinta Holdings Inc. completed the distribution to its stockholders of all the then-outstanding shares of common stock of CorePoint Lodging Inc. following which we became an independent, self-administered, publicly traded company (the “Spin-Off”). Subsequently, La Quinta Holdings Inc. merged with Wyndham Hotels & Resorts, Inc. (“Wyndham”). Entities in existence prior to the Spin-Off are currently under audit by the IRS for tax years ended December 31, 2010 to 2013. We have agreed to indemnify Wyndham for any obligations and expenses arising from these IRS audits, including the legal and accounting defense expenses.

        In 2014, the IRS commenced a tax audit, primarily related to transfer pricing for internal rents charged by our prior REIT. Subsequently, we have supplied information to the IRS supporting our position. In November 2019, the IRS issued notices of proposed adjustments (“NOPA”, also known as a 30 Day Letter) proposing a redetermined rent adjustment resulting in approximately $138 million of additional federal taxes, attributable to tax years 2010 and 2011, exclusive of penalties and interest. Additionally, the November 2019 NOPA proposed an adjustment resulting in the loss of tax operating loss carryforwards generated in tax years 2006 through 2009. The adjustment to the tax operating loss carryforwards, measured at the tax rates enacted during the year of utilization and exclusive of penalties and interest, is $31 million.

        We responded to the IRS in disagreement with its NOPA in January 2020. In April 2020, the IRS responded in disagreement to our response. Due to the COVID-19 pandemic and IRS offices being temporarily closed, the transfer of the audit to IRS Appeals office has been delayed, and no date has been established for when it will be transferred to the IRS Appeals office and the appeals process will commence.

        We believe the IRS transfer pricing methodologies applied in the audits contain flaws and that the IRS proposed tax and adjustments are inconsistent with the U.S. federal tax laws. We have concluded that the positions reported on our tax returns under audit by the IRS are, based on their technical merits, more-likely-than-not to be sustained upon conclusion of the examination. Accordingly, as of June 30, 2020, we have not established any reserves related to this proposed adjustment or any other issues reflected on the returns under examination. If, however, we are unsuccessful in challenging the IRS, an excise tax would be imposed on the REIT related to the excess rent and we would be responsible for additional income taxes, interest and penalties, which could adversely affect our financial condition, results of operations and cash flow and the trading price of our common stock. Such adjustments could also give rise to additional state income taxes.

Purchase Commitments

        As of June 30, 2020, we had approximately $23 million of purchase commitments related to certain continuing redevelopment and renovation projects and other hotel service contracts in the ordinary course of business. Approximately $18 million of this amount relates to long-term hotel service contracts payable over approximately four years.

Lease Commitments

        As a lessee, our arrangements are primarily ground leases for certain of our hotels. These ground leases generally include base rents, which may be reset based on inflation indexes or pre-established increases, contingent rents based upon the respective hotel’s revenues, and reimbursement or primary responsibility for related real estate taxes and insurance expenses. The initial base terms for the leases are generally in excess of 25 years, with initial term maturities occurring between 2022 and 2096. Many of these arrangements also contain renewal options at the conclusion of the initial lease term, generally at fair value or pre-set amounts.  Our other operating leases primarily relate to our corporate office.

        The contractual maturity analysis of all of our operating lease liabilities on an undiscounted basis as of June 30, 2020 is as follows (in millions):

Year	Amount
2020 (remaining six months)	$	2
2021	3
2022	3
2023	3
2024	3
2025	2
Thereafter	58
	$	74

        The difference between the undiscounted contractual payments of $74 million above and the June 30, 2020 operating lease liabilities of $24 million (included in our “other liabilities”) is the present value of imputed interest. Contractual payments include base rents that have been contractually reset based on inflation indexes as of June 30, 2020.

        We had no rent expense for the three months ended June 30, 2020 and $1 million of rent expense for the three months ended June 30, 2019. For the six months ended June 30, 2020, total rent expense was $1 million, as compared to $2 million for the six months ended June 30, 2019. Differences between amounts expensed and cash paid were not significant. Rent expense is included in property tax, insurance and other expenses in our condensed consolidated statement of operations.

Post-employment Benefits

        We have entered into severance plans with all executives and other employees. New employees are added at their date of employment. The plans include salary continuation, severance benefits, continuation of health care coverage and other supplemental post-employment benefits, all which vary depending on the employee’s position and apply where there is termination without cause. We had no expenses related to these severance plans in the three or six months ended June 30, 2020. During the three and six months ended June 30, 2019, we incurred $6 million of corporate general and administrative expense related to these severance plans.

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Equity

6 Months Ended

Jun. 30, 2020

Equity [Abstract]

Equity

Equity

        On March 21, 2019, our board of directors authorized a $50 million share repurchase program. Under the share repurchase program, we may purchase common stock in the open market, in privately negotiated transactions or in such other manner as determined by us, including through repurchase plans complying with the rules and regulations of the SEC. The share repurchase program does not obligate us to repurchase any dollar amount or number of shares of common stock and the program may be suspended or discontinued at any time. Effective with the May 2020 amendment to our Revolving Facility, our Revolver Credit Agreement restricts us from making any purchases at this time. Accordingly, we have temporarily suspended purchases under the share repurchase program and no shares have been acquired in 2020. During the six months ended June 30, 2019, we acquired 2.1 million shares at a weighted average cost per share of $11.70 under the share repurchase program.

        In April 2020, our board of directors suspended the common stock dividend for the second quarter of 2020 and for the remainder of the year. In addition, effective with the May 2020 amendment to our Revolving Facility, the Revolver Credit Agreement

restricts our ability to pay cash dividends on our common stock unless required to meet REIT federal income tax requirements. Our board of directors will reassess at the end of the year any additional common dividend amount that may be declared and paid for 2020.

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Revenue

6 Months Ended

Jun. 30, 2020

Revenues [Abstract]

Revenue

Revenues

        Revenues for the three and six months ended June 30, 2020 and 2019 are comprised of the following components (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Operating lease revenues:
Rooms	$	70	$	215	$	213	$	419
Other	1		2		2		3
Total lease revenues	71		217		215		422
Customer revenues	1		2		3		5
Total revenues	$	72	$	219	$	218	$	427

        Operating lease revenues other primarily include lease arrangements for restaurants, billboards and cell towers. Customer revenues, which are classified within other revenues, generally relate to amounts generated by the incidental support of the hotel operations, including service fees, parking and food. For both of the three and six month periods ended June 30, 2020 and 2019, we had an insignificant amount of variable lease revenue.

        During the three months ended June 30, 2020, up to 30 hotels with approximately 3,700 rooms were temporarily not accepting transient guests or most other reservations for a period of time in response to the COVID-19 pandemic and various travel restrictions. As of June 30, 2020, only one hotel remained effectively closed to reservations. As of the date of this filing, this hotel has resumed accepting transient guests and reservations. As we considered these suspensions temporary, these hotels were classified as operating for all periods presented.

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Equity-Based Compensation

6 Months Ended

Jun. 30, 2020

Share-based Payment Arrangement [Abstract]

Equity-Based Compensation

Equity-Based Compensation         Our 2018 Omnibus Incentive Plan (the “Plan”), authorizes the grant of restricted stock awards (“RSAs”), restricted stock units (“RSUs”), Performance Stock Units (“PSUs”) non-qualified and incentive stock options, dividend equivalents, and other stock-based awards. A total of eight million shares of common stock has been authorized for issuance under the Plan and approximately five million shares of common stock were available for issuance as of June 30, 2020.         The RSAs and RSUs are time-based and are not subject to future performance targets. The RSAs generally vest over one to three years. The RSUs generally vest over one to two years, with certain RSUs vesting immediately upon grant. RSAs and RSUs are initially recorded at the market price of our common stock at the time of the grant. The PSUs are subject to performance-based vesting, where the ultimate award is based on the achievement of established performance targets, generally over two to three years. As of June 30, 2020, these performance targets relate to relative and absolute total shareholder returns, as defined, which are treated as market-based conditions. Accordingly, these market-based PSUs are recorded at the fair value of the award using a Monte Carlo simulation valuation model. RSAs, RSUs and PSUs are subject to accelerated vesting in the event of certain defined events. For the three months ended June 30, 2020, and 2019, we recognized $3 million and $4 million of equity-based compensation expense, respectively. For the six month periods ended June 30, 2020, and 2019, we recognized $5 million and $6 million of equity-based compensation expense, respectively.The following table summarizes the activity of our RSAs, RSUs, and PSUs during the six months ended June 30, 2020 and 2019:

	RSAs			PSUs			RSUs
	Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value
Outstanding at January 1, 2020	653,790	$	20.30	368,969	$	6.99	5,072	$	6.05
Granted	919,106	$	3.88	979,482	$	5.42	240,269	$	4.19
Converted	(67,637)	$	13.06	—	$	—	(4,787)	$	6.06
Outstanding at June 30, 2020 (1)	1,505,259	$	10.60	1,348,451	$	5.85	240,554	$	4.19

__________

(1) As of June 30, 2020, no outstanding RSAs and PSUs were vested. As of June 30, 2020, 36,523 outstanding RSUs were vested.

