Business Wire | Aug 6, 2020 04:30PM EDT

RLJ Lodging Trust Reports Second Quarter 2020 Results and Provides Business Update

Aug. 06, 2020

BETHESDA, Md.--(BUSINESS WIRE)--Aug. 06, 2020--RLJ Lodging Trust (the "Company") (NYSE: RLJ) today reported results for the three and six months ended June 30, 2020 and is providing a business update on its operating performance related to the ongoing COVID-19 pandemic.

Highlights

* Reopened 21 hotels during the second quarter and 15 hotels during the third quarter * Successfully amended unsecured revolver and term loans to waive certain financial covenants * Maintained a strong balance sheet with over $1.0 billion of unrestricted cash * Total revenue of $32.6 million * Net loss of ($116.2) million * Net loss per share of ($0.74) * Adjusted EBITDA of ($50.5) million * Adjusted FFO per diluted common share and unit of ($0.49)

"Against the backdrop of the most challenging quarter in our industry's history, we made significant progress on several critical fronts; including reopening 21 hotels in a socially and financially responsible manner, reducing our monthly cash burn, and obtaining covenant waivers which created incremental flexibility," commented Leslie D. Hale, President and Chief Executive Officer. "Our second quarter performance underscores RLJ's differentiating attributes including our lean operating model, the construct and geographic diversity of our portfolio, and our strong liquidity position. We believe these portfolio attributes provide us with an advantage that will allow us to navigate the current environment, emerge in a relative position of strength during the recovery, and enable us to take advantage of opportunities at the appropriate time." Ms. Hale continued, "In light of the boarder discussion around racial equality today, it is important to affirm our unwavering commitment to diversity, which has always been a core value for RLJ. I remain proud of the diversity throughout all levels of our organization, including the Board of Trustees, and believe that RLJ can serve as real example for the broader REIT industry."

The prefix "Pro forma" as defined by the Company, denotes operating results which include results for periods prior to its ownership and excludes sold hotels. Pro forma RevPAR and Pro forma Hotel EBITDA Margin are reported on a comparable basis and therefore exclude any hotels sold during the period and non-comparable hotels that were not open for operation or were closed for renovation for comparable periods. Explanations of EBITDA, EBITDAre, AdjustedEBITDA, Hotel EBITDA, Hotel EBITDA Margin, FFO, and Adjusted FFO, as well as reconciliations of those measures to net income or loss, if applicable, are included within this release.

Financial and Operating Highlights

($ in thousands, except ADR, RevPAR, and per share amounts)

(unaudited)

For the three months For the six months ended ended June 30, June 30,

2020 2019 2020 2019

Operational Overview: (1)

Pro forma ADR $115.94 $188.41 $166.46 $187.09

Pro forma Occupancy 11.7% 83.2% 36.1% 79.6%

Pro forma RevPAR $13.56 $156.78 $60.04 $148.97



Financial Overview:

Total Revenues $32,591 $448,727 $298,073 $847,994

Pro forma Hotel Revenue $32,596 $381,297 $298,048 $721,693



Net (Loss) Income ($116,166) $33,681 ($146,995) $62,013



Pro forma Hotel EBITDA ($42,722) $133,610 $8,325 $235,984

Adjusted EBITDA (2) ($50,521) $148,381 ($9,105) $259,927



Adjusted FFO ($80,072) $119,190 ($63,201) $201,830

Adjusted FFO Per Diluted Common ($0.49) $0.69 ($0.38) $1.16Share and Unit

Note:

(1) Pro forma statistics reflect the Company's 103 hotel portfolio as of June30, 2020.

(2) Adjusted EBITDA for the three and six months ended June 30, 2019, included$23.9 million and $42.1 million, respectively, from sold hotels.

Business Update

Update on Hotel Re-openings

Concurrent with its first quarter earnings release, the Company announced suspension of operations at 57 hotels in response to state mandated stay-in-place orders and the significant reduction in demand due to the COVID-19 pandemic. As stay-in-place restrictions were lifted, the Company developed a framework to open hotels in a socially and financially responsible manner. Based on this framework, the Company reopened 21 hotels in the second quarter and 15 hotels during in the third quarter. The reopened hotels are primarily transient oriented, select-service and extended stay hotels located in drive-to and leisure markets. The Company continues to evaluate reopening additional hotels based on market conditions.

