Service Properties Trust Q2 2025 Earnings Report

Service Properties Trust EPS Results

• Actual EPS: $0.35
• Consensus EPS: $0.34
• Beat/Miss: Beat by +$0.01
• One Year Ago EPS: N/A

Service Properties Trust Revenue Results

• Actual Revenue: $503.44 million
• Expected Revenue: $497.53 million
• Beat/Miss: Beat by +$5.91 million
• YoY Revenue Growth: N/A

Service Properties Trust Announcement Details

• Quarter: Q2 2025
• Date: 8/5/2025
• Time: After Market Closes
• Conference Call Date: Wednesday, August 6, 2025
• Conference Call Time: 10:00AM ET

Service Properties Trust (NASDAQ:SVC) (Nasdaq: SVC) is a real estate investment trust with over $11 billion invested in two asset categories: hotels and service-focused retail net lease properties. As of December 31, 2023, SVC owned 221 hotels with over 37,000 guest rooms throughout the United States and in Puerto Rico and Canada, the majority of which are extended stay and select service. As of December 31, 2023, SVC also owned 752 service-focused retail net lease properties totaling approximately 13.3 million square feet throughout the United States. SVC is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with over $41 billion in assets under management as of December 31, 2023, and more than 35 years of institutional experience in buying, selling, financing and operating commercial real estate. SVC is headquartered in Newton, MA.

Service Properties Trust Q2 2025 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: SVC advanced its strategic transformation by selling 122 hotels for $966 million, positioning the company as a predominantly net lease REIT with net lease assets projected to account for over 70% of pro forma Q2 adjusted EBITDAre.
• Negative Sentiment: Hotel performance in Q2 showed a 0.4% year-over-year increase in RevPAR, outperforming the broader industry by 90 basis points, but hotel-level EBITDA declined by 11% due to elevated labor costs and $2.4 million of renovation disruption.
• Positive Sentiment: In the triple-net segment, SVC acquired 20 properties for $55 million and sold five for $15 million, growing a 97% leased portfolio with $387 million in annual minimum rents and a 2.04x trailing TTM rent coverage ratio.
• Negative Sentiment: SVC’s debt service coverage ratio fell to 1.49x, prompting a $650 million draw on its credit facility and an early redemption of $350 million of 5.25% senior notes, with expected hotel sale proceeds earmarked for repaying upcoming maturities.
• Positive Sentiment: The company plans to reduce total CapEx from $250 million in 2025 to $150 million in 2026, targeting 10–12% of revenue and anticipating significant cash flow improvement from completed hotel renovations and debt repayment.

Presentation

[Operator]

Good morning, and welcome to the Service Properties Trust Second Quarter twenty twenty five Earnings Conference Call. All participants will be in listen only mode. After today's presentation, there will be an opportunity to ask questions. Please note this event is being recorded. I would now like to turn the conference over to Kevin Barry, Senior Director of Investor Relations. Please go ahead.

[Kevin Barry, Senior Director - IR at Service Properties Trust]

Good morning. Thank you for joining us today. With me on the call are Chris Bellotto, President and Chief Executive Officer Jesse Abare, Vice President and Brian Donnelly, Treasurer and Chief Financial Officer. In just a moment, they will provide details about our business and our performance for the 2025, followed by a question and answer session with sell side analysts. I would like to note that the recording and retransmission of today's conference call is prohibited without the prior written consent of the company.

[Kevin Barry, Senior Director - IR at Service Properties Trust]

Also note that today's conference call contains forward looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. These forward looking statements are based on SVC's beliefs and expectations as of today, 08/06/2025, and actual results may differ materially from those that we project. The company undertakes no obligation to revise or publicly release the results of any revision to the forward looking statements made in today's conference call. Additional information concerning factors that could cause those differences is contained in our filings with the SEC, which can be accessed from our website at svcreit.com or the SEC's website. Investors are cautioned not to place undue reliance upon any forward looking statements.

