Q4 2023 Chatham Lodging Trust Earnings Call
Operator: Greetings. Welcome to Chatham Lodging Trust's fourth quarter 2023 Financial Results Conference call. At this time, all participants are in a listen-only mode.
Greetings and welcome to Chatham lodging Trust's fourth quarter 2023 financial results Conference call. At this time all participants are in a listen only mode. A question and answer session will follow the formal presentation. If anyone should require operator assistance. During the conference. Please press star zero on your telephone keypad.
Operator: A question and answer session will follow the formal presentation. If anyone should require operator assistance during the conference, please press star zero on your telephone keypad. Please note this conference is being recorded. I will now turn the call over to Chris Daly, Vice President of DG Public Relations. Thank you. You may begin.
Please note. This conference is being recorded I will now turn the call over to Chris Dailey, Vice President of I D. G. Public released hidden state you may begin.
Chris Daly: Thank you, Sherry. Good morning, everyone, and welcome to the Chatham Lodging Trust fourth quarter 2023 results conference call. Please note that many of our comments today are considered forward-looking statements as defined by federal securities laws. These statements are subject to risks and uncertainties, both known and unknown, as described in our most recent Form 10-K and other SEC filings.
Thank you Sherry good morning, everyone and welcome to the chatting Chatham Lodging Trust fourth quarter 2023 results Conference call. Please note that many of our comments today are considered forward looking statements as defined by federal Securities laws. These statements are subject to risks and uncertainties, both known and unknown as described in our most recent Form 10-K.
All the rest of your SEC filings.
Chris Daly: All information in this call is as of February 27, 2024, unless otherwise noted, and the company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the company's expectations. You can find copies of our SEC filings and earnings release, which contain reconciliations to non-GAAP financial measures referenced on this call, on our website at chathamlodgingtrust.com. Now, to provide you with some insight into Chatham's 2023 fourth quarter results, allow me to introduce Jeff Fisher, Chairman, President, Chief Executive Officer, Dennis Craven, Executive Vice President, Chief Operating Officer, and Jeremy Wegner, Senior Vice President, and Chief Financial Officer. Now, I turn the session over to Jeff Fisher.
All information in this call is as of February 27th 2024, unless otherwise noted.
Company undertakes no obligation to update any forward looking statements to conform the actual the statement to actual results or changes in the company's expectations.
You can find copies copies of our SEC filings and earnings release, which can change the reconciliations to non-GAAP financial measures referenced on this call on our website at Chatham lodging Trust's Dotcoms.
Rod you with some insight in the chatrooms 'twenty 2022 'twenty three fourth quarter results allow me to introduce Jeff Fisher, Chairman, President Chief Executive Officer, Dennis Craven Executive Vice President and Chief operating Officer, and Jeremy Wegner, Senior Vice President and Chief Financial Officer, Let me turn the session over to Jeff Fisher Jeff.
Jeffrey H. Fisher: Thanks, Chris, and I certainly appreciate everyone joining us this morning for our call. Before talking about the fourth quarter in 2024, I'd like to spend just a few minutes highlighting some noteworthy accomplishments. As we look back at last year, red part growth of 6.1%, with the growth split evenly between occupancy and ADR exceeding industry performance by 25%. This is considerable growth considering we lost 12 million dollars or 400 basis points of intern related business from 2022 to 2023. Highest rare par of all select service lodging rates, demonstrating the high quality of our real estate portfolio. We had a 25% rise in other department profits as we continue to drive non-room revenue profit. We reduced net debt by $26 million and our leverage ratio to 25%. During that time, we repaid $150 million of maturing debt using available liquidity and successfully issued $83 million of fixed-rate debt.
Hey, Thanks, Chris and I, certainly appreciate everyone. Joining us this morning for our call before talking about the fourth quarter of 2024 I'd like to spend just a few minutes highlighting some noteworthy accomplishments as we look back at last year Revpar growth of six.