	RSAs			PSUs			RSUs
	Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value
Outstanding at January 1, 2019	884,068	$	20.50	—	$	—	14,624	$	5.77
Granted	428,865	$	11.04	447,527	$	6.99	478	$	12.49
Converted	(245,601)	$	15.37	—	$	—	(9,611)	$	6.04
Forfeited	(51,540)	$	15.61	(73,694)	$	6.99	—	$	—
Outstanding at June 30, 2019 (1)	1,015,792	$	17.99	373,833	$	6.99	5,491	$	5.89

__________

(1) As of June 30, 2019, no outstanding RSAs, PSUs or RSUs were vested.

        RSAs are included in amounts for issued and outstanding common stock but are excluded in the computation of basic earnings (loss) per share.

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Income Taxes

6 Months Ended

Jun. 30, 2020

Income Tax Disclosure [Abstract]

Income Taxes

Income Taxes

        The following table presents our income tax benefit (expense) for the six months ended June 30, 2020 and 2019 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Current tax benefit (expense)	$	—	$	(2)	$	4	$	(7)
Deferred tax benefit (expense)	1		1		(1)		1
Total income tax benefit (expense)	$	1	$	(1)	$	3	$	(6)

        The provision for income taxes for both periods differs from the statutory federal tax rate of 21%, due to the impact of our REIT election, accelerated deductions for certain real estate expenditures and state income taxes.

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Fair Value Measurements

6 Months Ended

Jun. 30, 2020

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

        Fair value, as defined by GAAP, is a market-based measurement, not an entity-specific measurement.  Therefore, a fair value measurement should be determined based on the assumptions that market participants would use in pricing an asset or liability.  As a basis for considering market participant assumptions in fair value measurements, a fair value hierarchy that distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity (observable inputs that are classified within Levels 1 and 2 of the hierarchy) and the reporting entity’s own assumptions about market participant assumptions (unobservable inputs classified within Level 3 of the hierarchy) has been established.

Assets and Liabilities Measured at Fair Value on a Recurring Basis

        We use interest rate cap arrangements with financial institutions to manage our exposure to interest rate changes for our loans that utilize floating interest rates. As of June 30, 2020, we had three interest rate caps with an aggregate notional value of $2 billion that terminate between July 2020 through June 2021. The fair value of these interest rate caps was less than $0.1 million.

Assets and Liabilities Measured at Fair Value on a Nonrecurring Basis

        We have recorded non-cash impairment losses related to the reduction in the fair value of certain of our real estate investment and long-lived assets. The impairment losses in 2020 related to lower valuation of certain of our properties due to the ongoing impact of the COVID-19 pandemic on the lodging industry and final disposal costs related to a property previously impaired in 2019. The impairment losses in 2019 related to changes in management’s estimate of the intended holding periods for certain of our hotels. Our process to estimate the fair value of an asset involves using the sales price of an executed sales agreement, which would be considered a Level 2 assumption within the fair value hierarchy. To the extent that this type of third-party information is unavailable, we estimated revenue multiples that we believe would be used by a third-party market participant in estimating the fair value of an asset. This is considered a Level 3 assumption within the fair value hierarchy.

        The following table summarizes the assets which were measured at fair value and impaired for the six months ended June 30, 2020 and the year ended December 31, 2019 (in millions): 

			Basis of Fair Value Measurements
	Fair Value of Assets at Impairment		Quoted Prices in Active Market for Identical Items (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3) (1)		Total Losses
For the six months ended June 30, 2020
Real estate (2)	$	310	$	—	$	7	$	303	$	52
For the year ended December 31, 2019
Real estate	$	299	$	—	$	31	$	268	$	138
Right of use assets	$	22	$	—	$	—	$	22	$	3

 ____________________

(1)  The Level 3 unobservable inputs consist of internally developed cash flow models and fair value estimates that included projections of revenues, expenses and capital expenditures and market valuations based on multiples of revenue generally ranging from 2.0x to 3.0x. These assumptions were based on trends and comparable transactions in the lodging industry; our historical data and experience; our budgets, including those prepared by our third-party hotel manager; lodging industry valuation trends; and micro- and macro-economic trends and projections. Our estimated fair values also considered factors related to our franchise and management agreements, requirements to meet certain brand standards and other potential costs to be incurred during our projected holding period.

(2) Total losses exclude impairments on disposed assets because they are no longer held by us.

Financial Instruments Not Reported at Fair Value 

        For those financial instruments not carried at fair value, the carrying amount and estimated fair values of our financial assets and liabilities were as follows as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020				December 31, 2019
	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Debt - CMBS Facility(1)(2)	$	851	$	814	$	921	$	921
Debt - Revolving Facility(1)(2)	$	110	$	104	$	—	$	—
Mandatorily redeemable preferred shares(1)	$	15	$	14	$	15	$	15

 ____________________

(1)Classified as Level 3 under the fair value hierarchy.

(2)Carrying amount excludes deferred financing costs, net of $6 million as of December 31, 2019. Deferred financing costs, net at June 30, 2020 are less than $1 million.

        We estimate the fair value of our debt and mandatorily redeemable preferred stock by using risk adjusted discounted cash flow analysis and current market inputs for similar types of arrangements. For the fair values as of June 30, 2020, we also included market inputs related to the COVID-19 pandemic, primarily higher required interest rates and decreased discounted cash flow projections. Fluctuations in these assumptions, including changes in market assessments related to the COVID-19 financial effects, will result in different estimates of fair value.

        We believe the carrying amounts of our cash and cash equivalents, accounts receivable and lender and other escrows, and other liabilities approximate fair value as of June 30, 2020 and December 31, 2019, due to their short-term nature.

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Supplemental Disclosures of Cash Flow Information

6 Months Ended

Jun. 30, 2020

Supplemental Cash Flow Elements [Abstract]

Supplemental Disclosures of Cash Flow Information

Supplemental Disclosures of Cash Flow Information

        The following table presents the supplemental cash flow information for the six months ended June 30, 2020 and 2019 (in millions):

	Six Months Ended June 30,
	2020		2019
Supplemental disclosure of cash flow information:
Interest paid during the period	$	20	$	28
Income taxes paid during the period, net of refunds	$	—	$	1
Non-cash investing and financing activities:
Capital expenditures included in accounts payable and accrued expenses	$	2	$	6
Transfer of real estate from construction in progress to operating real estate	$	—	$	9
Dividends payable on common stock	$	—	$	11
Recognition of right of use operating lease assets and operating lease liabilities	$	—	$	28
Financing of insurance	$	11	$	14
Escrowed casualty insurance proceeds	$	—	$	4

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Related Party Transactions	6 Months Ended
	Jun. 30, 2020
Related Party Transactions [Abstract]
Related Party Transactions	Related Party Transactions        As of June 30, 2020, affiliates of The Blackstone Group Inc. (“Blackstone”) beneficially owned approximately 30% of our outstanding shares of common stock and held horizontal risk retention certificates issued by the trust that holds our CMBS Facility indebtedness (“Class HRR Certificates”). As of June 30, 2020 and December 31, 2019, the portion of our CMBS Facility outstanding balance that correlates to the Class HRR Certificates was $81 million and $88 million, respectively. Total interest payments made to Blackstone as a holder of such Class HRR Certificates for the three months ended June 30, 2020 and 2019 were $1 million and $2 million, respectively. Total interest payments made to Blackstone as a holder of such Class HRR Certificates for the six months ended June 30, 2020 and 2019 were $2 million and $3 million, respectively.