Currently, 82 of the company's 103 hotels are open. All open hotels continue to operate under aggressive operating cost containment plans, including significantly reduced staffing, elimination of non-essential amenities and services, and the closure of several floors and most food and beverage outlets.

Monthly Cash Burn Update

The Company is updating its prior estimate of monthly cash burn for the period from April to December 2020. The Company's monthly cash burn during the second quarter was lower than expectations as hotel operating shortfalls were lower due to: higher revenues at hotels that were open for the entire quarter, primarily driven by the lift in leisure demand; incremental revenues from reopening more hotels during the second quarter than previously expected; and, greater cost savings from successful cost containment initiatives. These factors resulted in second quarter average hotel monthly operating shortfalls to be 40% below the Company's prior estimates.

Based on the success in reducing the burn rate during the second quarter, the Company now estimates that average monthly cash burn across its portfolio will be approximately $25.0 million to $30.0 million (excluding capital investments), representing a $5.0 million reduction to the high end of the prior range and a $2.5 million reduction to the mid-point of the prior range. The current cash burn range is based on the following assumptions:

- Average hotel-level monthly operating shortfalls of approximately $5.0 million to $9.0 million

- Average hotel fixed costs of $7.0 million, which includes property taxes and insurance;

- Corporate-level monthly general and administrative cash expenses of $2.0 million; and

- Corporate-level outflows of $11.0 million to $12.0 million, which includes interest and scheduled principal payments on the Company's outstanding debt as well as both common and preferred dividends.

The actual monthly cash burn will vary based on the level of lodging demand. Our monthly cash burn is expected to be at the low end of the range if lodging demand remains at current levels and the high end of the range if lodging demand contracts from current levels. Management continues to believe that its current liquidity has positioned the Company to withstand a protracted period of limited hotel demand.

Covenant Waiver Update

On June 25, 2020, the Company successfully amended its $1.8 billion senior unsecured credit facilities, comprising a $600.0 million revolving credit facility (the "Revolving Credit Facility") and $1,175 million in term loans. The amendments include the waiver of all financial maintenance covenants through the first quarter of 2021 and modification of certain financial covenant calculations through the second quarter of 2022. The Company is permitted to make certain investments during the relief period, subject to certain conditions, including $200.0 million of hotel acquisitions (depending on the outstanding balance on the Revolving Credit Facility), and approximately $260.0 million of capital expenditures.

Balance SheetAs of June 30, 2020, the Company had over $1.0 billion of unrestricted cash on its balance sheet, $200 million undrawn under the Revolving Credit Facility, no debt maturities until 2022, and $2.6 billion of debt outstanding.

DividendsThe Company's Board of Trustees declared a quarterly cash dividend of $0.01 per common share of beneficial interest in the second quarter. The dividend was paid on July 15, 2020 to shareholders of record as of June 30, 2020.

The Company's Board of Trustees declared a quarterly cash dividend of $0.4875 on the Company's Series A Preferred Shares. The dividend was paid on July 31, 2020 to shareholders of record as of June 30, 2020.

2020 OutlookGiven the uncertainties related to the pandemic and its impact on travel, the Company is unable to provide a future outlook at this time.

Earnings CallThe Company will conduct its quarterly analyst and investor conference call on August 7, 2020, at 11:00 a.m. (Eastern Time). The conference call can be accessed by dialing (877) 407-3982 or (201) 493-6780 for international participants and requesting RLJ Lodging Trust's second quarter earnings conference call. Additionally, a live webcast of the conference call will be available through the Company's website at http://www.rljlodgingtrust.com. A replay of the conference call webcast will be archived and available online through the Investor Relations page of the Company's website.

Supplemental InformationPlease refer to the schedule of supplemental information for additional details and pro forma operating statistics, which will be posted to the Company's website on August 7, 2020.