[Kevin Barry, Senior Director - IR at Service Properties Trust]

In addition, this call may contain non GAAP financial measures, including normalized funds from operations or normalized FFO and adjusted EBITDAre. A reconciliation of these non GAAP figures to net income is available in SVC's earnings release presentation that we issued last night, which can be found on our website. And finally, we are providing guidance on this call, including adjusted hotel EBITDA. We are not providing a reconciliation of this non GAAP measure as part of our guidance because certain information required for such reconciliation is not available without unreasonable efforts or at all. With that, I will turn the call over to Chris.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Thank you, Kevin. Good morning, everyone, and thank you for joining the call today. Last night, we reported second quarter financial results that were in line with our expectations and continued to advance on many of our strategic priorities. I will begin today's call with an update on our business plans, including the recent progress of our hotel disposition program and provide further highlights within our hotel and net lease portfolios during the quarter. Then, Jesse will discuss in more detail our net lease portfolio and the acquisitions that we have made to build on our existing platform.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Finally, Brian will review our financial results and quarterly guidance. Starting with our current business plan. During the past quarter, we have made significant progress on previously announced hotel dispositions, advanced many of our hotel renovations as catalyst to drive performance and improve the quality of our assets and pursued selected net lease acquisitions and dispositions. These efforts are part of our ongoing strategic initiative to transform SVC toward becoming a predominantly net lease REIT. Entering into 2025, we have continued to execute on our strategy of divesting select hotels while focusing our retained portfolio on primarily full service, urban and leisure oriented properties that offer greater potential for EBITDA growth and enhanced overall value.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

To date, we have sold eight hotels for proceeds of $46,000,000 and continue to make meaningful progress on the previously communicated 114 portfolio. We removed from the marketing process one full service hotel located in Atlanta as we continue to evaluate broader opportunities for the retained hotel portfolio. Regarding the one hundred and fourteen Sonesta hotel sales, due diligence has been completed and non refundable deposits have been received for 111 hotels with four unique buyers for a sales price of $900,000,000 Additionally, we have entered into a purchase and sale agreement with diligence underway for the remaining three hotels with a sales price of $20,000,000 Closing on the hotels is expected to commence in Q3 and finish before year end. Including the eight hotels we already sold this year, in 2025, we are on track to complete 122 hotel sales totaling nearly 16,000 keys for gross proceeds of $966,000,000 This pricing implies a valuation of 18.4 times hotel EBITDA of $53,000,000 over the trailing twelve months. Turning to hotel performance during the second quarter.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

RevPAR increased 40 basis points year over year, outperforming the broader industry by 90 basis points and marking the third consecutive quarter of relative outperformance. SVC's growth was driven by gains in both occupancy and ADR with group and contract segments outpacing transient business. Top performing properties during the quarter are within our retained hotel portfolio and include our Royal Sonestas in Kauai and San Juan, which benefited from strong leisure demand through OTA and wholesale channels. We also saw solid performance at our three Downtown Chicago hotels and the Clift Royal Sonestas in San Francisco supported by a rebound in citywide group business. Additionally, recently renovated hotels are consistently delivering double digit revenue growth with notable strength across our Hyatt portfolio, Sonesta White Plains and Sonesta LAX.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Hotel level EBITDA declined during the quarter primarily due to elevated labor costs and broader inflationary pressures. Additionally, displacement in hotels with active renovation contributed to $2,400,000 of year over year negative EBITDA. However, we expect this to moderate in Q3 and fluctuate modestly thereafter as renovations advance. The 84 hotels we currently plan to retain delivered relatively solid performance with RevPAR increasing 150 basis points year over year, driven by gains in both occupancy and ADR. Over the past several years, we have made substantial capital investments across our retained portfolio, enhancing many of our flagship properties and premier destinations such as Hilton Head, Hawaii and San Juan.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