1% with the growth split evenly between occupancy and ADR exceeded industry performance by 25%. This is considerable growth considering we lost $12 million or 400 basis points of intern related business from 2022 to 2023.
Highest revpar of all select service lodging rates, demonstrating the high quality of our real estate portfolio, we had a 25% rise in other department profits as we continue to drive non room revenue profit.
We reduced net debt by $26 million and our leverage ratio down to 25%.
During that time, we repaid $150 million of maturing debt using available liquidity and successfully issued $83 million of fixed rate debt.
Jeffrey H. Fisher: We participated in Gresby for the second time, increasing our overall score by 9 percent from 75 to 82 and received an overall score of 82 out of 100, ranking us 31 out of 115 listed companies in the Americas region and second in Chatham's peer group. We returned $22 million of dividends to our preferred and common shareholders out of excess cash flow, and closing out the year, sold the Hilton Garden Inn, Denver Tech, for $18 million, which including deferred renovation costs; the hotel was sold for an approximate four-cap on 2023 net operating income. So touching briefly on the fourth quarter, we were pleased to beat fourth quarter consensus estimates as we achieved better than expected top and bottom line performance. We were able to combine REVPAR growth of 2.5% with a 25% increase in our other operating profit while holding down departmental expenses flat year over year on a cost per occupied room basis. The REVPAR increase was driven by a 2% increase in occupancy and less than 1% increase in ADR.
We participated in the grasp for the second time, increasing our overall score by 9% from 75 to 82 and received an overall score of 82 hour 100 ranking US 31 out of 115 listed companies in the Americas region and second in chat.
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We returned $22 million of dividends to our preferred and common shareholders out of excess cash flow and closing out the year solve the Hilton Garden Inn, Denver Tech for $18 million, which including deferred renovation cost. The hotel was sold for an approximate four cap on <unk>.
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So touching briefly on the fourth quarter, we Werent pleased to beat fourth quarter consensus estimates as we achieved better than expected top and bottom line performance, we were able to combined revpar growth of two 5% with a 25% increase in our other operating profit while holding down departmental expense.
This is flat year over year on a cost per occupied room basis. The revpar increase was driven by a 2% increase in occupancy and in less than 1% increase in ADR. Our revpar growth was almost double industry wide revpar growth revpar at our five tech hotels grew 14.
Jeffrey H. Fisher: Our REVPAR growth was almost double industry-wide REVPAR growth. RevPAR at our five tech hotels grew 14%, leading the way for the company. All but one of our top markets produced RevPAR growth in the quarter when taking out the impact of renovations. Excluding the five tech-driven hotels, fourth quarter RevPAR was up 5%. For the full year, RevPAR for our entire portfolio was 98% of 2019 levels.
10%, leading the way for the company all but one of our top markets produced revpar growth in the quarter when taking out the impact of renovations, excluding the five tech driven hotels fourth quarter Revpar was up 5%.
The full year Revpar for our entire portfolio was 98% of the 19 levels and excluding the five tech driven hotels 2023, revpar of $133 is actually up 6% over 2019 levels.
Jeffrey H. Fisher: And excluding the five tech-driven hotels, 2023 RevPAR of $133 is actually up 6% over 2019 levels. I want to spend a few minutes talking about our outlook coming off a volatile 2023, in which our biggest corporate clients in the tech industry were cutting thousands of jobs. Twelve months later, those same companies are hitting all-time high share prices. Of course, everyone is talking about the next big tech tech expansion, AI.
Wanted to spend a few minutes talking about our outlook coming off a volatile 2023, and which our biggest corporate clients in the tech industry, where cutting thousands of jobs 12 months. Later those same companies are hitting all time high share prices and.
Of course, everyone is talking about the next big Tex Tac expansion AI.