About UsRLJ Lodging Trust is a self-advised, publicly traded real estate investment trust that owns primarily premium-branded, high-margin, focused-service and compact full-service hotels. The Company's portfolio consists of 103 hotels with approximately 22,570 rooms, located in 23 states and the District of Columbia and an ownership interest in one unconsolidated hotel with 171 rooms.

Forward Looking StatementsThe following information contains certain statements, other than purely historical information, including estimates, projections, statements relating to the Company's business plans, objectives and expected operating results, measures being taken in response to the COVID-19 pandemic, and the impact of the COVID-19 pandemic on our business, and the assumptions upon which those statements are based, that are "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended and Section 21E of the Securities Exchange Act of 1934, as amended. These forward-looking statements generally are identified by the use of the words "believe," "project," "expect," "anticipate," "estimate," "plan," "may," "will," "will continue," "intend," "should," or similar expressions. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, beliefs and expectations, such forward-looking statements are not predictions of future events or guarantees of future performance and the Company's actual results could differ materially from those set forth in the forward-looking statements. Some factors that might cause such a difference include the following: the current global economic uncertainty and a worsening of global economic conditions or low levels of economic growth; the duration and scope of the COVID-19 pandemic and its impact on the demand for travel and on levels of consumer confidence; actions governments, businesses and individuals take in response to the pandemic, including limiting or banning travel; the impact of the COVID-19 pandemic and actions taken in response to the pandemic on global and regional economies, travel, and economic activity; the pace of recovery when the COVID-19 pandemic subsides; the effects of steps we and our third party management partners take to reduce operating costs; increased direct competition, changes in government regulations or accounting rules; changes in local, national and global real estate conditions; declines in the lodging industry, including as a result of the COVID-19 pandemic; seasonality of the lodging industry; risks related to natural disasters, such as earthquakes and hurricanes; hostilities, including future terrorist attacks or fear of hostilities that affect travel; the Company's ability to obtain lines of credit or permanent financing on satisfactory terms; changes in interest rates; access to capital through offerings of the Company's common and preferred shares of beneficial interest, or debt; the Company's ability to identify suitable acquisitions; the Company's ability to close on identified acquisitions and integrate those businesses; and inaccuracies of the Company's accounting estimates. Given these uncertainties, undue reliance should not be placed on such statements. Except as required by law, the Company undertakes no obligation to update or revise publicly any forward-looking statements, whether as a result of new information, future events or otherwise. The Company cautions investors not to place undue reliance on these forward-looking statements and urges investors to carefully review the disclosures the Company makes concerning risks and uncertainties in the sections entitled "Risk Factors," "Forward-Looking Statements," and "Management's Discussion and Analysis of Financial Condition and Results of Operations" in the Company's Annual Report, as well as risks, uncertainties and other factors discussed in other documents filed by the Company with the Securities and Exchange Commission.

For additional information or to receive press releases via email, please visit our website: http://www.rljlodgingtrust.com

RLJ Lodging Trust Non-GAAP and Accounting Commentary

Non-Generally Accepted Accounting Principles ("Non-GAAP") Financial MeasuresThe Company considers the following non-GAAP financial measures useful to investors as key supplemental measures of its performance: (1) FFO, (2) Adjusted FFO, (3) EBITDA, (4) EBITDAre, (5) Adjusted EBITDA, (6) Hotel EBITDA, and (7) Hotel EBITDA Margin. These Non-GAAP financial measures should be considered along with, but not as alternatives to, net income or loss as a measure of its operating performance. FFO, Adjusted FFO, EBITDA, EBITDAre, Adjusted EBITDA, Hotel EBITDA, and Hotel EBITDA Margin as calculated by the Company, may not be comparable to other companies that do not define such terms exactly as the Company.

Funds From Operations ("FFO")The Company calculates Funds from Operations ("FFO") in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which defines FFO as net income or loss (calculated in accordance with GAAP), excluding gains or losses from sales of real estate, impairment, the cumulative effect of changes in accounting principles, plus depreciation and amortization, and adjustments for unconsolidated partnerships and joint ventures. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, most real estate industry investors consider FFO to be helpful in evaluating a real estate company's operations. The Company believes that the presentation of FFO provides useful information to investors regarding the Company's operating performance and can facilitate comparisons of operating performance between periods and between real estate investment trusts ("REITs"), even though FFO does not represent an amount that accrues directly to common shareholders.