These capital enhancements are expected to drive ongoing EBITDA growth. Given our prior investments in the portfolio coupled with the completion of our remaining hotel dispositions, this positions us to meaningfully lower capital spend with 2026 guidance now set at $150,000,000 Within our triple net lease segment, we are making steady progress with our capital recycling program and prioritizing accretive opportunities within our pipeline. Since the beginning of the quarter, we have completed the sale of five net lease properties for a total of $15,000,000 and we are in the early stages of marketing six additional properties, which are expected to generate between $2,500,000 to $3,500,000 in total proceeds. Concurrently, we have acquired or entered into agreements to acquire 20 net lease retail properties for $55,000,000 As Jesse will discuss further, our net lease portfolio continues to provide stable and predictable cash flows with minimum capital requirements and we view net lease real estate as a naturally defensive and less volatile asset class. In conclusion, the second quarter marked meaningful progress in SVC's ongoing strategic transformation.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Pro form a for our expected hotel sales, net lease assets are projected to account for over 70% of SVC's pro form a Q2 adjusted EBITDAre, representing a meaningful shift in our asset composition and positioning SVC shares for a potential rerating at more attractive net lease multiples. Looking ahead, we intend to maintain our capital recycling and deleveraging strategy into 2026, pursuing further hotel dispositions as property performance and overall market conditions continue to improve. I will now turn it over to Jesse to discuss the net lease portfolio.

[Jesse Abair, Vice President at Service Properties Trust]

Thank you, Chris. The strategic shift underway at SCC will ultimately result in a portfolio that benefits from minimal CapEx needs, long term leases with annual escalators that provide a bond like risk return profile and cash flows that can be relied upon even in uncertain economic environments. The net lease market is deep, liquid and highly fragmented, creating conditions that are conducive to scalable expansion if and when we choose to do so. Additionally, as we have demonstrated with mortgage financing, SBC's net lease assets provide access to attractively priced financing options to support our growth. That growth will build up the existing backbone of net lease retail properties that we already own.

[Jesse Abair, Vice President at Service Properties Trust]

Our portfolio is anchored by 175 TA travel centers backed by BP's investment grade credit. As a reminder, SBC's current leases with TA have eight years of remaining term and include fifty years of extension options. While the rent coverage for the TA assets has experienced degradation over the past few quarters, this decline has begun to level off as freight demand normalizes coming off its COVID era peak. Moreover, we are seeing investments in real estate from BP in the form of EV charging stations and other initiatives that are intended to drive revenue from non fuel offerings at these locations. The overall net lease portfolio consists of seven forty two service oriented retail net lease properties with annual minimum rents of $387,000,000 These assets were more than 97% leased with a weighted average lease term of seven point six years.

[Jesse Abair, Vice President at Service Properties Trust]

We have 174 tenants operating under 136 brands spanning 21 distinct industries. The diversity and breadth of the portfolio provides opportunity for organic growth as we continue to source modest transactions with both new and existing operators. Our lease expiration schedule remains well laddered with 1.7% of our minimum rents scheduled to expire through the remainder of 2025 and three percent expiring in 2026. Our asset management platform has been actively engaged with our existing tenants as well as potential new tenants resulting in over 350,000 square feet of leasing during the second quarter that averaged twelve years of term and a 5.7% roll off in cash rents. As of quarter end, the aggregate coverage of our net lease portfolios minimum rents was 2.04 times on a trailing twelve month basis remaining essentially unchanged from the prior quarter.

[Jesse Abair, Vice President at Service Properties Trust]

Excluding the BP backed TA leases, rent coverage remained strong at 3.7 times. With respect to investments, we remain committed to growing and optimizing the portfolio in a manner that enhances tenant and geographic diversity, increases weighted average lease term and expands annual minimum rents. Our investment thesis focuses on properties in e commerce resistant, necessity based sectors that have proven resilient across cycles. This includes quick service and casual dining restaurants, grocery stores, auto services and other daily needs providers. Since ramping up our acquisitions platform in the 2024, we have developed a robust pipeline resulting in the acquisition of 14 net lease properties year to date for a total of $44,000,000 These transactions have a weighted average lease term of fifteen years, average rent coverage of 2.5 times and an average cap rate of 7.4%.