Jeffrey H. Fisher: As they always do, Big Tech is constantly evolving, and we are in the midst of that transformation. Finally, Big Tech is asking its employees to come back into their corporate offices, another very important trend that certainly directly relates to our hotel performance in Silicon Valley. As we all know, and we can see daily, the market cap of all public companies in San Francisco and Silicon Valley combined, tech companies reached an all-time high of over $14 trillion this month. Chatham has the highest exposure to big tech hotel demand. As we've discussed, the recovery in these markets has been slower than we had hoped.
As they always do big Tech is constantly evolving and we are in the midst of that transformation.
Finally, big tact is asking its employees to come back into their corporate office. Another very important trend. That's certainly directly relates to our hotel performance in Silicon Valley.
As we all know and.
And we can see daily the market cap of all public companies in San Francisco and Silicon Valley combined.
Tech companies reached an all time high of over 14 trillion this month.
Chatham has the highest exposure to big Tech hotel demand as we've discussed the recovery in these markets has been slower than we hoped. However, we know from experience that demand will rebound to new peaks and as it does no peer has the internal growth upside as we do with AI driving a.
Jeffrey H. Fisher: However, from experience, we know that demand will rebound to new peaks. And as it does, no peer has the internal growth upside as we do. With AI driving a surge in tech investment, travel demand is building. Sunnyvale is becoming the epicenter of AI development. As previously disclosed, Applied Materials, which has forever been one of our top accounts in Sunnyvale, announced plans to build the EPIC Center, that's the Equipment and Process Innovation and Commercialization Center, which is a $4 billion, 180,000 square foot R&D facility, only blocks away from our two Sunnyvale residents' inns. The Effort Center will be a state-of-the-art facility for collaborative innovation with chip makers, universities, and ecosystem partners.
Serge and Tech investments travel demand is building Sunnyvale is becoming the epicenter of AI development.
As previously disclosed applied materials, which has forever been one of our top accounts in Sunnyvale announced plans to build plans to build the epic center, that's the equipment and process innovation and commercialization center, which is a $4 billion 180.
Square foot R&D facility only blocks away from our two Sunnyvale residence Inns. The epic center will be started in the yard facility for collaborative innovation with chipmakers universities and ecosystem partners.
Jeffrey H. Fisher: So some of those partners include AMD, NVIDIA, and Western Digital, all customers of ours. And I think because of the collaborative effort, we're hearing that there ought to be plenty of travel once that is open. And of course, we're already having discussions relative to the many contractors, architects, engineers, et cetera, that will start traveling to build that huge center. So again, as a reminder, the two largest hotels, roughly 250 rooms each, are right in the heart of Sunnyvale.
So some of those partners include M D.
Western digital all customers of ours, and I think because of the collaborative effort. We're hearing that there ought to be plenty of travel once that is open and of course, we're already having discussions relative to the many contractors architects engineers et cetera.
That will start traveling.
To build that huge center.
So again as a reminder, the two largest hotels roughly 250 rooms, each are right in the heart of Sunnyvale, and it's not just A&D and the video expanding in the valley. There are other large scale developments occurring right in Sunnyvale.
Jeffrey H. Fisher: And it's not just AMD and NVIDIA expanding in the Valley. There are other large-scale developments occurring right in Sunnyvale. When I was there last, I took a look at the intuitive surgical new buildings going up. One of our largest corporate clients, they're expanding their footprint, building another one million square feet of office space. Again, down the road from us, about half a mile.
When I was there last I took a look at the intuitive surgical new buildings going up one of our already one of our largest corporate clients, they're expanding their footprint building. Another 1 million square feet of office space again down the road from us about half a mile.