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Subsequent Events	6 Months Ended
	Jun. 30, 2020
Subsequent Events [Abstract]
Subsequent Events	Subsequent Events         Subsequent to June 30, 2020, we sold, in separate transactions, ten operating hotels for gross sales price of $51 million, recognizing an estimated gain on sales of approximately $15 million. As of June 30, 2020, none of these hotels were classified as assets held for sale because they did not meet the accounting criteria established for such classification. We used $44 million of the net sales proceeds to pay down the principal of the CMBS Facility.

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Significant Accounting Policies and Recently Issued Accounting Standards (Policies)

6 Months Ended

Jun. 30, 2020

Accounting Policies [Abstract]

Interim Unaudited Financial Information

Interim Unaudited Financial Information

        The accompanying condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) and should be read in conjunction with the consolidated financial statements and notes thereto included in our Annual Report on Form 10-K for the year ended December 31, 2019. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been omitted from this Quarterly Report on Form 10-Q pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). The results for the interim periods shown in this report are not necessarily indicative of future financial results. The accompanying condensed consolidated financial statements have not been audited by our independent registered public accounting firm. In the opinion of management, the accompanying unaudited condensed consolidated financial statements include all adjustments, including normal recurring items, necessary to present fairly our condensed consolidated financial position as of June 30, 2020 and December 31, 2019, and our condensed consolidated results of operations and cash flows for the periods ended June 30, 2020 and 2019.

        The accompanying condensed consolidated financial statements include our accounts, as well as our wholly owned subsidiaries and any consolidated variable interest entities (“VIEs”). We recognize noncontrolling interests for the proportionate share of operations for ownership interests not held by our stockholders. All intercompany transactions have been eliminated.

Use of Estimates

Use of Estimates         The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts and disclosures in the financial statements. These estimates include such items as: income taxes; impairment of long-lived assets; casualty losses; fair value evaluations; depreciation and amortization; equity-based compensation measurements; and going concern evaluations. Actual results could differ from those estimates.

Investment in Real Estate

Investment in Real Estate

        Property and equipment and other investments in real estate are stated at cost less accumulated depreciation computed using a straight-line method over the following estimated useful life of each asset. Buildings and improvements have an estimated useful life of five to 40 years, furniture, fixtures and other equipment have an estimated useful life of two to ten years, and leasehold improvements are depreciated over the shorter of the underlying lease term or the useful lives of the related assets, generally ranging from two to 25 years.

        We capitalize expenditures that increase the overall value of an asset or extend an asset’s life, typically associated with hotel refurbishment, renovation, and major repairs. Such costs primarily include third-party contract labor, materials, professional design and other direct costs, and, during the redevelopment and renovation period, interest, real estate taxes and insurance costs. The interest, real estate taxes and insurance capitalization period begins when the activities related to the development have begun and ceases when the project is substantially complete, and the assets are held available for use or occupancy. Once such a project is substantially complete and the associated assets are ready for intended use, interest, real estate taxes and insurance costs are no longer capitalized. Normal maintenance and repair costs are expensed as incurred.

Impairment of Real Estate Related Assets

Impairment of Real Estate Related Assets

        For our investments in real estate, we monitor events and changes in circumstances indicating that the carrying amounts of the real estate assets may not be recoverable. When such events or changes are present, we assess the property’s recoverability by comparing the carrying amount of the asset to our estimate of the aggregate undiscounted future operating cash flows expected to be generated over the holding period of the asset including its eventual disposition.  If the carrying amount exceeds the aggregate undiscounted future operating cash flows, we recognize an impairment loss to the extent the carrying amount exceeds the estimated fair value of the property.  Any such impairment is treated for accounting purposes similar to an asset acquisition at the estimated fair value, which includes establishing a new cost basis and the elimination of the asset’s accumulated depreciation and amortization.

        In evaluating our investments for impairment, we undergo continuous evaluations of property level performance and real estate trends, and management makes several estimates and assumptions, including, but not limited to, the projected date of disposition, estimated sales price and future cash flows of each property during our estimated holding period. If our analysis or assumptions regarding the projected cash flows expected to result from the use and eventual disposition of our properties change, we incur additional costs and expenses during the holding period, or our expected hold periods change, we may incur future impairment losses.

Sales of Real Estate

Sales of Real Estate

        We classify hotels as held for sale when the criteria are met, in accordance with GAAP.  At that time, we present the assets and obligations associated with the real estate held for sale separately in our consolidated balance sheet, and we cease recording depreciation and amortization expense related to that asset.  Real estate held for sale is reported at the lower of its carrying amount or its estimated fair value less estimated costs to sell.

        Upon the disposition of a property, we recognize a gain or loss at a point in time when we determine control of the underlying asset has been transferred to the buyer. Our performance obligation is generally satisfied at the closing of the transaction. Any continuing involvement is analyzed as a separate performance obligation in the contract, and a portion of the sales price is allocated to each performance obligation. There is significant judgment applied to estimate the amount of any variable consideration identified within the sales price and assess its probability of occurrence based on current market information, historical transactions, and forecasted information that is reasonably available.

        For sales of real estate (or assets classified as held for sale), we evaluate whether the disposition is a strategic shift that will have a major effect on our operations and financial results. When a disposition represents a strategic shift that will have a major effect on our operations and financial results, it will be classified as discontinued operations in our consolidated financial statements for all periods presented.

Cash and Cash Equivalents

Cash and Cash Equivalents

        We classify all cash on hand, demand deposits with financial institutions, and short-term highly liquid investments with original maturities of three months or less to be cash equivalents. Cash and cash equivalents are stated at cost, which approximates fair market value.

        We classify cash and cash equivalents as restricted cash when contractual agreements or arrangements impose restrictions on our ability to freely access and utilize the cash and cash equivalent amounts.

Accounts Receivable

Accounts Receivable         Accounts receivable primarily consists of receivables due from insurance settlements, our hotel manager, hotel guests, and credit card companies and are carried at estimated collectable amounts. We periodically evaluate our receivables for collectability based on expected losses incurred over the life of the receivable, considering our historical experience, the length of time receivables are past due and the financial condition of the debtor. Accounts receivable are written off when collection is not probable. We record uncollectible operating lease receipts as a direct offset to room revenues. Our insurance settlement receivables are recorded based upon the terms of our insurance policies and our estimates of insurance losses.

Debt and Deferred Debt Issuance Costs

Debt and Deferred Debt Issuance Costs        Deferred debt issuance costs include costs incurred in connection with issuance of debt, including costs associated with the entry into our loan agreements and revolving credit facility, and are presented as a direct reduction from the carrying amount of debt. These debt issuance costs are deferred and amortized to expense on a straight-line basis over the term of the debt, which approximates the effective interest amortization method. This amortization expense is included as a component of interest expense. When debt is paid prior to its scheduled maturity date and the underlying terms are materially modified, the remaining carrying value of deferred debt issuance costs, along with certain other payments to lenders, is included in loss on extinguishment of debt.

Lease Accounting

Lessee Accounting

        We determine if an arrangement is a lease at inception. Our operating lease agreements are primarily for ground leases and our corporate office lease, where the asset is classified within “right of use assets” and the operating lease liability is classified within “other liabilities” in our condensed consolidated balance sheets.