The Company's calculation of FFO may not be comparable to measures calculated by other companies who do not use the NAREIT definition of FFO or do not calculate FFO per diluted share in accordance with NAREIT guidance. Additionally, FFO may not be helpful when comparing the Company to non-REITs. The Company presents FFO attributable to common shareholders, which includes unitholders of limited partnership interest ("OP units") in RLJ Lodging Trust, L.P., the Company's operating partnership, because the OP units are redeemable for common shares of the Company. The Company believes it is meaningful for the investor to understand FFO attributable to all common shares and OP units.

EBITDA and EBITDAreEarnings Before Interest, Taxes, Depreciation, and Amortization ("EBITDA") is defined as net income or loss excluding: (1) interest expense; (2) provision for income taxes, including income taxes applicable to sales of assets; and (3) depreciation and amortization. The Company considers EBITDA useful to an investor in evaluating and facilitating comparisons of its operating performance between periods and between REITs by removing the impact of its capital structure (primarily interest expense) and asset base (primarily depreciation and amortization) from its operating results. In addition, EBITDA is used as one measure in determining the value of hotel acquisitions and dispositions.

In addition to EBITDA, the Company presents EBITDAre in accordance with NAREIT guidelines, which defines EBITDAre as net income or loss (calculated in accordance with GAAP) excluding interest expense, income tax expense, depreciation and amortization expense, gains or losses from sales of real estate, impairment, and adjustments for unconsolidated partnerships and joint ventures. The Company believes that the presentation of EBITDAre provides useful information to investors regarding the Company's operating performance and can facilitate comparisons of operating performance between periods and between REITs.

Adjustments to FFO, EBITDA and EBITDAreThe Company adjusts FFO, EBITDA, and EBITDAre for certain items that the Company considers either outside the normal course of operations or extraordinary. The Company believes that Adjusted FFO, Adjusted EBITDA, and Adjusted EBITDAre provide useful supplemental information to investors regarding its ongoing operating performance that, when considered with net income or loss, FFO, EBITDA, and EBITDAre, is beneficial to an investor's understanding of its operating performance. The Company adjusts FFO, EBITDA, and EBITDAre for the following items:

* Transaction Costs: the Company excludes transaction costs expensed during the period * Non-Cash Expenses: the Company excludes the effect of certain non-cash items such as the amortization of share-based compensation, non-cash income taxes, and unrealized gains and loss related to interest rate hedges * Other Non-Operational Expenses: the Company excludes the effect of certain non-operational expenses representing income and expenses outside the normal course of operations

Hotel EBITDA and Hotel EBITDA MarginWith respect to Consolidated Hotel EBITDA, the Company believes that excluding the effect of corporate-level expenses and certain non-cash items provides a more complete understanding of the operating results over which individual hotels and operators have direct control. The Company believes property-level results provide investors with supplemental information about the ongoing operational performance of the Company's hotels and the effectiveness of third-party management companies.

Pro forma Consolidated Hotel EBITDA includes prior ownership information provided by the sellers of the hotels for periods prior to our acquisition of the hotels, which has not been audited and excludes results from sold hotels as applicable. Pro forma Hotel EBITDA and Pro forma Hotel EBITDA Margin exclude the results of non-comparable hotels that were under renovation or not open for the entirety of the comparable periods. The following is a summary of pro forma hotel adjustments:

Pro forma adjustments: Acquired hotelsFor the three and six months ended June 30, 2020 and 2019, respectively, no hotels were acquired.