Jeffrey H. Fisher: Google's expansion into San Jose downtown was delayed, but we're benefiting as they continue to expand their Caribbean campus, as they call it, in Sunnyvale. Since the summer, we've seen growing demand in our primarily tech-driven hotels. Occupancy growth in Silicon Valley and Bellevue ranged from 13% to 35% from October to January. Year over year, January 2024 versus 23, production from three comparable companies in our top 10 accounts across our four hotels was up over 50%. February RIPPAR is up slightly at those hotels as well. If we just get back to 2019 levels, again, an important reminder to everybody, that would add $16 million of EBITDA and $0.32 of FFO. We expect to see continued improvement in these markets this year. Over the past few years, we prudently positioned our balance sheet, and as we sit here today, we are at the lowest leverage levels in over a decade with a leverage ratio of approximately 25%.
Gogo is expansion into San Jose downtown was delayed, but we're benefiting as they continue to expand their Caribbean campus as they call. It in Sunnyvale since the summer we've seen growing demand in our primarily tech driven hotels occupancy growth in Silicon Valley in Bellevue range from.
13% to 35% from October to January year over year January 2024, four versus 23 production from three comparable companies in our top 10 accounts across our four hotels was up over 50%.
February Revpar is up slightly at those hotels as well if we just get back to 2019 levels again, an important reminder, to everybody that would add $16 million of EBITDA 32 cents of <unk>.
We expect to see continued improvement in these markets this year.
Over the past few years, we've prudently positioned our balance sheet now as we sit here today, we are at the lowest leverage levels in over a decade with a leverage ratio of approximately 25%.
Jeffrey H. Fisher: By the way, since the beginning of the pandemic in early 2020, we've sold assets with an average age of 26 years for $165 million and, at the same time, avoided $18 million in near-term renovations that we determined would have no ROI. Of course, we're also investing in new hotels with an average age of approximately two years old. We're fully capable of repaying all our remaining maturing debt without doing anything else.
By the way since the pandemic in early 2020, we sold assets with an average age of 26 years for $165 million and at the same time avoided $18 million in near term renovations that we determined would have no ROI.
Of course also investing in new hotels with an average age of approximately two years old.
We're fully capable of repaying all our remaining maturing debt without doing anything else with available cash after the sale of the Denver Hotel in early January we have approximately $350 million of liquidity plus 24 hotels that are currently unencumbered as well as H hotel.
Jeffrey H. Fisher: With available cash after the sale of the Denver Hotel in early January, we have approximately $350 million of liquidity, plus 24 hotels that are currently unencumbered, as well as eight hotels with maturing debt this year. Although any new debt issuance will be at rates higher than our maturing debt, using our term loan and credit facility to address a portion of the maturing debt, which is floating, will allow us to benefit from what should be a declining interest rate environment this year. With so much flexibility and unencumbered assets, we have the ability to acquire hotels quickly. We also intend to commence the development of a second hotel in Portland, Maine, one of our top performing hotels, on the site of our existing surface parking lot. We're still, as we've said before, working through city approvals. It does take a while in the city of Portland, Maine, to get things done.
<unk> with maturing debt this year, although any new debt issuance will be at rates higher than our maturing debt using our term loan and credit facility to address a portion of the maturing debt, which are floating will allow us to benefit from what should be a declining interest rate.
This year we.
With so much flexibility in unencumbered assets, we have the ability to accretively acquire hotels. We also intend to commence the development of a second hotel in Portland, Maine, one of our top performing hotels on the size of our existing surface parking lot. We're still as we've said.
Before working through city approvals it does take a while and the city of Portland, Maine to get things done, but we expect some pretty large returns when finally open.
Jeffrey H. Fisher: But we expect some pretty large returns when they finally open. With respect to external growth, we looked at a lot of deals last year, but the bid-ask spread was too wide, as many have commented, and the financing market was still not conducive to making good deals. Over the last couple of months, we have started to see more deal volume. It seems to really be picking up by the month, and pricing seems to have adjusted by at least 100 basis points, which had to occur to make deals make sense. Combined with lower financing costs compared to six months ago, as well as an interest rate curve that is trending down, we certainly are hopeful to be able to execute some deals this year. And that's, of course, with the backdrop of a lot of CMBS debt maturing in 2024. For the first time since the pandemic, we are providing guidance on a quarterly basis.