        Right of use assets represent our right to use an underlying asset for the lease term, and lease liabilities represent our obligation to make lease payments arising from the lease. Right of use assets and operating lease liabilities are recognized at the commencement date based on the present value of lease payments over the lease term. Our variable lease payments consist of payments based on a rate or index established subsequent to the lease commencement date and non-lease services related to the ground lease, primarily real estate taxes. Variable lease payments are excluded from the right of use assets and operating lease liabilities and are recognized in the period in which the obligation for those payments is incurred. As our leases do not provide an implicit rate, we use our incremental borrowing rate. Our incremental borrowing rate is based on information available at the commencement date using our actual borrowing rates commensurate with the lease terms and a fully levered borrowing. Extension options on our leases are included in our minimum lease terms when they are reasonably certain to be exercised. In our evaluation of the lease term, we consider other arrangements, primarily our debt and franchise agreements, which may have economic consequences related to failure to renew certain ground leases. For accounting purposes, such lease terms are not adjusted unless the contractual terms are modified. Rental expense for lease payments related to operating leases is recognized on a straight-line basis over the lease term.

Fair Value Measurement

Fair Value Measurement

        Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants at the measurement date. In evaluating the fair value of both financial and non-financial assets and liabilities, GAAP establishes a fair value hierarchy, which prioritizes the inputs used in measuring fair value into three broad levels, which are as follows:

Level 1—Quoted prices in active markets for identical assets or liabilities.

Level 2—Observable inputs other than Level 1 prices, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities. Valuations in this category are inherently less reliable than actively quoted market prices due to the degree of subjectivity involved in determining appropriate methodologies and the applicable underlying observable market assumptions.

Level 3—Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. These inputs cannot be validated by readily determinable market data and generally involve considerable judgment by management.

        We use the highest level of observable market data if such data is available without undue cost and effort.

Derivative Instruments

Derivative Instruments

        We use derivative instruments as part of our overall strategy to manage our exposure to market risks associated with fluctuations in interest rates. We regularly monitor the financial stability and credit standing of the counterparties to our derivative instruments. We do not enter into derivative financial instruments for trading or speculative purposes.

        We record all derivatives at fair value. On the date the derivative contract is entered into, we designate the derivative as one of the following: a hedge of a forecasted transaction or the variability of cash flows to be paid (“Cash Flow Hedge”), a hedge of the fair value of a recognized asset or liability (“Fair Value Hedge”), or an undesignated hedge instrument. Changes in the fair value of a derivative that is qualified, designated and highly effective as a Cash Flow Hedge are recorded in comprehensive income (loss) until they are reclassified into earnings when the hedged transaction affects earnings. Changes in the fair value of a derivative that is qualified, designated and highly effective as a Fair Value Hedge, along with the gain or loss on the hedged asset or liability that is attributable to the hedged risk, are recorded in current period earnings. Cash flows from designated derivative financial instruments are classified within the same category as the item being hedged in the consolidated statements of cash flows. Changes in fair value of undesignated hedge instruments are recorded in current period earnings. As of June 30, 2020 and December 31, 2019, we had interest rate caps, each of which are undesignated hedge instruments.

Revenue Recognition

Revenue Recognition

        Our revenues primarily consist of operating lease revenues from room rentals, which are accounted for under GAAP in accordance with lease accounting standards. Room revenue is recognized as earned on a daily basis, net of customer incentive discounts, cash rebates, and refunds. Other lease revenues primarily include lease revenue from restaurants, billboards and cell towers, all of which are operating leases. Such leases are recognized on a straight-line basis over the term of the lease when collections are considered probable and as earned and collected when collections are not considered probable. Uncollectible lease amounts are recorded as a direct offset to revenues.

        As a lessor, our operating leases do not contain purchase options or require significant assumptions or judgments. Some of our operating leases contain extension options. For those with extension options we assess the likelihood such options will be exercised in determining the lease term.

        Customer revenues include other hotel guest revenues generated by the incidental support of hotel operations and are recognized under the revenue accounting standard as the service obligation is completed.

Purchase of Common Stock

Purchase of Common Stock        Purchases of common stock are recorded on the trade date at cost, including commissions and other costs, through a removal of the stated par value with the excess recorded as additional paid-in-capital.

Equity-Based Compensation

Equity-Based Compensation

        We have a stock-based incentive award plan for our employees and directors, which primarily includes time-based and performance-based awards. We recognize the cost of services received in an equity-based payment transaction with an employee or director as services are received and record either a corresponding increase in equity or a liability, depending on whether the instruments granted satisfy the equity or liability classification criteria. Measurement for these equity awards is the estimated fair value at the grant date of the equity instruments.

        The equity-based compensation expense is recognized for awards earned or expected to be earned. Accordingly, the compensation expense for all equity awards is recognized straight-line over the vesting period of the last separately identified vesting portion of the award. Forfeitures for time-based and market-based performance awards are recognized as they occur. Performance awards with targets other than market-based are assessed at each balance sheet date with respect to the expected achievement of the target. Equity-based compensation expense is classified in corporate general and administrative expenses. Dividend equivalent cash payments related to unvested employee and director awards are charged to corporate general and administrative expenses. Dividends awarded as additional stock grants are included in equity-based compensation expense.

Earnings Per Share

Earnings Per Share

        Basic earnings (loss) per share is computed by dividing net income (loss) by the weighted average number of shares of common stock outstanding. Diluted earnings (loss) per share is computed by dividing net income (loss) by the weighted average

number of shares of our common stock outstanding plus other potentially dilutive securities, except when the effect would be anti-dilutive. Dilutive securities include equity-based awards issued under long-term incentive plans, as discussed in Note 11 “Equity-Based Compensation.”  Dilutive securities are excluded from the calculation of earnings per share for all periods presented because the effect would be anti-dilutive. The earnings per share amounts are calculated using unrounded amounts and shares which may result in differences in rounding of the presented per share amounts.

Income Taxes

Income Taxes

        We are organized in conformity with and operate in a manner that allows us to be taxed as a REIT for U.S. federal income tax purposes. To the extent we continue to qualify as a REIT, we generally will not be subject to U.S. federal income tax on taxable income generated by our REIT activities that we distribute to our stockholders. Accordingly, no provision for U.S. federal income tax expense has been included in our accompanying condensed consolidated financial statements for the three and six months ended June 30, 2020 or 2019 related to our REIT operations; however, CorePoint TRS, our wholly owned taxable REIT subsidiary, is subject to U.S. federal, state and local income taxes and our REIT may be subject to state and local taxes.

        We use the asset and liability method of accounting for income taxes. Under this method, current income tax expense represents the amounts expected to be reported on our income tax returns, and deferred tax assets and liabilities are recognized for the future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis. The deferred tax assets and liabilities are measured using the enacted tax rates that are expected to be applied to taxable income in the years in which those temporary differences are expected to reverse.

        In determining our tax expense or benefit for financial statement reporting purposes, we must evaluate our compliance with the Code, including the transfer pricing determinations used in establishing rental payments between the REIT and CorePoint TRS. Accounting for income taxes requires, among others, interpretation of the Code, estimated tax effects of transactions, and evaluation of probabilities of sustaining tax positions, including realization of tax benefits. We recognize tax positions only after determining that the relevant tax authority would more likely than not sustain the position following the audit.  The final resolution of those assessments may subject us to additional taxes. In addition, we may incur expenses defending our positions during Internal Revenue Service (“IRS”) tax examinations, even if we are able to eventually sustain our position with the tax authorities.

Concentrations of Credit Risk and Business Risk

Concentrations of Credit Risk and Business Risk

        We have cash and cash equivalents deposited in certain financial institutions in excess of federally insured levels. As of June 30, 2020, approximately 75% of our total cash and cash equivalents were held in accounts fully covered by FDIC insurance or money market accounts collateralized by U.S. treasuries. For our remaining cash and cash equivalent accounts, we utilize financial institutions that we consider to be of high credit quality and consider the risk of default to be minimal. We have diversified our accounts with several banking institutions in an attempt to minimize exposure to any one of these institutions. We also monitor the creditworthiness of our customers and financial institutions before extending credit or making investments.  

        Substantially all of our revenues are derived from our lodging operations at our hotels. Lodging operations are particularly sensitive to adverse economic, social and competitive conditions and trends, including the novel coronavirus (“COVID-19”) pandemic, which could adversely affect our business, financial condition and results of operations.

Segment Reporting

Segment Reporting

        Our hotel investments have similar economic characteristics and our service offerings and delivery of services are provided in a similar manner, using the same types of facilities and similar technologies. Our chief operating decision maker reviews our financial information on an aggregated basis. As a result, we have concluded that we have one operating and reportable business segment.