Pro forma adjustments: Sold hotelsFor the three and six months ended June 30, 2020 and 2019, respectively, pro forma adjustments included the following sold hotels:

* Courtyard Austin Airport in June 2019 * Courtyard Boulder Longmont in June 2019 * Courtyard Fort Lauderdale SW Miramar in June 2019 * Courtyard Salt Lake City Airport in June 2019 * Fairfield Inn & Suites San Antonio Downtown Market in June 2019 * Hampton Inn Fort Walton Beach in June 2019 * Hampton Inn West Palm Beach Airport Central in June 2019 * Hampton Inn & Suites Clearwater St. Petersburg Ulmerton Road in June 2019 * Hampton Inn & Suites Denver Tech Center in June 2019 * Hilton Garden Inn Bloomington in June 2019 * Hilton Garden Inn Durham Raleigh Research Triangle Park in June 2019 * Hilton Garden Inn West Palm Beach Airport in June 2019 * Residence Inn Chicago Oak Brook in June 2019 * Residence Inn Detroit Novi in June 2019 * Residence Inn Fort Lauderdale Plantation in June 2019 * Residence Inn Fort Lauderdale SW Miramar in June 2019 * Residence Inn Longmont Boulder in June 2019 * Residence Inn Salt Lake City Airport in June 2019 * Residence Inn San Antonio Downtown Market Square in June 2019 * Residence Inn Silver Spring in June 2019 * SpringHill Suites Boulder Longmont in June 2019 * Embassy Suites Myrtle Beach Oceanfront Resort in June 2019 * Hilton Myrtle Beach Resort in June 2019 * Courtyard Austin Northwest Arboretum in August 2019 * Courtyard Boulder Louisville in August 2019 * Courtyard Denver West Golden in August 2019 * Courtyard Louisville Northeast in August 2019 * Courtyard South Bend Mishawaka in August 2019 * Hampton Inn Houston Galleria in August 2019 * Hyatt House Austin Arboretum in August 2019 * Hyatt House Houston Galleria in August 2019 * Hyatt House Dallas Lincoln Park in August 2019 * Hyatt House Dallas Uptown in August 2019 * Residence Inn Austin Northwest Arboretum in August 2019 * Residence Inn Austin North Parmer Lane in August 2019 * Residence Inn Boulder Louisville in August 2019 * Residence Inn Denver West Golden in August 2019 * Residence Inn Louisville Northeast in August 2019 * SpringHill Suites Austin North Parmer Lane in August 2019 * SpringHill Suites Louisville Hurstbourne North in August 2019 * SpringHill Suites South Bend Mishawaka in August 2019 * Residence Inn Columbia in September 2019 * Courtyard Austin South in November 2019 * Fairfield Inn & Suites Austin South Airport in November 2019 * Marriott Austin South in November 2019 * Residence Inn Austin South in November 2019 * SpringHill Suites Austin South in November 2019

RLJ Lodging Trust

Consolidated Balance Sheets

(Amounts in thousands, except share and per share data)

(unaudited)

June 30, December 31, 2020 2019

Assets

Investment in hotel properties, net $ 4,555,628 $ 4,614,966

Investment in unconsolidated joint ventures 14,862 15,171

Cash and cash equivalents 1,048,442 882,474

Restricted cash reserves 44,578 44,686

Hotel and other receivables, net of 11,410 39,762 allowance of $573 and $251, respectively

Lease right-of-use assets 141,651 144,358

Deferred income tax asset, net 64,509 51,447

Prepaid expense and other assets 36,357 58,536

Total assets $ 5,917,437 $ 5,851,400

Liabilities and Equity

Debt, net $ 2,591,674 $ 2,195,707

Accounts payable and other liabilities 205,186 183,408

Advance deposits and deferred revenue 41,216 57,459

Lease liabilities 119,863 121,154

Accrued interest 5,292 3,024

Distributions payable 8,735 64,165

Total liabilities 2,971,966 2,624,917

Equity

Shareholders' equity:

Preferred shares of beneficial interest,$0.01 par value, 50,000,000 shares authorized

Series A Cumulative Convertible PreferredShares, $0.01 par value, 12,950,000 sharesauthorized; 12,879,475 shares issued and 366,936 366,936 outstanding, liquidation value of $328,266,at June 30, 2020 and December 31, 2019

Common shares of beneficial interest, $0.01par value, 450,000,000 shares authorized;165,092,953 and 169,852,246 shares issued 1,651 1,699 and outstanding at June 30, 2020 andDecember 31, 2019, respectively

Additional paid-in capital 3,071,063 3,127,982

Accumulated other comprehensive loss (82,573 ) (19,514 )

Distributions in excess of net earnings (434,242 ) (274,769 )

Total shareholders' equity 2,922,835 3,202,334

Noncontrolling interest:

Noncontrolling interest in consolidated 13,492 14,065 joint ventures

Noncontrolling interest in the Operating 9,144 10,084 Partnership

Total noncontrolling interest 22,636 24,149

Total equity 2,945,471 3,226,483

Total liabilities and equity $ 5,917,437 $ 5,851,400

Note:

The corresponding notes to the consolidated financial statements can be foundin the Company's Quarterly Report on Form 10-Q.

