Pebblebrook Hotel Trust (NYSE: PEB):

Third Quarter and Year-to-Date Highlights

“Demand continued to recover in the third quarter from the second quarter, with Same-Property occupancy down 15.5% to 2019 versus the second quarter’s 20.0% decline from 2019,” noted Mr. Bortz. “Our urban hotels experienced a strong recovery as business and leisure customers returned to cities. Additionally, our ADR growth in the third quarter of 19.9% over 2019 was robust and driven by our resort properties, while our urban hotels achieved an 8.3% rate premium over 2019, demonstrating that pricing power is not limited to resort markets. Leisure travelers exhibited more typical seasonal patterns, as occupancies declined gradually throughout August and September, while the urban recovery forged ahead. Our strategic acquisition and disposition transactions completed this year have helped us achieve a more balanced business/leisure customer mix, which allows us to take advantage of each season and their strengths moving forward as the lodging industry continues to recover from the COVID-19 pandemic, and then grows in future years.”

Update on Impact from Hurricane Ian

The Company’s 189-room LaPlaya Beach Resort & Club (“LaPlaya”) closed starting September 27, 2022 following a mandatory hurricane evacuation order issued by Collier County in advance of the arrival of Hurricane Ian in Naples. The resort incurred primarily wind and water-related damage, which the Company currently estimates will cost approximately $15.0 to $25.0 million to restore the property, including all cleanup, remediation, repair and replacement work.

The Company is striving to reopen the Bay Tower and the Gulf Tower to guests by late November following the completion of necessary repair and restoration work, including guestrooms, lobby, restaurant, bar, private club, and other public areas. The full restoration of the Beach House building, which was more significantly impacted than other buildings at the resort, is targeted to be completed sometime in the second half of 2023.

The Company currently estimates that due to disruption caused at LaPlaya by Hurricane Ian, hotel EBITDA and Adjusted EBITDAre in the fourth quarter will be reduced by approximately $10.5 million, related to the property’s lost EBITDA and continued expenses related to operations expected for the fourth quarter. The Company anticipates receiving insurance proceeds for the business interruption losses sustained due to the hurricane, net of the business interruption deductible, which is approximately $1.7 million. The business interruption proceeds and the Company’s deductible will not be recorded until these losses are determined and the related insurance proceeds are received.

The Company’s 293-room Southernmost Beach Resort (“Southernmost”) in Key West, Florida, which remained open throughout the hurricane, incurred wind and water-related damage. The Company currently estimates it will cost approximately $7.0 to $9.0 million to restore the property, including all cleanup, remediation, repair, and replacement work.

The Company’s 119-room Inn on Fifth, located in downtown Naples, FL, closed beginning on September 27, 2022, following a mandatory evacuation order. The property reopened on October 1, 2022. The Company currently estimates it will cost approximately $1.5 to $2.5 million to restore the property, including all cleanup, remediation, repair, and replacement work.

In the third quarter, the Company recorded a $12.9 million net impairment charge for the estimated damage to LaPlaya and Southernmost’s assets. However, the total physical cost and insurance claim will not likely be determined until sometime in 2023. The Company maintains property, wind, and flood insurance, subject to estimated deductibles for LaPlaya and Southernmost of approximately $7.9 million, in total.

The Company’s remaining four hotels and resorts in southern Florida and Georgia impacted by Hurricane Ian are open and fully operational. The Company believes that the cost to repair any property damage at these properties will not be material.

Capital Investments and Strategic Property Redevelopments

In the third quarter of 2022, the Company completed $25.7 million of capital investments throughout its portfolio. The Company has completed $68.2 million of capital improvements and projects year to date through September 2022.

The Company expects to invest a total of $100.0 to $110.0 million in capital improvements during 2022, which includes commencing the redevelopment and repositioning projects at Solamar Hotel (to be converted to Margaritaville Hotel San Diego Gaslamp Quarter), Hilton San Diego Gaslamp Quarter, Jekyll Island Club Resort, Viceroy Santa Monica Hotel, and Estancia La Jolla Hotel & Spa, as well as the development of a new outdoor venue and additional alternative lodging units at Skamania Lodge.

Update on Strategic Dispositions

On August 2, 2022, the Company sold the 306-room Sofitel Philadelphia at Rittenhouse Square for $80.0 million. On August 25, 2022, the Company sold the 236-room Hotel Spero in San Francisco for $71.0 million. On September 14, 2022, the Company sold the 117-room Hotel Vintage Portland for $32.9 million. Year-to-date, the Company has completed four hotel dispositions totaling $260.9 million of proceeds.

Balance Sheet and Liquidity

The Company successfully refinanced $2.0 billion of credit facilities and term loans on October 13, 2022, resulting in a $650.0 million senior unsecured revolving credit facility and three term loans totaling $1.4 billion. The Company’s $611.0 million revolving credit facility was increased to $650.0 million and its maturity was extended to October 2027, inclusive of two optional six-month extensions. The three $460.0 million term loans are scheduled to mature in October 2024, October 2025, and October 2027, respectively. With the completion of this refinancing, the Company has no meaningful debt maturities until October 2024.