[Jesse Abair, Vice President at Service Properties Trust]

We are also under agreement to acquire six additional properties in Q3 for a total of $10,300,000 with similar economic terms as the closed transactions. As SBC migrates to a predominantly net lease REIT, our asset management and acquisition teams are actively curating the net lease portfolio and fostering new relationships with retail operators. These efforts coupled with the strong foundation we have already established in this space will put us in position to efficiently grow this side of the business going forward. I'll now turn the call over to Brian to discuss our financial results.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Thanks, Jesse. Good morning. Starting with our consolidated financial results for the 2025, normalized FFO was $57,600,000 or $0.35 per share versus $0.45 per share in the prior year quarter. Adjusted EBITDAre decreased $7,700,000 year over year to $163,800,000 Overall financial results this quarter as compared to the prior year quarter were primarily impacted by an $8,800,000 increase in interest expense and lower hotel returns. For our 200 comparable hotels this quarter RevPAR increased by 40 basis points, gross operating profit margin percentage declined by 300 basis points to 30.2.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Below the GOP line costs at our comparable hotels decreased less than 1% from the prior year driven by lower property insurance premiums. Our hotel portfolio generated adjusted hotel EBITDA of $73,000,000 a decline of 11.3% from the prior year, but towards the high end of our guidance range. The four hotels that were under renovation during the quarter represented $2,400,000 or 24% of the decline in adjusted hotel EBITDA year over year. The 116 Sonesta exit hotels including two that sold in July generated RevPAR of $75 a decline of 1.8% and adjusted hotel EBITDA of $19,900,000 a decline of 12% year over year. The 84 hotels we expect to retain generated RevPAR of $121 an increase of 1.5% year over year and adjusted hotel EBITDA of $53,500,000 during the quarter, a decrease of $7,000,000 or 11.7% year over year.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Most of the decline year over year in the retained portfolio is related to elevated labor costs, repairs and maintenance expenses and renovation disruption. Turning to our expectations for Q3, we're currently projecting third quarter RevPAR of $98 to $101 and adjusted hotel EBITDA in the 54,000,000 to $58,000,000 range. This guidance considers a sequential decline due to seasonality in the third quarter as well as recent headwinds in the travel and lodging industries. Guidance does not include the impact of completing any of the 114 Sonesta hotel dispositions expected to close later in Q3 and Q4. Turning to the balance sheet.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

A key objective for our hotel disposition program is to address our debt maturities and improve our credit metrics. At quarter end, we had $5,800,000,000 of debt outstanding with a weighted average interest rate of 6.4%. Our next debt maturity is $350,000,000 of senior unsecured notes maturing in February 2026. As of our earnings release, our 1.5 times debt service coverage covenant was below the minimum requirement at 1.49 times. This prohibits us from incurring additional debt to our back in compliance on a pro form a basis.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

In July, we fully drew down our $650,000,000 credit facility as a precautionary measure to preserve our liquidity in anticipation of potentially not meeting the minimum level of debt service coverage. As of today, we have approximately six seventy million dollars of cash on hand. Yesterday, we announced the early redemption of the $350,000,000 of 5.25% unsecured senior notes due in February at par plus accrued interest. The redemption will be funded with cash on hand in early September. The $920,000,000 of expected proceeds from the sale of the 114 hotels will be used to repay the $450,000,000 of senior unsecured notes maturing in October '26 and amounts outstanding on our revolving credit facility.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

We currently expect closing of the asset sales and the repayment of outstanding debt will have a positive impact to our financial covenants. We're also currently evaluating different strategies to improve our credit metrics and our covenant measures, including considering additional asset sales, operational improvements at our hotels and potential financing opportunities. Turning to our capital expenditure activity. During the second quarter, we invested $39,000,000 in capital improvements at our properties. Notable activity this quarter included projects at the Royal Sonesta Cambridge and the Sonesta Hilton Head Resort.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

For the full year, we continue to expect capital expenditures to be approximately $250,000,000 including $120,000,000 to $140,000,000 of maintenance capital with the rest going towards renovation and redevelopment initiatives. Looking ahead to next year, we expect full year CapEx in 2026 to be approximately $150,000,000 Of the $150,000,000 we expect $64,000,000 relate to discretionary renovation capital with the balance going to recurring maintenance capital. We expect with the reduction in CapEx spending, the repayment of debt, operating improvements expected from our completed hotel renovations, SVC's cash flows will improve significantly as we move into next year. That concludes our prepared remarks. We're ready to open the line for questions.