RLJ Lodging Trust

Consolidated Statements of Operations

(Amounts in thousands, except share and per share data)

(unaudited)

For the three months ended For the six months ended June 30, June 30,

2020 2019 2020 2019

Revenues

Operating revenues

Room revenue $ 27,853 $ 378,857 $ 246,745 $ 716,527

Food and 1,271 49,458 32,039 93,704 beverage revenue

Other revenue 3,467 20,412 19,289 37,763

Total revenues $ 32,591 $ 448,727 $ 298,073 $ 847,994

Expenses

Operating expenses

Room expense 12,469 88,898 76,222 173,086

Food and 1,801 35,910 28,181 70,119 beverage expense

Management and (1,827 ) 35,825 15,317 69,944 franchise fees

Other operating 37,933 101,596 118,890 198,713 expense

Total propertyoperating 50,376 262,229 238,610 511,862 expenses

Depreciation and 49,229 54,956 98,402 113,359 amortization

Property tax,insurance and 25,348 31,201 54,041 61,797 other

General and 11,673 11,765 23,441 22,925 administrative

Transaction 20 425 30 984 costs

Total operating 136,646 360,576 414,524 710,927 expenses

Other income 282 349 859 622

Interest income 579 1,073 3,545 2,245

Interest expense (23,794 ) (25,237 ) (47,607 ) (45,299 )

(Loss) gain onsale of hotel (8 ) (24,835 ) 94 (24,835 ) properties, net

(Loss) incomebefore equity inloss from (126,996 ) 39,501 (159,560 ) 69,800 unconsolidatedjoint ventures

Equity in lossfrom (975 ) (2,403 ) (390 ) (2,784 ) unconsolidated joint ventures

(Loss) incomebefore income (127,971 ) 37,098 (159,950 ) 67,016 tax benefit (expense)

Income taxbenefit 11,805 (3,417 ) 12,955 (5,003 ) (expense)

Net (loss) (116,166 ) 33,681 (146,995 ) 62,013 income

Net loss(income)attributable to noncontrollinginterests:

Noncontrollinginterest in 524 (96 ) 1,837 256 consolidated joint ventures

Noncontrollinginterest in the 568 (141 ) 760 (233 ) Operating Partnership

Preferreddistributions - - - - (186 ) consolidated joint venture

Redemption ofpreferred equity - - - (1,153 ) - consolidated joint venture

Net (loss)income (115,074 ) 33,444 (144,398 ) 60,697 attributable to RLJ

Preferred (6,279 ) (6,279 ) (12,557 ) (12,557 ) dividends

Net (loss)incomeattributable to $ (121,353 ) $ 27,165 $ (156,955 ) $ 48,140 commonshareholders

Basic per common share data:

Net (loss)income per shareattributable to $ (0.74 ) $ 0.16 $ (0.95 ) $ 0.27 commonshareholders

Weighted-averagenumber of common 163,543,701 172,661,878 165,346,717 172,729,064 shares

Diluted percommon share data:

Net (loss)income per shareattributable to $ (0.74 ) $ 0.16 $ (0.95 ) $ 0.27 commonshareholders

Weighted-averagenumber of common 163,543,701 172,766,091 165,346,717 172,808,513 shares

Note:

The Statements of Comprehensive Income and corresponding notes to theconsolidated financial statements can be found in the Company's QuarterlyReport on Form 10-Q.