With respect to external growth, we looked at a lot of deals last year, but the bid ask spread was too wide as many have commented and the financing market was still not conducive to making good deals over the last couple of months. We have started to see more deal volume it seems to really be.
Picking up by the month and pricing seems to have adjusted by at least 100 basis points, which had to occur to make deals make sense.
Combined with lower financing cost compared to six months ago as well as an interest rate curve that is trending down. We certainly are hopeful to be able to execute some deals this year and thats of course with the backdrop of a lot of see MBS debt maturing in 2024.
For the first time since the pandemic, we are providing guidance on a quarterly basis. The main reason for that is of course, the short booking window for the Silicon Valley hotels and again, the disproportionate impact those hotels have on our.
Jeffrey H. Fisher: The main reason for that is, of course, the short booking window for the Silicon Valley hotels. And again, the disproportionate impact those hotels have on our overall performance and the degree to which the internal business returns, which really won't become known until you're pretty much on top of the time that they enter the market. We do know, talking to our customers and our big tech companies, that there will be interns this year.
Overall performance and the degree to which the inherent business returns, which really won't become known until you are pretty much on top of their time that they enter the market. We do know talking to our customers and our big Tech companies that there will be.
In turns this year.
Jeffrey H. Fisher: In conclusion, I'm confident in the state of the U.S. lodging industry and its future. Fundamentals are solid, as the supply-demand equation should benefit owners overall in the next couple of years. At Chatham, new supply in our hotel submarkets is less than 1% and is only more than 3% in three of our markets. With construction costs elevated and lending restricted, supply should remain muted for the foreseeable years ahead. That bodes well for us, and, of course, we have the most internal growth upside than any other lodging company within our big tech hotels in Silicon Valley and Bellevue. With that, I'd like to turn it over to Dennis.
In conclusion, I am confident in the state of the U S lodging industry and its future fundamentals are solid as the supply demand equation should benefit owners overall in the next couple of years at Chatham New supplier in our hotel Submarket is less than 1% and is only more than 3%.
And three of our markets with construction costs elevated and lending restricted supply should remain muted for the foreseeable years ahead that bodes well for us and of course, we have the most internal growth upside than any other lodging company within our Big Tech Ho.
<unk> and Silicon Valley, and Bellevue with that I'd like to turn it over to Dennis.
Dennis M. Craven: Thanks, Jeff. Good morning. Before getting into some specific markets, just a bit more on top-line RevPAR statistics. Year-over-year RevPAR was not meaningfully impacted due to renovations as we completed renovations at three hotels in last year's fourth quarter as well as this year. Weekday and weekend occupancy was up about 100 basis points in the quarter versus last year, but it is down approximately 9% and 7% versus 2019, respectively. Conversely, weekday ADR was up over 4% versus 2019, and weekend ADR was up approximately 20% versus 19. We continue to monitor deployments in our tech-driven markets.
Thanks, Jeff and good morning, before getting into specific markets, just a bit more on topline revpar statistics year over year Revpar was not meaningfully impacted due to renovations as we complete the renovations at three hotels in last year's fourth quarter as well as this year weekday and weekend occupancy was up about.
100 basis points in the quarter versus last year.
And is down approximately 9% and 7% versus 2019, respectively. Conversely, weekday ADR was up over 4% versus 2019 and weekend ADR was up approximately 20% over 19 levels.
We continue to monitor deployments into our tech driven markets.
Dennis M. Craven: Deployments into San Francisco were up 12% over the 2022 fourth quarter, and only down 8% to 2019, at SFO International Deployment, were only off 3% versus 2019 levels. Again, a positive attribute when looking at international inbound travel into that market in Silicon Valley. San Jose deployments remain off about 27% to 2019 levels. A market that's really coming on quite strongly over the last few months, Seattle, deployments are only off 2% versus 2019 levels. Again, encouraging activity in San Fran and Seattle.