[Operator]

Thank you. We will now begin the question and answer session. Our first question will come from Tyler Batory with Oppenheimer. Please go ahead.

[Tyler Batory, Executive Director at Oppenheimer & Co. Inc.]

Good morning. Thanks for taking my questions. First one for me on the guidance for the hotel portfolio. I understand on the EBITDA line there's some seasonality there sequentially from Q2, but can you expand a little bit more on some of the renovation disruption in Q3? And then talk to you about the commentary you mentioned just in general headwinds in travel and lodging, please?

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Sure. I'll start, Tyler. Good morning and thank you for the question. We've definitely seen some softness in Q3 in especially in the August timeframe. We typically see a seasonal drop off in activity in leisure travel as we get into early fall.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Some of our forward looking numbers and some of the group pace starting to improve as we get into Q4, but we definitely see some weakness in Q3. Things have been softer and trends have been continuing. So as we pace looking year over year, it's very comparable to what we saw in Q2 year over year, so some declines year over year.

[Tyler Batory, Executive Director at Oppenheimer & Co. Inc.]

Okay. Perfect. And then the CapEx commentary you gave for 2026, appreciate that $150,000,000 number. The remainder of that that's discretionary, the $86,000,000 Is that still a little bit elevated compared to what you might think is more normal? And just kind of how would you think about a maintenance CapEx run rate long term for the portfolio?

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Yes. I think as we look at 2026 is a significant reduction from what we've been spending in the last few years, the pace of our discretionary numbers. And just to clarify $64,000,000 yes, be discretionary up 150,000,000 with the rest going to renovations. Our overall CapEx spend, I think if you benchmark that to our current portfolio is closer to 15% of revenues. And I think as we move forward, industry norms are probably closer to 10% to 12% of total revenues and that's where we think we want to be longer term.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

But for 2026, we still have some significant projects we're doing including our repositioning of the South Beach Hotel and some other larger projects. But with the pace of our renovations and just the scale of how much we're deploying will continue to trend down.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes. And I think bigger picture just there'll be less active hotels under renovation in any given year albeit we're talking about the $150,000,000 in totality. And so I think the other complement to that is less disruption in the business. And so we should see just EBITDA generally moderate be more moderated in future years because we have less renovations underway at any given time.

[Tyler Batory, Executive Director at Oppenheimer & Co. Inc.]

Okay. Excellent. A point of clarification on the asset sales. I think last quarter, you were talking about $1,000,000,000 of gross proceeds. Now the number is $966,000,000 So I just want to be clear on just the delta between those numbers and what's changed.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes, it's twofold. So one of the bigger pieces as we pulled a full service hotel from the marketing efforts, a hotel we have in Atlanta, that's a performing hotel. I think generally speaking, we weren't necessarily happy with what we were seeing as far as pricing goes. And so retaining that hotel seemed to be more prudent, at least currently. And then the balance, kind of the lesser amount was more around the conclusion of diligence.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

As we've as I mentioned in the prepared remarks, where we're at now with the lion's share, the $900,000,000 of asset sales is diligence is complete, deposits are hard and we're on the other side to closing. And so anything related to any pricing changes is no longer is in play. And so that's kind of the other gap with respect to that number.

[Tyler Batory, Executive Director at Oppenheimer & Co. Inc.]

Okay. Very helpful. Last one for me. The net lease side of things, making a lot of progress on that strategy in terms of transaction activity. Talk a little bit more about the pipeline for deals.

[Tyler Batory, Executive Director at Oppenheimer & Co. Inc.]