RLJ Lodging Trust

Reconciliation of Non-GAAP Measures

(Amounts in thousands, except per share data)

(unaudited)

Funds from Operations (FFO) Attributable to Common Shareholders and Unitholders

For the three months ended For the six months ended June 30, June 30,

2020 2019 2020 2019

Net (loss) $ (116,166 ) $ 33,681 $ (146,995 ) $ 62,013 income

Preferred (6,279 ) (6,279 ) (12,557 ) (12,557 ) dividends

Preferreddistributions - - - - (186 ) consolidated joint venture

Redemption ofpreferred equity - - - (1,153 ) - consolidated joint venture

Depreciation and 49,229 54,956 98,402 113,359 amortization

Loss (gain) onsale of hotel 8 24,835 (94 ) 24,835 properties, net

Noncontrollinginterest in 524 (96 ) 1,837 256 consolidated joint ventures

Adjustmentsrelated toconsolidated (74 ) (75 ) (149 ) (149 ) joint ventures(1)

Adjustmentsrelated tounconsolidated 489 3,534 982 4,228 joint ventures(2)

FFO (72,269 ) 110,556 (58,574 ) 190,646

Transaction 20 425 30 984 costs

Amortization ofshare-based 3,325 3,035 6,021 5,760 compensation

Non-cash incometax (benefit) (11,821 ) 2,770 (13,062 ) 4,052 expense

Other expenses 673 2,404 2,384 388 (3)

Adjusted FFO $ (80,072 ) $ 119,190 $ (63,201 ) $ 201,830



Adjusted FFO percommon share and $ (0.49 ) $ 0.69 $ (0.38 ) $ 1.16 unit-basic

Adjusted FFO percommon share and $ (0.49 ) $ 0.69 $ (0.38 ) $ 1.16 unit-diluted



Basicweighted-averagecommon shares 164,316 173,435 166,119 173,502 and unitsoutstanding (4)

Dilutedweighted-averagecommon shares 164,316 173,539 166,119 173,582 and unitsoutstanding (4)

Note:

(1) Includes depreciation and amortization expense allocated to thenoncontrolling interest in the consolidated joint ventures.

(2) Includes our ownership interest in the depreciation and amortizationexpense of the unconsolidated joint ventures.

(3) Represents income and expenses outside of the normal course of operations,including debt modification costs, legal and other

costs, property-level severance costs, hurricane-related costs that were notreimbursed by insurance, and unrealized gains and

losses on certain discontinued cash flow hedges.

(4) Includes 0.8 million weighted-average operating partnership units for thethree and six month periods ended June 30, 2020 and 2019.

RLJ Lodging Trust

Reconciliation of Non-GAAP Measures

(Amounts in thousands)

(unaudited)

Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA)

For the three months ended For the six months ended June 30, June 30,

2020 2019 2020 2019

Net (loss) $ (116,166 ) $ 33,681 $ (146,995 ) $ 62,013 income

Depreciationand 49,229 54,956 98,402 113,359 amortization

Interestexpense, net 23,215 24,164 44,062 43,055 of interest income

Income tax(benefit) (11,805 ) 3,417 (12,955 ) 5,003 expense

Adjustmentsrelated tounconsolidated 609 736 1,226 1,552 joint ventures(1)

EBITDA (54,918 ) 116,954 (16,260 ) 224,982

Loss (gain) onsale of hotel 8 24,835 (94 ) 24,835 properties, net

Loss on saleofunconsolidated - 2,923 - 2,923 joint ventures(2)

EBITDAre (54,910 ) 144,712 (16,354 ) 252,740

Transaction 20 425 30 984 costs

Amortizationof share-based 3,325 3,035 6,021 5,760 compensation

Other expenses 1,044 209 1,198 443 (3)

Adjusted (50,521 ) 148,381 (9,105 ) 259,927 EBITDA

General andadministrative 8,348 8,730 17,420 17,156 (4)

Othercorporate (511 ) 422 (204 ) 977 adjustments (5)

Consolidated (42,684 ) 157,533 8,111 278,060 Hotel EBITDA

Pro formaadjustments - (38 ) (23,923 ) 214 (42,076 ) income from sold hotels

Pro formaConsolidated (42,722 ) 133,610 8,325 235,984 Hotel EBITDA

Pro forma $ (42,722 ) $ 133,610 $ 8,325 $ 235,984 Hotel EBITDA

Note:

(1) Includes our ownership interest in the interest, depreciation, andamortization expense of the unconsolidated joint ventures.