Payments into San Francisco were up 12% over the 2022 fourth quarter and only down 8% to 2019.
<unk> International deployments.
Were only off 3% versus 2019 levels again, a positive attribute when looking at international inbound travel into that market in Silicon Valley.
San Jose deployments remain off about 27% to 2019 levels.
A market that's really coming on quite strongly over the last few months Seattle deployments are only about 2% versus 2019 levels again encouraging activity in San Fran and Seattle.
Dennis M. Craven: Outside of our tech-driven markets, we continue to see RevPAR growth in six of our top seven markets, with those markets being Dallas, Washington, D.C., L.A., Greater New York, Austin, and San Diego. The coastal Northeastern market, highly dependent on leisure travel, was really the only market where RevPAR was down in the quarter, but I will say that it is still meaningfully up compared to 2019 levels. Continuing the trend from last quarter, Dallas and Washington, D.C., produced REVPAR growth of 8 and 5 percent, respectively, with both markets benefiting from increased business and government travel. Greater New York had an easy comp due to renovations last year at two hotels in the fourth quarter. But we do see, you know, outside of that, there's a lot of activity happening in the urban cores of both White Plains and New Rochelle with respect to multi-family office retail development that bodes well for the future.
Outside of our Tech driven markets, we continue to see Revpar growth at six of our top seven markets with those markets being Dallas, Washington D. C. L. A greater New York, Boston and San Diego, the coastal northeastern market highly dependent on leisure travel was really the only market where revpar was down.
In the quarter, but I will say that it is still meaningfully up compared to 2019 levels continuing.
Continuing the trend from last quarter, Dallas, and Washington D. C. D. C produced revpar growth of eight 5%, respectively with both markets benefiting from increased business in government travel.
Greater New York had an easy comp due to renovations last year at two hotels in the fourth quarter.
But we do see you know outside of that there's a lot of activity happening in the urban cores of both white plains in new Rochelle with respect to multifamily office retail development bodes well for the future.
Dennis M. Craven: Taking a quick glimpse into our leisure market performance, which is essentially seven of our 38 hotels, RevPAR was only down one and a half percent in the quarter, again, fairly encouraging given some of the drastic leisure market corrections other owners have experienced and talked about. Um, let's see here, hold on one second, www.bryanmaher.com. Thank you. Our top five RevPAR hotels were led by our two New York residence inns, with RevPAR of $196 at White Plains and $186 at New Rochelle. Coming in third was our residents in Fort Lauderdale, Lugano, at $183. After that, our residents in Washington, D.C., at $171. And tied for fifth, coming in with $164 Rep. Parwara Hotels in Portland and San Diego.
Taking a quick glimpse into our leisure market performance, which is essentially seven of our 38 hotels Revpar was only down one 5% in the quarter again fairly encouraging given some of the drastic leisure market corrections other owners on the other owners have experienced and talked about.
Let's see here hold on one second.
[noise] our top five Revpar hotels were led by our two New York residents and with Revpar of $196 at White Plains and $186 at New Rochelle coming.
Coming in third was our residence Inn Fort Lauderdale Lugano at $183. After that was our residence Inn, Washington D. C. At 171 and tied for fifth coming in with $164 Revpar for our hotels in Portland, and San Diego.
Dennis M. Craven: Our top five producers of GOP in the quarter were led by our Gaslamp Residence Inn with $2 million. This is the eighth straight quarter it has led our portfolio, followed by a tech hotel, our Residence Inn Silicon Valley II, and then our Residence Inn Anaheim, a good market showing good growth as we head into 2024. Rounding out the top five are the Courtyard Dallas Downtown and our residents in New Rochelle, New York.
Our top five producers of G O P. In the quarter were led by our Gaslamp residence Inn with $2 million the eighth straight quarter. It has led our portfolio followed by a tech hotel our residence Inn in Silicon Valley too and then our residence Inn Anaheim, a good market showing good growth as we head into 2024.