Principal Components of Expenses

Principal Components of Expenses

        As more fully explained in Note 8 “Commitments and Contingencies” our management company is responsible for the day to day operations of our hotels.  For many expenses, the manager directly contracts for the services in the capacity as a principal, and we reimburse our manager in accordance with the agreements.  We present the following expense components and only classify the fee portion of expense as management and royalty fees.  We classify all amounts owed to our manager and franchisor in accounts payable and accrued expenses.

Rooms — These expenses include hotel operating expenses of housekeeping, reservation systems (per our franchise agreements), room and breakfast supplies and front desk costs.

Other departmental and support — These expenses include expenses that constitute non-room operating expenses, including parking, telecommunications, on-site administrative labor, sales and marketing, loyalty program, recurring repairs and maintenance and utility expenses.

Property tax, insurance and other — These expenses consist primarily of real and personal property taxes, other local taxes, ground rent, equipment rent and insurance.

Newly Issued and Recently Adopted Accounting Standards

Newly Issued Accounting Standards

        In December 2019, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes. The guidance enhances and simplifies various aspects of the current income tax guidance and reduces complexity by removing certain exceptions to the general framework. The guidance is effective for us January 1, 2021. We do not expect the adoption of this guidance to have a material impact on our consolidated financial position and results of operations.

Recently Adopted Accounting Standards

        In August 2018, the FASB issued ASU 2018-13, Fair Value Measurement (Topic 820): Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement, which modifies disclosure requirements for fair value measurements. While some disclosures have been removed or modified, new disclosures have been added. We adopted this guidance on January 1, 2020, and it did not have a material impact on our consolidated financial position and results of operations.

        In June 2016, the FASB issued ASU 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which changes the methodology for measuring credit losses on financial instruments and the timing of when such losses are recorded. The guidance primarily affects financial assets and net investment in leases that are not accounted for at fair value through net income but excludes operating lease receivables. The guidance primarily applies to our non-lease trade receivables, casualty insurance claim receivables, Wyndham Settlement receivable and any future financial assets that have the contractual right to receive cash that we may acquire in the future. We adopted this guidance on January 1, 2020, and it did not have a material impact on our consolidated financial position and results of operations.

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Organization and Basis of Presentation (Tables)

6 Months Ended

Jun. 30, 2020

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Summary of Owned and Joint Venture Hotels and Rooms

The following table sets forth the number of owned and joint venture hotels and approximate number of rooms at such hotels as of June 30, 2020 and December 31, 2019, respectively:

	June 30, 2020		December 31, 2019
	Hotels	Rooms	Hotels	Rooms
Owned	239	31,200	270	34,800
Joint Venture	1	200	1	200
Totals	240	31,400	271	35,000

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Significant Accounting Policies and Recently Issued Accounting Standards (Tables)

6 Months Ended

Jun. 30, 2020

Accounting Policies [Abstract]

Summary of Hotels, by Percentages of Total Hotels and Total Revenues

The number of hotels and percentages of total hotels as of June 30, 2020 and 2019, and the percentages of our total revenues from these states for the six months ended June 30, 2020 and 2019, is as follows:

	June 30, 2020					June 30, 2019
	Number of Hotels	Percentage of Total Hotels		Percentage of Total Revenue		Number of Hotels	Percentage of Total Hotels		Percentage of Total Revenue
Texas	45	19	%	18	%	68	22	%	21	%
Florida	45	19	%	22	%	49	16	%	18	%
California	21	9	%	12	%	21	7	%	10	%
Total	111	47	%	52	%	138	45	%	49	%

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Other Assets (Tables)

6 Months Ended

Jun. 30, 2020

Other Assets [Abstract]

Schedule of Other Assets

The following table presents other assets as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
Lender and other escrows	$	31	$	20
Prepaid expenses	15		10
Intangible assets, net	4		4
Federal and state tax receivables	4		—
Other assets	6		9
Total other assets	$	60	$	43

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Debt (Tables)

6 Months Ended

Jun. 30, 2020

Debt Disclosure [Abstract]

Schedule of Long-Term Debt

Debt

        The following table presents the carrying amount of our debt as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
CMBS Facility	$	851	$	921
Revolving Facility	110		—
	961		921
Less deferred financing costs, net	—		(6)
Total debt, net	$	961	$	915

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Accounts Payable and Accrued Expenses and Other Liabilities (Tables)

6 Months Ended

Jun. 30, 2020

Payables and Accruals [Abstract]

Summary of Accounts Payable, Accrued Expenses and Other Liabilities

Accounts payable, accrued expenses and other liabilities include the following as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020		December 31, 2019
Due to hotel manager	$	21	$	26
Real estate taxes	17		22
Sales and occupancy taxes	4		7
Interest	1		2
Other accounts payable and accrued expenses	23		25
Total accounts payable and accrued expenses	$	66	$	82
Operating lease liabilities	$	24	$	25
Insurance financing	8		2
Below market leases, net	3		5
Other liabilities	11		11
Total other liabilities	$	46	$	43

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Commitments and Contingencies (Tables)

6 Months Ended

Jun. 30, 2020

Commitments and Contingencies Disclosure [Abstract]

Schedule of Contractual Maturity of All Operating Lease Liabilities on Undiscounted Basis

The contractual maturity analysis of all of our operating lease liabilities on an undiscounted basis as of June 30, 2020 is as follows (in millions):

Year	Amount
2020 (remaining six months)	$	2
2021	3
2022	3
2023	3
2024	3
2025	2
Thereafter	58
	$	74

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Revenue (Tables)

6 Months Ended

Jun. 30, 2020

Revenues [Abstract]

Schedule of Revenue Components

Revenues for the three and six months ended June 30, 2020 and 2019 are comprised of the following components (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Operating lease revenues:
Rooms	$	70	$	215	$	213	$	419
Other	1		2		2		3
Total lease revenues	71		217		215		422
Customer revenues	1		2		3		5
Total revenues	$	72	$	219	$	218	$	427

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Equity-Based Compensation (Tables)

6 Months Ended

Jun. 30, 2020

Share-based Payment Arrangement [Abstract]

Summary of Activity of RSAs, RSUs and PSUs

The following table summarizes the activity of our RSAs, RSUs, and PSUs during the six months ended June 30, 2020 and 2019:

	RSAs			PSUs			RSUs
	Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value
Outstanding at January 1, 2020	653,790	$	20.30	368,969	$	6.99	5,072	$	6.05
Granted	919,106	$	3.88	979,482	$	5.42	240,269	$	4.19
Converted	(67,637)	$	13.06	—	$	—	(4,787)	$	6.06
Outstanding at June 30, 2020 (1)	1,505,259	$	10.60	1,348,451	$	5.85	240,554	$	4.19

__________

(1) As of June 30, 2020, no outstanding RSAs and PSUs were vested. As of June 30, 2020, 36,523 outstanding RSUs were vested.