I understand part of this is capital recycling, but is there a point where maybe the acquisitions could be significantly larger than the dispositions? And just really trying to get a sense of expectations. I know you probably can't give specific guidance on this, but just trying to get a sense of maybe rough run rate or maybe some guidepost on how much in terms of dollars you'd like to allocate towards acquisitions, whether it's the next couple of quarters or the next couple of years? I'm just trying to get a sense of how that could evolve looking ahead.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes. I think generally speaking, and we talked about this on the onset of this endeavor, is that we wanted to do kind of modest acquisitions on the net lease side. And there's a ranging a range of strategies. We've been net sellers over the years, more specifically in that segment. As you're familiar with, we have an attractive kind of balance sheet mechanism with the ABS, the mortgage financing.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

And as part of that, it's a good opportunity for the company medium term favorable pricing. And so refreshing that accordingly with the right assets is part of the driver with respect to some of these acquisitions. And then again, just overall portfolio enhancements. I mean, what we like about it today absent of just the types of assets we're buying and how we're growing the portfolio is we're able to do it partially with asset sales. And so we're getting kind of the true benefit of the capital recycling aspect of the growth.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

But look, you look at kind of Q2 where we started transacting just under $30,000,000 we're at $14,000,000 to date through Q3 and just you alluded to another $10,000,000 And that's probably a fair run rate for the time being. This is not a scenario where we expect to do some sort of outsized growth currently, but we'll look to opportunities to grow and find proceeds through sales and other initiatives to kind of help balance that. And then I think your question around the types of assets where we've been transacting today has been more weighted towards casual dining and QSR. There's been some automotive in there with respect to car washes and similar type uses. And then we expect that to continue to diversify as we look at certain medical type opportunities and things around some Dollar General to a smaller scale and some other similar type uses are things we're targeting.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

But I think kind of net net for us part of that allocation will be tied to how we can use it as a creative financing tool given some parameters around what that type of portfolio you can assemble for that.

[Tyler Batory, Executive Director at Oppenheimer & Co. Inc.]

Okay. Very good detail. Thank you. That's all for me.

[Operator]

Our next question will come from John Massocca with B. Riley Securities. Please go ahead.

[John Massocca, Senior Research Analyst at B Riley Financial]

Good morning. Maybe kind of building on Tyler's question. Is the kind of outlook that if you wanted to get more aggressive on the net lease investments, that's something that maybe happens kind of post closing of some of these strategic hotel dispositions? Just trying to think about when that from a timing perspective when that kind of net lease acquisition kind of machine could really start ramping into gear?

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes. I think that's probably fair. It's going to be steady state based on the run rate I just alluded to. And then as we get further kind of into next year and kind of just see how performance continues across the portfolio, we don't want to kind of shift the focus around kind of the deleveraging component that we're focused on. And certainly there are other variables we want to be mindful of.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

But look, coming out of the sales this year, thinking about select sales next year, looking at opportunities to grow EBITDA through the retained portfolio and narrow that margin gap, those are all kind of net positives less capital as we alluded to bringing that number down by $100,000,000 year over year. And I think as we kind of work our way through that at the beginning of the year, we'll be in a better position to assess kind of the opportunity to further ratchet up on anything related to more sales or excuse me, more acquisitions outside of the run rate we just talked about.

[John Massocca, Senior Research Analyst at B Riley Financial]

Okay. And then as I think about the $900,000,000 of hotel sales that are kind of maybe more advanced, what was kind of left to do there between now and closing, just given due diligence is done, deposits are hard. I mean, are there any kind of variables or factors that could derail those transactions? And I guess what's left to kind of do from either your perspective or the buyer's perspective to kind of get those across the line? Or is it just literally a matter of we have dates that for their reasons, for our reasons, whatever it may be, it's going to close between 3Q and 4Q?

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

It's the latter. I mean, look, the it's four unique buyers. We're on the other side in the sense that there's no more or no contingencies related to these sales. This is kind of common course whereby following conclusion of diligence, you then have a pace to close given the size of the portfolio with each of the buyers, it's a rolling close. And so there'll be incremental takedowns between now and the end of the year.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

And I think look, I think kind of where we stand today, I would say upwards of maybe 20% of those proceeds could be realized in Q3 with the balance in Q4. And again, there are ultimately hard outside dates tied to those. And so that's where we get comfortable with kind of the 2025 execution.

[John Massocca, Senior Research Analyst at B Riley Financial]

Okay. And understanding that they have an obligation and it wouldn't get them out of their deposits. But these are without commenting too much, I'm sure you can't give too much detail, but these are kind of strong counterparties and there isn't any finance needs on their end that are just to fulfilling this deal these deals?