Rounding out the top five or the courtyard, Dallas downtown and our residence Inn in New Rochelle, New York.
Dennis M. Craven: Importantly, looking into Hotel GOP at our five tech-driven hotels, GOP was about $5 million in the quarter, which is up almost a million or essentially 25% year-over-year. Hotel EBITDA at our Bellevue Residence Inn was actually 99% of 2019 fourth quarter Hotel EBITDA. At our 39 comparable hotels, GOP margins were down approximately 90 basis points, with the majority of that, or 70 basis points, attributable to increased labor and benefits costs. On a CPOR basis, these costs are up approximately 4% year over year. As noted in our press release, our average hourly wages in December were essentially unchanged from July levels, which we believe is indicative of a stabilized workforce environment in our market. In fact, our employee count was 1,397 at the end of the year, which is up only eight employees from September and down approximately 20% from pre-pandemic levels. Other operating department profits jumped 25% in the quarter, due primarily to focused efforts in our parking and retail market operations within our hotels, and that alone increased margins by approximately 80 basis points. Offsetting these gains were higher labor and benefits costs, maintenance costs of approximately 30 basis points, and utility costs of essentially 20 basis points in the quarter.
Importantly, looking into hotel GOP at our five tech driven hotels GOP was about $5 million in the quarter, which is up almost $1 million or essentially 25% year over year.
Hotel EBITDA at our Bellevue residence Inn was actually 99% of 2019 fourth quarter Hotel EBITDA.
At our 39 comparable hotels GOP margins were down approximately 90 basis points with the majority of that.
Or 70 basis points attributable to increased labor and benefit cost on a CPR basis. These costs were up approximately 4% year over year as noted in our press release, our average hourly wages in December were essentially.
Really unchanged from July levels, which we believe is indicative of the stabilize workforce environment in our markets. In fact, our employee count was 1397 at the end of the year, which is up only eight employees from September and down approximately 20% from pre pandemic levels.
Other operating department profit jumped 25% in the quarter due primarily to focused efforts in our parking and retail market operations within our hotels and that alone increased margins by approximately 80 basis points.
Offsetting these gains were the higher labor and benefits costs maintenance costs of approximately 30 basis points and utility cost of essentially 20 basis points in the quarter.
Jeremy Bruce Wegner: With respect to capital expenditures, we spent approximately $7 million in the quarter and approximately $25 million in 2023. As a reminder, we did not make any capital expenditures at our Hilton Garden Inn, Denver, due to this pending sale. During the quarter, we commenced renovations at our Hilton Garden Inn, Marina del Rey, our Homewood Suites in San Antonio, and our Hyatt Place, Cherry Creek, all of which are substantially finished. We started the renovation of our Embassy Suites, Springfield, Virginia, which is a 2024 project in the fall quarter as we accelerated the start date into December. Looking forward to 2024, in addition to the Springfield Embassy, we will renovate the courtyard, Dallas Addison, in the third quarter, and the residence inns in Austin and San Diego, as well as the Savannah Springfield in the fourth quarter. With that, I'll turn it over to Jeremy. Thanks, Dennis. Good morning, everyone.
With respect to capital expenditures, we spent approximately $7 million in the quarter and approximately $25 million in 2023.
As a reminder, we did not do any capital expenditures at our Hilton Garden Inn, Denver do this pending sale.
During the quarter, we commenced renovations at our Hilton Garden Inn Marina del Rey, our Homewood suites in San Antonio and our Hyatt place Cherry Creek all of Winters, all of which are substantially finished we started the renovation of our embassy suites, Springfield, Virginia, which is a 2024.
Our project in the fourth quarter as we accelerated the start date into December looking forward to 2024. In addition to the Springfield Embassy we will renovate the courtyard Dallas Addison in the third quarter and the residence Inn in Austin.