(2) Includes our ownership interest in the loss on sale of the unconsolidatedjoint ventures associated with two resort hotel properties

owned by the Company in Myrtle Beach, SC.

(3) Represents expenses outside of the normal course of operations, includingdebt modification costs, legal and other costs,

property-level severance costs, and hurricane-related costs that were notreimbursed by insurance.

(4) Excludes amortization of share-based compensation and activist shareholdercosts reflected in Adjusted EBITDA.

(5) Other corporate adjustments include property-level adjustments and certainrevenues and expenses at corporate entities. These items include interestincome, amortization of deferred management fees, key money amortization,ground rent amortization, legal fees, revenues and expenses associated withnon-hotel properties, income (loss) from unconsolidated entities, internallease rent expense, and other items.

RLJ Lodging Trust

Reconciliation of Non-GAAP Measures

(Amounts in thousands)

(unaudited)

Pro forma HotelEBITDA Margin

For the three months ended For the six months ended June 30, June 30,

2020 2019 2020 2019

Total revenue $ 32,591 $ 448,727 $ 298,073 $ 847,994

Pro formaadjustments - - (66,434 ) - (124,932 ) revenue from sold hotels

Other corporateadjustments / 5 (996 ) (25 ) (1,369 ) non-hotel revenue

Pro forma Hotel $ 32,596 $ 381,297 $ 298,048 $ 721,693 Revenue



Pro forma Hotel $ (42,722 ) $ 133,610 $ 8,326 $ 235,984 EBITDA



Pro forma Hotel (131.1 ) % 35.0 % 2.8 % 32.7 %EBITDA Margin

RLJ Lodging Trust

Consolidated Debt Summary

(Amounts in thousands)

(unaudited)

Base Maturity Floating Interest Balance as ofLoan Term (incl. / Fixed Rate (1) June 30, 2020 (Years) extensions) (2)

Secured Debt

Mortgage loan - 1 10 Jun 2022 Fixed 5.25% $ 30,413 hotel

Mortgage loan - 2 10 Oct 2022 Fixed 4.95% 55,193 hotels

Mortgage loan - 1 10 Oct 2022 Fixed 4.95% 31,725 hotel

Mortgage loan - 1 10 Oct 2022 Fixed 4.94% 28,024 hotel

Mortgage loan - 7 3 Apr 2024 Floating 1.68% 200,000 hotels

Mortgage loan - 3 5 Apr 2026 Floating 2.88% 96,000 hotels (3)

Mortgage loan - 4 5 Apr 2026 Floating 1.83% 85,000 hotels (3)(5)

Weighted-Average 2.84% $ 526,355 / Secured Total



Unsecured Debt

Revolver (4) 4 May 2025 Floating 3.76% $ 400,000 (3)(5)

$150 Million Term FloatingLoan Maturing 7 Jan 2022 (3) 3.88% 150,000 2022

$400 Million Term FloatingLoan Maturing 5 Jan 2023 (3) 4.58% 400,000 2023

$225 Million Term FloatingLoan Maturing 5 Jan 2023 (3) 4.58% 225,000 2023

$400 Million Term FloatingLoan Maturing 5 May 2025 (3) 3.77% 400,000 2025

Senior Unsecured 10 Jun 2025 Fixed 6.00% 474,888 Notes

Weighted-Average 4.54% $ 2,049,888 / Unsecured Total



Weighted-Average 4.19% $ 2,576,243 / Gross Debt

Note:

(1) Interest rates as of June 30, 2020.

(2) Excludes the impact of fair value adjustments and deferred financing costs.

(3) The floating interest rate is hedged with an interest rate swap.

(4) As of June 30, 2020, there was $200.0 million of borrowing capacity on theRevolving Credit Facility, which is charged an unused commitment fee of 0.20%annually.

(5) Reflects an interest rate swap of $4.8 million on the $85.0 million loanand $375.0 million on the $400.0 million Revolver.

View source version on businesswire.com: https://www.businesswire.com/news/home/20200806006048/en/

CONTACT: Sean M. Mahoney, Executive Vice President and Chief Financial Officer - (301) 280-7774