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

There's no contingency. And so the deposits are hard at this stage. And I would just echo that. Our experience in selling assets is this is just normal course. And there's nothing to in our view that would suggest that the transactions won't close as planned.

[John Massocca, Senior Research Analyst at B Riley Financial]

Okay. Appreciate that. And then in terms of the incurrence covenant on the debt service coverage ratio, how far off are you from kind of meeting that? And I guess, is there like a timeline or a series of actions do you think, I mean, understanding that there's some variability in the performance of the portfolio, but like how quickly do you think you could get back in kind of compliance with that covenant and be kind of able to be a more active participant in the debt markets if need be?

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Sure. John, it's a great question. At Q1, we were right at the threshold of 1.5 times and the numbers we reported yesterday were at 1.49 times. And depending on which side of the ratio you're talking about, it's $4,000,000 of EBITDA, 3,000,000 of interest. We did announce to get to the 1,500,000.0 we did announce the redemption of the February 26 notes.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

So on a pro form a basis removing that interest gives us some temporary relief on that, but we did draw the revolver. So there are variables on how that ratio will work as we get into Q3. And when we get to the Q3 filing, we'll have to see where our earnings are at. So we're not happy at the levels even if we are passing the covenant, we need to get more cushion there and not have to worry about an incurrence test to as you said participate in capital market transactions. But there are things we could do further asset sales, operational improvements that are going to give us cushion and we're going to continue to think strategically about it.

[John Massocca, Senior Research Analyst at B Riley Financial]

And then one last one on the hotel dispositions. Is pricing and apologies if I missed this earlier in the call or in the prepared material, but is pricing what you were kind of anticipating say at the 1Q call?

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes. I mean barring kind of what I mentioned earlier, right, there was some slight adjustments. But I think the bigger price I mean we're very pleased with the pricing. If you look at kind of that $900,000,000 at just shy of a kind of a 16 multiple. I think that is indicative of just kind of the strong participation in those assets and the pricing we're able to achieve accordingly.

[John Massocca, Senior Research Analyst at B Riley Financial]

Okay. That's it for me. Thank you very much.

[Operator]

Our next question will come from Jack Armstrong with Wells Fargo. Please go ahead.

[Jack Armstrong, Equity Research Associate at Wells Fargo]

Hey, good morning. Thanks for taking the question. Just kind of picking back up on the debt side there. Can you walk us through the decision to fully draw the credit facility? And in terms of kind of other ways that you could look to address the debt situation, would you consider issuing a zero coupon bond that would lower your cash interest and get you back into compliance with the debt covenant that you could refinance existing maturities?

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Sure. Jack, thank you for that. As we were getting close to the end of Q2 and looking where our May actuals and year to date actuals were trending on the hotel portfolio, we had anticipated our Q2 filing might put us right below that threshold, which is why we drew the revolver to protect liquidity because on a pro form a basis, if you're below the 1.5 times, it's an occurrence test, so you can't draw on the revolver if you're under that level. So we did that proactively to make sure we have access to that liquidity, which is important for us. The timing of the asset sales being later in the year and having the $350,000,000 due all played into that decision.

[Brian Donley, CFO & Treasurer at Service Properties Trust]

We'll continue to evaluate whether or not we hold cash, repay the revolver and when we repay off the next tranche of notes that are due later in October 26. Regarding your other question that the zero coupon idea is certainly something on the table. We have a lot of exploratory conversations with stakeholders, bankers and things of that nature. And that's something that can, yes, provide relief to this covenant significant relief given those error coupon structure. So those are the kind of things we will evaluate going forward.

[Jack Armstrong, Equity Research Associate at Wells Fargo]

Okay. And then as we're thinking about the 27 maturities, when should we expect you to start addressing those maturities? Is that a kind of early twenty twenty six event as you start to consider some additional hotel sales? Or do you think you'll try and do a refinance instead of waiting for additional sales proceeds?

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Look, I think as Brian alluded to, we're thinking about kind of multiple levers that would ultimately benefit the company. But certainly the structure around additional hotel sales in 2026 will be used to delever and specifically around the 27s given with the current dispositions and kind of the payoff Brian alluded to of the early part of the 26s, that's going to be covered through those proceeds. So again, looking out to twenty seven percent in asset sales and again, just being mindful of different opportunities as we continue to stay close to those 27 being kind of the next tranche for us to address.