	RSAs			PSUs			RSUs
	Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value		Number of Shares	Weighted-Average Grant Date Fair Value
Outstanding at January 1, 2019	884,068	$	20.50	—	$	—	14,624	$	5.77
Granted	428,865	$	11.04	447,527	$	6.99	478	$	12.49
Converted	(245,601)	$	15.37	—	$	—	(9,611)	$	6.04
Forfeited	(51,540)	$	15.61	(73,694)	$	6.99	—	$	—
Outstanding at June 30, 2019 (1)	1,015,792	$	17.99	373,833	$	6.99	5,491	$	5.89

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Income Taxes (Tables)

6 Months Ended

Jun. 30, 2020

Income Tax Disclosure [Abstract]

Components of Income Tax Expense

The following table presents our income tax benefit (expense) for the six months ended June 30, 2020 and 2019 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
Current tax benefit (expense)	$	—	$	(2)	$	4	$	(7)
Deferred tax benefit (expense)	1		1		(1)		1
Total income tax benefit (expense)	$	1	$	(1)	$	3	$	(6)

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Fair Value Measurements (Tables)

6 Months Ended

Jun. 30, 2020

Fair Value Disclosures [Abstract]

Fair Value, Assets Measured on Recurring and Nonrecurring Basis

The following table summarizes the assets which were measured at fair value and impaired for the six months ended June 30, 2020 and the year ended December 31, 2019 (in millions): 

			Basis of Fair Value Measurements
	Fair Value of Assets at Impairment		Quoted Prices in Active Market for Identical Items (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3) (1)		Total Losses
For the six months ended June 30, 2020
Real estate (2)	$	310	$	—	$	7	$	303	$	52
For the year ended December 31, 2019
Real estate	$	299	$	—	$	31	$	268	$	138
Right of use assets	$	22	$	—	$	—	$	22	$	3

 ____________________

(1)  The Level 3 unobservable inputs consist of internally developed cash flow models and fair value estimates that included projections of revenues, expenses and capital expenditures and market valuations based on multiples of revenue generally ranging from 2.0x to 3.0x. These assumptions were based on trends and comparable transactions in the lodging industry; our historical data and experience; our budgets, including those prepared by our third-party hotel manager; lodging industry valuation trends; and micro- and macro-economic trends and projections. Our estimated fair values also considered factors related to our franchise and management agreements, requirements to meet certain brand standards and other potential costs to be incurred during our projected holding period.

(2) Total losses exclude impairments on disposed assets because they are no longer held by us.

Carrying Amount and Estimated Fair Values of Financial Assets and Liabilities

For those financial instruments not carried at fair value, the carrying amount and estimated fair values of our financial assets and liabilities were as follows as of June 30, 2020 and December 31, 2019 (in millions):

	June 30, 2020				December 31, 2019
	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Debt - CMBS Facility(1)(2)	$	851	$	814	$	921	$	921
Debt - Revolving Facility(1)(2)	$	110	$	104	$	—	$	—
Mandatorily redeemable preferred shares(1)	$	15	$	14	$	15	$	15

 ____________________

(1)Classified as Level 3 under the fair value hierarchy.

(2)Carrying amount excludes deferred financing costs, net of $6 million as of December 31, 2019. Deferred financing costs, net at June 30, 2020 are less than $1 million.

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Supplemental Disclosures of Cash Flow Information (Tables)

6 Months Ended

Jun. 30, 2020

Supplemental Cash Flow Elements [Abstract]

Summary of Supplemental Cash Flow Information

The following table presents the supplemental cash flow information for the six months ended June 30, 2020 and 2019 (in millions):

	Six Months Ended June 30,
	2020		2019
Supplemental disclosure of cash flow information:
Interest paid during the period	$	20	$	28
Income taxes paid during the period, net of refunds	$	—	$	1
Non-cash investing and financing activities:
Capital expenditures included in accounts payable and accrued expenses	$	2	$	6
Transfer of real estate from construction in progress to operating real estate	$	—	$	9
Dividends payable on common stock	$	—	$	11
Recognition of right of use operating lease assets and operating lease liabilities	$	—	$	28
Financing of insurance	$	11	$	14
Escrowed casualty insurance proceeds	$	—	$	4

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Organization and Basis of Presentation - Summary of Number of Owned and Joint Venture Hotels and Number of Rooms at Such Hotels (Detail)	Jun. 30, 2020 Room Hotel	Dec. 31, 2019 Room Hotel
Real Estate Properties [Line Items]
Number of hotels | Hotel	240	271
Number of rooms | Room	31,400	35,000
Owned
Real Estate Properties [Line Items]
Number of hotels | Hotel	239	270
Number of rooms | Room	31,200	34,800
Joint Venture
Real Estate Properties [Line Items]
Number of hotels | Hotel	1	1
Number of rooms | Room	200	200

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Significant Accounting Policies and Recently Issued Accounting Standards - Additional Information (Detail)	3 Months Ended		6 Months Ended
	Jun. 30, 2020 USD ($)	Jun. 30, 2019 USD ($)	Jun. 30, 2020 USD ($) Segment	Jun. 30, 2019 USD ($)	Dec. 31, 2019 USD ($)
Summary Of Significant Accounting Policies [Line Items]
Insurance settlements	$ 8,000,000		$ 8,000,000		$ 12,000,000
Accounts receivable	20,000,000		20,000,000		33,000,000
Provision for income tax	$ (1,000,000)	$ 1,000,000	$ (3,000,000)	$ 6,000,000
Percentage of cash and cash equivalents held in accounts fully covered by FDIC or US Treasuries	75.00%		75.00%
Reportable business segments | Segment			1
Buildings and Improvements | Minimum
Summary Of Significant Accounting Policies [Line Items]
Useful life			5 years
Buildings and Improvements | Maximum
Summary Of Significant Accounting Policies [Line Items]
Useful life			40 years
Furniture, Fixtures and Other Equipment | Minimum
Summary Of Significant Accounting Policies [Line Items]
Useful life			2 years
Furniture, Fixtures and Other Equipment | Maximum
Summary Of Significant Accounting Policies [Line Items]
Useful life			10 years
Leasehold Improvements | Minimum
Summary Of Significant Accounting Policies [Line Items]
Useful life			2 years
Leasehold Improvements | Maximum
Summary Of Significant Accounting Policies [Line Items]
Useful life			25 years
Receivable Related to Wyndham Settlement
Summary Of Significant Accounting Policies [Line Items]
Accounts receivable	$ 5,000,000		$ 5,000,000		$ 9,000,000
REIT
Summary Of Significant Accounting Policies [Line Items]
Provision for income tax	$ 0	$ 0	$ 0	$ 0

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Significant Accounting Policies and Recently Issued Accounting Standards - Summary Of The Number of Hotels, Percentages of Total Hotels And Total Revenues, Excluding Revenue from Discontinued Operations (Detail) - Hotel	6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019
Concentration Risk [Line Items]
Number of Hotels	111	138
Percentage of Total Hotels	47.00%	45.00%
Percentage of Total Revenue	52.00%	49.00%
Texas
Concentration Risk [Line Items]
Number of Hotels	45	68
Percentage of Total Hotels	19.00%	22.00%
Percentage of Total Revenue	18.00%	21.00%
Florida
Concentration Risk [Line Items]
Number of Hotels	45	49
Percentage of Total Hotels	19.00%	16.00%
Percentage of Total Revenue	22.00%	18.00%
California
Concentration Risk [Line Items]
Number of Hotels	21	21
Percentage of Total Hotels	9.00%	7.00%
Percentage of Total Revenue	12.00%	10.00%

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Investments In Real Estate - Additional Information (Detail)	3 Months Ended		6 Months Ended
	Jun. 30, 2020 USD ($)	Jun. 30, 2019 USD ($)	Jun. 30, 2020 USD ($) Hotel	Jun. 30, 2019 USD ($)
Real Estate Investments, Net [Abstract]
Hotels classified as investment in real estate sold | Hotel			30
Proceeds from sale of hotel			$ 129,000,000
Gain (loss) on sales of hotels			$ 32,000,000
Number of hotels disposed by returning the property to the lessor | Hotel			1
Impairment loss	$ 52,000,000	$ 0	$ 54,000,000	$ 0
Write-off from damages	0		0
Business interruption insurance proceeds	$ 0	$ 6,000,000	$ 2,000,000	$ 7,000,000

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Other Assets - Schedule of Other Assets (Detail) - USD ($) $ in Millions	Jun. 30, 2020	Dec. 31, 2019
Other Assets [Abstract]
Lender and other escrows	$ 31	$ 20
Prepaid expenses	15	10
Intangible assets, net	4	4
Federal and state tax receivables	4	0
Other assets	6	9
Total other assets	$ 60	$ 43

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Debt - Schedule of Long-Term Debt (Detail) - USD ($) $ in Millions	Jun. 30, 2020	Dec. 31, 2019
Debt Instrument [Line Items]
Carrying Amount	$ 961	$ 921
Less deferred financing costs, net	0	(6)
Total debt, net	961	915
CMBS Facility
Debt Instrument [Line Items]
Carrying Amount	851	921
CMBS Facility | Secured Mortgage
Debt Instrument [Line Items]
Carrying Amount	851	921
Term Facility | Revolving Facility
Debt Instrument [Line Items]
Carrying Amount	$ 110	$ 0