Following the completion of the Company’s October 2022 refinancing, the Company has approximately $2.4 billion in consolidated debt and convertible notes at an effective weighted-average interest rate of 3.2 percent. Approximately $1.9 billion, or 79 percent, is fixed at a weighted-average interest rate of 2.7 percent, and $0.5 billion, or 21 percent, is floating at a weighted-average floating interest rate of 4.9 percent. Since the end of the second quarter 2022, the Company has paid down approximately $127.0 million of debt.

Common and Preferred Dividends

On September 15, 2022, the Company declared a quarterly cash dividend of $0.01 per share on its common shares as well as a regular quarterly cash dividend for the following preferred shares of beneficial interest:

• $0.39844 per 6.375% Series E Cumulative Redeemable Preferred Share;
• $0.39375 per 6.3% Series F Cumulative Redeemable Preferred Share;
• $0.39844 per 6.375% Series G Cumulative Redeemable Preferred Share; and
• $0.35625 per 5.7% Series H Cumulative Redeemable Preferred Share.

Update on Curator Hotel & Resort Collection

Curator Hotel & Resort Collection (“Curator”) is a distinct collection of experientially focused small brands and independent lifestyle hotels and resorts worldwide founded by Pebblebrook and several industry-leading independent lifestyle hotel operators. As of September 30, 2022, Curator had 88 member hotels. In the third quarter of 2022, Curator strengthened its roster with three new member hotels, The Fontaine in Kansas City, Missouri, Inn on Fifth in Naples, Florida, and Newpark Resort in Park City, Utah. As of September 30, 2022, Curator had 91 master service agreements with preferred vendor partners, providing Curator member hotels with preferred pricing, enhanced operating terms and early access to curated new technologies.

Q4 and Full Year 2022 Outlook

Based on current trends and assuming no material disruptions to travel caused by the COVID-19 pandemic, the Company’s outlook for Q4 2022 is as follows:

This Q4 2022 Outlook is based, in part, on the following estimates and assumptions:

Based on the above Q4 2022 outlook, the implied full-year 2022 outlook is as follows:

This Full Year 2022 Outlook is based, in part, on the following estimates and assumptions:

Third Quarter 2022 Earnings Call

The Company will conduct its quarterly analyst and investor conference call on Friday, October 28, 2022, at 9:00 AM ET. Please dial (877) 407-3982 approximately ten minutes before the call begins to participate. Additionally, a live webcast of the conference call will be available through the Investor Relations section of www.pebblebrookhotels.com. To access the webcast, click on https://investor.pebblebrookhotels.com/news-and-events/webcasts/default.aspx ten minutes before the conference call. A replay of the conference call webcast will be archived and available online.

About Pebblebrook Hotel Trust

Pebblebrook Hotel Trust (NYSE: PEB) is a publicly traded real estate investment trust (“REIT”) and the largest owner of urban and resort lifestyle hotels and resorts in the United States. The Company owns 51 hotels and resorts, totaling approximately 12,800 guest rooms across 15 urban and resort markets. For more information, visit www.pebblebrookhotels.com and follow us at @PebblebrookPEB.

This press release contains certain “forward-looking statements” made pursuant to the safe harbor provisions of the Private Securities Reform Act of 1995. Forward-looking statements are generally identifiable by the use of forward-looking terminology such as “may,” “will,” “should,” “potential,” “intend,” “expect,” “seek,” “anticipate,” “estimate,” “approximately,” “believe,” “could,” “project,” “predict,” “forecast,” “continue,” “assume,” “plan,” references to “outlook” or other similar words or expressions. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections and forecasts and other forward-looking information and estimates. Examples of forward-looking statements include the following: descriptions of the Company’s plans or objectives for future capital investment projects, operations or services; forecasts of the Company’s future economic performance; forecasts of hotel industry performance; and descriptions of assumptions underlying or relating to any of the foregoing expectations including assumptions regarding the timing of their occurrence. These forward-looking statements are subject to various risks and uncertainties, many of which are beyond the Company’s control, which could cause actual results to differ materially from such statements. These risks and uncertainties include, but are not limited to, the state of the U.S. economy and the supply of hotel properties, and other factors as are described in greater detail in the Company’s filings with the SEC, including, without limitation, the Company’s Annual Report on Form 10-K for the year ended December 31, 2021. Unless legally required, the Company disclaims any obligation to update any forward-looking statements, whether as a result of new information, future events or otherwise.

For further information about the Company’s business and financial results, please refer to the "Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” sections of the Company’s filings with the U.S. Securities and Exchange Commission, including, but not limited to, its Annual Report on Form 10-K and Quarterly Reports on Form 10-Q, copies of which may be obtained at the Investor Relations section of the Company’s website at www.pebblebrookhotels.com.

All information in this press release is as of October 27, 2022. The Company undertakes no duty to update the statements in this press release to conform the statements to actual results or changes in the Company’s expectations.

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