[Jack Armstrong, Equity Research Associate at Wells Fargo]

Okay. And can you characterize what are the next hotels that you'd look to take out of the portfolio just from kind of a chain scale location location and brand perspective?

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes. I think look, I think it's a little preliminary. I don't want to kind of lose sight of the focus on what we're closing on. But it's probably a combination of different chain chain scales. There's a scenario where there's some full service on the table.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

We talked about the one we pulled from Atlanta. And then there's others that may be lower performing in certain markets that we would consider. And that's something we're really starting to kind of get our arms around with now and then be in a position we can time it accordingly. And so we've got a little runway to do that. So we'll have more detail to share on future calls, but it's something again, we're assembling, which would kind of I think be considered across the chain scale.

[Jack Armstrong, Equity Research Associate at Wells Fargo]

Okay. And then can you provide us with some updated return expectations on the hotel renovation program just from a cash on cash perspective? And help us frame what the lift will look like in 2026 and 2027 in terms of how it breaks out between occupancy and rate?

[Brian Donley, CFO & Treasurer at Service Properties Trust]

Sure. I mean the way we've been looking at some of these projects there's different tiers of what we expect from the money we're deploying. Obviously, we put aside the recurring maintenance stuff. But the renovations and redevelopment initiatives, there can be a wide range of expectations and how we pro form a some of those projects, whether it's normal course recyclingrenovation programs in the 8% to 10% range as far as lift expectations and RGI improvements. We have some larger scale projects like the South Beach Hotel I mentioned where we expect returns in the 20 plus percent range and other projects. So there can be a wide range. But the lift can take six, twelve, eighteen months to be realized on a pro form a basis as hotels stabilize, get reintroduced to the market. But we're seeing a lot of good early signs from some of the bigger boxes that we've completed in recent months and we continue to be thoughtful around how we deploy capital and that goes into part of the strategy to selectively pick renovations and how we're deploying CapEx.

[Jack Armstrong, Equity Research Associate at Wells Fargo]

Okay. And then you mentioned in the deck some changes coming to the management agreement with Sonesta. Can you explain what those will look like? And to the extent that they're just changes to structure and not in terms of the actual agreement with Senesda, why are you not pushing for a more favorable contract with them just given how much of a headwind to margins Senesda management has been?

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes. Look, I think that the overall terms for the agreement are market and really a lot of the strategy around kind of reference to the management agreement is predicated on the fact that this is currently a pooled agreement. And as we think about these sales that are kind of underway currently and those that will likely happen in future years, I think it changed to the structure so we can have and forego agreement and align incentives more specifically to kind of performance based initiatives is all part of the expectation with any changes to the management agreement. And so again, I think economically, we don't anticipate any impact. It's more just to kind of right size and align with where we're going with the strategy and again on market terms.

[Jack Armstrong, Equity Research Associate at Wells Fargo]

Okay. That's it for me. Thanks so much.

[Operator]

This concludes our question and answer session. I would like to turn the conference back over to Chris Bellotto, President and Chief Executive Officer for any closing remarks.

[Christopher Bilotto, President, CEO & Managing Trustee at Service Properties Trust]

Yes. Thank you for joining today's call. We look forward to keeping you updated on our ongoing strategic initiative to transform the company, strengthen our balance sheet and enhance overall performance. Please reach out to our Investor Relations if you're interested in scheduling a meeting with the SBC. And that concludes our call.

[Operator]

The conference has now concluded. Thank you for attending today's presentation. You may now disconnect.

Participants

Executives

• Kevin Barry, Senior Director - IR
• Christopher Bilotto, President, CEO & Managing Trustee
• Jesse Abair, Vice President
• Brian Donley, CFO & Treasurer

Analysts

• Tyler Batory, Executive Director at Oppenheimer & Co. Inc.
• John Massocca, Senior Research Analyst at B Riley Financial
• Jack Armstrong, Equity Research Associate at Wells Fargo