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Debt - Additional Information (Detail)		1 Months Ended		6 Months Ended	12 Months Ended		36 Months Ended
	May 30, 2018 USD ($) Hotel Extension	Jun. 30, 2020 USD ($)	May 31, 2020	Jun. 30, 2020 USD ($) Hotel	Jun. 30, 2025	Jun. 30, 2024	Jun. 30, 2023	Mar. 31, 2020 USD ($)	Dec. 31, 2019 USD ($)	Jun. 30, 2019 USD ($)	Dec. 31, 2018 USD ($)
Debt Instrument [Line Items]
Hotels classified as investment in real estate sold | Hotel				30
Minimum liquidity requirement, revolving facility				$ 60,000,000
Minimum liquidity requirement percentage, revolving facility				50.00%
Cash and cash equivalents		$ 194,000,000		$ 194,000,000					$ 101,000,000	$ 42,000,000	$ 68,000,000
Revolving Facility
Debt Instrument [Line Items]
Interest rate		5.16%		5.16%
Unused commitment fee percentage			0.75%
Cash and cash equivalents, revolving facility cash trap		$ 35,000,000		$ 35,000,000
Debt yield threshold		13.80%		13.80%
Revolving Facility | Core Point Borrower L L C
Debt Instrument [Line Items]
Borrowing capacity, revolving facility		$ 110,000,000		$ 110,000,000				$ 150,000,000
Revolving loans outstanding, monthly prepayment amount				$ 5,000,000
Revolving loans outstanding, prepayment period				5 months
Outstanding amount, revolving facility		110,000,000		$ 110,000,000
Letters of credit outstanding, amount		$ 2,000,000		$ 2,000,000
CMBS Facility
Debt Instrument [Line Items]
Extension options | Extension	4
CMBS facility, extension option period	1 year
Interest rate		2.91%		2.91%
Debt yield condition 1	16.44%
Debt yield condition 2	16.94%
Net proceeds from sale of properties				$ 70,000,000
Upfront reserve deposited for lender	$ 15,000,000	$ 6,000,000
CMBS Facility | Forecast
Debt Instrument [Line Items]
Interest rate					3.00%	2.90%	2.75%
Debt instrument yield percentage						12.83%	12.33%
CMBS Facility | CorePoint CMBS Borrower
Debt Instrument [Line Items]
Premium percentage minimum	5.00%
Premium percentage maximum	10.00%
CMBS Facility | CorePoint CMBS Borrower | Commercial Mortgage Backed Securities | Secured Mortgage
Debt Instrument [Line Items]
Owned and ground leased hotels | Hotel	5
Core Point Revolver Borrower | Revolving Facility | Base Rate
Debt Instrument [Line Items]
Interest rate			4.00%
Core Point Revolver Borrower | Revolving Facility | LIBOR
Debt Instrument [Line Items]
Interest rate			5.00%

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Mandatorily Redeemable Preferred Shares - Additional Information (Detail) - Series A Preferred Stock - USD ($) $ / shares in Units, $ in Millions	3 Months Ended	6 Months Ended
	Sep. 30, 2020	Jun. 30, 2020
Class of Stock [Line Items]
Aggregate liquidation preference		$ 15
Cash dividend on preferred stock		13.00%
Preferred stock leverage ratio, increase		750.00%
Percentage on preferred stock cash dividend		15.00%
Percentage on preferred stock leverage ratio increase		16.50%
Forecast
Class of Stock [Line Items]
Percentage on preferred stock cash dividend	15.00%
Wholly Owned Subsidiary of LQH Parent
Class of Stock [Line Items]
Number of shares issued (in shares)		15,000
Preferred stock, par value (in usd per share)		$ 0.01

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Accounts Payable and Accrued Expenses and Other Liabilities - Summary of Accounts Payable, Accrued Expenses and Other Liabilities (Detail) - USD ($) $ in Millions	Jun. 30, 2020	Dec. 31, 2019
Payables and Accruals [Abstract]
Due to hotel manager	$ 21	$ 26
Real estate taxes	17	22
Sales and occupancy taxes	4	7
Interest	1	2
Other accounts payable and accrued expenses	23	25
Total accounts payable and accrued expenses	66	82
Operating lease liabilities	24	25
Insurance financing	8	2
Below market leases, net	3	5
Other liabilities	11	11
Total other liabilities	$ 46	$ 43

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Commitments and Contingencies - Additional Information (Detail)		1 Months Ended	3 Months Ended		6 Months Ended
	May 30, 2018 Renewal_Options	Nov. 30, 2019 USD ($)	Jun. 30, 2020 USD ($) renewal_option	Jun. 30, 2019 USD ($)	Jun. 30, 2020 USD ($) renewal_option	Jun. 30, 2019 USD ($)	Dec. 31, 2019 USD ($)
Commitments And Contingencies [Line Items]
Management fee			$ 3,000,000	$ 10,000,000	$ 10,000,000	$ 21,000,000
Royalty fee expense			4,000,000	11,000,000	11,000,000	21,000,000
Escrowed casualty insurance proceeds			31,000,000		31,000,000		$ 20,000,000
Purchase commitments			$ 23,000,000		$ 23,000,000
Operating lease contract term			25 years		25 years
Undiscounted contractual payments			$ 74,000,000		$ 74,000,000
Lease liabilities			24,000,000		24,000,000		$ 25,000,000
Rent expense			1,000,000	1,000,000	1,000,000	2,000,000
Severance costs			0	$ 6,000,000	0	$ 6,000,000
Long-Term Hotel Service Contracts Payable
Commitments And Contingencies [Line Items]
Purchase commitments			18,000,000		$ 18,000,000
Purchase commitment payable period					4 years
Accounts Payable and Accrued Liabilities
Commitments And Contingencies [Line Items]
Lease liabilities			$ 24,000,000		$ 24,000,000
Internal Revenue Service (IRS)
Commitments And Contingencies [Line Items]
Notice of taxable adjustment from IRS		$ 138,000,000
Adjustment to tax operating loss carryforwards		$ 31,000,000
La Quinta Management L.L.C
Commitments And Contingencies [Line Items]
Management and royalty fees (percentage)	5.00%
Management agreement term	20 years
Renewal options | Renewal_Options	2
Renewal period	5 years
La Quinta Franchising LLC
Commitments And Contingencies [Line Items]
Royalty fee (percentage)					5.00%
Franchise renewal options | renewal_option			1		1
Franchise agreements renewal period					10 years
Reservation fee (percentage)					2.00%
Marketing fee (percentage)					2.50%
Loyalty program fee (percentage)					5.00%
Escrowed casualty insurance proceeds			$ 15,000,000		$ 15,000,000
La Quinta Franchising LLC | Minimum
Commitments And Contingencies [Line Items]
Capital expenditures					$ 1,500
Capital expenditure period					2 years
Capital expenditure period, franchisor's discretion					2 years
La Quinta Franchising LLC | Maximum
Commitments And Contingencies [Line Items]
Capital expenditures					$ 7,500
Capital expenditure period					11 years
Capital expenditure period, franchisor's discretion					9 years

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Commitments and Contingencies - Schedule of Contractual Maturity of All Operating Lease Liabilities on Undiscounted Basis (Detail) $ in Millions	Jun. 30, 2020 USD ($)
Commitments and Contingencies Disclosure [Abstract]
2020 (remaining six months)	$ 2
2021	3
2022	3
2023	3
2024	3
2025	2
2025	58
Undiscounted contractual payments	$ 74

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Equity - Additional Information (Detail) - USD ($) $ / shares in Units, shares in Millions	6 Months Ended
	Jun. 30, 2019	Mar. 21, 2019
Equity [Abstract]
Authorized amount, share repurchase program		$ 50,000,000
Shares acquired (in shares)	2.1
Weighted average cost per share (in usd per share)	$ 11.70

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Revenue - Schedule of Revenue Components (Detail) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019	Jun. 30, 2020	Jun. 30, 2019
Revenue [Line Items]
Total revenues	$ 72	$ 219	$ 218	$ 427
Rooms
Revenue [Line Items]
Total revenues	70	215	213	419
Other
Revenue [Line Items]
Total revenues	1	2	2	3
Total lease revenues
Revenue [Line Items]
Total revenues	71	217	215	422
Customer revenues
Revenue [Line Items]
Total revenues	$ 1	$ 2	$ 3	$ 5

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Revenue - Additional Information (Detail)	3 Months Ended
	Jun. 30, 2020 Hotel Room Extension
Revenues [Abstract]
Number of hotels not accepting guests or reservations | Hotel	30
Number of rooms in hotels not accepting guests or reservations | Room	3,700
Number of hotels effectively closed to reservations | Extension	1

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Equity-Based Compensation - Additional Information (Detail) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019	Jun. 30, 2020	Jun. 30, 2019	Dec. 31, 2019
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Shares authorized (in shares)	1,000,000,000.0		1,000,000,000.0		1,000,000,000.0
Shares issued (in shares)	58,200,000		58,200,000		57,200,000
Equity-based compensation expense recognized	$ 3	$ 4	$ 5	$ 6
PSUs | Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period			2 years
PSUs | Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period			3 years
RSAs | Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period			1 year
RSAs | Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period			3 years
Omnibus Incentive Plan
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Shares authorized (in shares)	8,000,000		8,000,000
Shares issued (in shares)	5,000,000		5,000,000
Omnibus Incentive Plan | RSUs | Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period			1 year
Omnibus Incentive Plan | RSUs | Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Vesting period			2 years

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Equity-Based Compensation - Summary of Activity of RSAs, RSUs and PSUs (Detail) - $ / shares	6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019
RSAs
Number of Shares
Beginning balance (in shares)	653,790	884,068
Granted (in shares)	919,106	428,865
Converted (in shares)	(67,637)	(245,601)
Forfeited (in shares)		(51,540)
Ending balance (in shares)	1,505,259	1,015,792
Weighted-Average Grant Date Fair Value
Beginning balance (in usd per share)	$ 20.30	$ 20.50
Granted (in usd per share)	3.88	11.04
Converted (in usd per share)	13.06	15.37
Forfeited (in usd per share)		15.61
Ending balance (in usd per share)	$ 10.60	$ 17.99
Number of equity instruments vested	0	0
PSUs
Number of Shares
Beginning balance (in shares)	368,969	0
Granted (in shares)	979,482	447,527
Converted (in shares)	0	0
Forfeited (in shares)		(73,694)
Ending balance (in shares)	1,348,451	373,833
Weighted-Average Grant Date Fair Value
Beginning balance (in usd per share)	$ 6.99	$ 0
Granted (in usd per share)	5.42	6.99
Converted (in usd per share)	0	0
Forfeited (in usd per share)		6.99
Ending balance (in usd per share)	$ 5.85	$ 6.99
Number of equity instruments vested	0	0
RSUs
Number of Shares
Beginning balance (in shares)	5,072	14,624
Granted (in shares)	240,269	478
Converted (in shares)	(4,787)	(9,611)
Forfeited (in shares)		0
Ending balance (in shares)	240,554	5,491
Weighted-Average Grant Date Fair Value
Beginning balance (in usd per share)	$ 6.05	$ 5.77
Granted (in usd per share)	4.19	12.49
Converted (in usd per share)	6.06	6.04
Forfeited (in usd per share)		0
Ending balance (in usd per share)	$ 4.19	$ 5.89
Number of equity instruments vested	36,523	0

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Income Taxes - Components of Income Tax Expense (Detail) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019	Jun. 30, 2020	Jun. 30, 2019
Income Tax Disclosure [Abstract]
Current tax benefit (expense)	$ 0	$ (2)	$ 4	$ (7)
Deferred tax benefit (expense)	1	1	(1)	1
Total income tax benefit (expense)	$ 1	$ (1)	$ 3	$ (6)

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Fair Value Measurements - Additional Information (Detail) - Interest Rate Cap $ in Millions	Jun. 30, 2020 USD ($) Extension
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Number of instruments | Extension	3
Notional amount	$ 2,000.0
Level 2
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Assets fair value	$ 0.1

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Fair Value Measurements - Carrying Amount and Estimated Fair Values of Financial Assets and Liabilities (Detail) - USD ($) $ in Millions	Jun. 30, 2020	Dec. 31, 2019
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying Amount	$ 961	$ 921
Debt issuance costs	0	6
Mandatorily Redeemable Preferred Shares
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying Amount	15	15
Debt, fair value	14	15
CMBS Facility
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying Amount	851	921
Debt, fair value	814	921
CMBS Facility and Revolving Facility
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Debt issuance costs	1	6
Revolving Facility
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Carrying Amount	110	0
Debt, fair value	$ 104	$ 0

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Fair Value Measurements Fair Value Measurements - Summary of Fair Value Real Estate and Assets Held for Sale and Impairment Charges of Financial Assets and Liabilities (Details) $ in Millions	6 Months Ended	12 Months Ended
	Jun. 30, 2020 USD ($)	Dec. 31, 2019 USD ($)
Real Estate
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value	$ 52	$ 138
Real Estate | Nonrecurring
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value	310	299
Real Estate | Nonrecurring | Level 1
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value	0	0
Real Estate | Nonrecurring | Level 2
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value	7	31
Real Estate | Nonrecurring | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value	$ 303	268
Right Of Use Assets
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value		3
Right Of Use Assets | Nonrecurring
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value		22
Right Of Use Assets | Nonrecurring | Level 1
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value		0
Right Of Use Assets | Nonrecurring | Level 2
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value		0
Right Of Use Assets | Nonrecurring | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets fair value		$ 22
Measurement Input, Revenue Multiple | Valuation Technique, Discounted Cash Flow | Hotels Encumbered With Ground Lease | Minimum | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Real estate investment, measurement input	2.0	2.0
Measurement Input, Revenue Multiple | Valuation Technique, Discounted Cash Flow | Hotels Encumbered With Ground Lease | Maximum | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Real estate investment, measurement input	3.0	3.0

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Supplemental Disclosures of Cash Flow Information - Summary of Supplemental Cash Flow Information (Detail) - USD ($) $ in Millions	6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019	Dec. 31, 2019
Supplemental disclosure of cash flow information:
Interest paid during the period	$ 20	$ 28
Income taxes paid during the period, net of refunds	0	1
Non-cash investing and financing activities:
Capital expenditures included in accounts payable and accrued expenses	2	6
Transfer of real estate from construction in progress to operating real estate	0	9
Dividends payable	0	11	$ 11
Recognition of right of use operating lease assets and operating lease liabilities	0	28
Financing of insurance	11	14
Escrowed casualty insurance proceeds	$ 0	$ 4

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Related Party Transactions - Additional Information (Detail) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2020	Jun. 30, 2019	Jun. 30, 2020	Jun. 30, 2019	Dec. 31, 2019
Related Party Transaction [Line Items]
Total interest payments			$ 20	$ 28
CMBS Facility | Blackstone
Related Party Transaction [Line Items]
Outstanding amount, revolving facility	$ 81		81		$ 88
Total interest payments	$ 1	$ 2	$ 2	$ 3
Blackstone
Related Party Transaction [Line Items]
Equity method investment ownership percentage	30.00%		30.00%

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Subsequent Events - Additional Information (Detail) $ in Millions	1 Months Ended	6 Months Ended
	Aug. 10, 2020 USD ($) Hotel	Jun. 30, 2020 USD ($) Hotel
Subsequent Event [Line Items]
Hotels classified as investment in real estate sold | Hotel		30
Gross proceeds from sales of hotels		$ 129
Gain (loss) on sales of hotels		$ 32
Subsequent Event | CMBS Facility
Subsequent Event [Line Items]
Principal repayment of debt	$ 44
Building
Subsequent Event [Line Items]
Assets classified as held for sale | Hotel		0
Building | Subsequent Event
Subsequent Event [Line Items]
Hotels classified as investment in real estate sold | Hotel	10
Gross proceeds from sales of hotels	$ 51
Gain (loss) on sales of hotels	$ 15