In San Diego as well as the Savannah Springfield in the fourth quarter.
With that I'll turn it over to Jeremy Thanks, Dennis Good morning, everyone. Our Q4 hotel EBITDA was $22 8 million adjusted EBITDA was $20 8 million and adjusted <unk> per share was <unk> 19.
Jeremy Bruce Wegner: Our Q4 hotel EBITDA was $22.8 million. Adjusted EBITDA was $20.8 million, and adjusted FFO per share was $0.19. Our Q4 results benefited from approximately $1 million of property tax refunds. While we have seen costs increase due to the reinstatement of certain brand standards and the impacts of inflation on a number of key line items, we were able to generate a GOP margin of 39% and a hotel EBITDA margin of
Our Q4 results benefited from approximately $1 million of property tax refunds.
While we have seen cost increase due to the reinstatement of certain brand standards and the impacts of inflation on a number of key line items, we were able to generate a GOP margin of 39% and hotel EBITDA margin of 31, 6% in Q4 importantly, we are starting to see a stabilization of some key expense line items, including wages.
Yeah.
Our balance sheet remains in excellent condition, and we have made significant progress on our plan to address debt maturities in 2023, we borrowed $90 million under our term loan and issued $83 million of see MBS at a weighted average cost of seven 5%.
Which together provided $173 million of proceeds to address debt maturities in January 2024, we completed the sale of the Hilton Garden in Denver Tech for approximately $18 million, which include unexpected renovation costs of approximately $6 million represents a 2023 EBITDA multiple of 25.
Times in cap rate of three 8% our year end cash balance of $68 1 million $18 million of proceeds from the January sale of the HDI, Denver Tech and $260 million of Undrawn revolving credit facility capacity provide us with approximately $346 million of liquidity to address the two.
<unk> hundred $97 million of debt that matures in 2024, we are planning to access the C. MBS market again in the first half of 'twenty 'twenty four to raise approximately $100 million of additional proceeds to refinance a portion of our 2024 debt maturities, which would enable us to preserve a material amount of undrawn revolving credit facility.
<unk> based on recent feedback from lenders, we expect this new debt will likely have a rate in the low to mid 7% area.
As of December 31st Challenge net debt to LTM EBITDA was four one times, which is significantly below our pre pandemic leverage which was generally in the five five to six times area. Despite the fact that EBITDA has not fully recovered to pre pandemic levels.
As Revpar trends have started to stabilize following the exit from the pandemic and visibility around expense levels has increased we feel that it makes sense to reinstate quarterly guidance at this time.
As a reminder, pro forma for the sale of the H Gi Denver Tech. We now have a total of 5735 rooms in our 2023 Revpar would have been $117 84 in Q1 $1 $45 40 in Q2, $1 47, 90 in Q3 $1 22.
88 in Q4 and $1 $33 56 for the full year.
In Q1, 2024, we expect Revpar growth of zero to 3% adjusted EBITDA of $16 two to $18 2 million and adjusted <unk> per share of 10 to 14 cents.
Our Q1 cash interest expense guidance of $7 million represents an increase of $900000 from Q1 2023 and based on our current plan to issue approximately $100 million of <unk> in early Q2, and the current so for a forward curve full year cash interest is it likely to be approximately $3 $5 million.
Then our full year cash interest expense in 2023.
Our Q1 2020 for Revpar guidance of zero to 3% reflects renovation impacts at our HDI Marina del Rey Homewood, San Antonio Hyatt place Cherry Creek, and embassy suites, Springfield properties, along with the impacts of bad weather at a number of our properties in February.
It's fair to say that we expect revpar growth for the rest of the year to be higher than Q1, given these impacts in Q1 and that we believe our revpar growth should outpace the overall lodging industry in 2024 with the continuing recovery of our tech focused markets.
With respect to hotel EBITDA margins in general, we expect year over year margin comparisons to be easier in the second half of 2024 as we begin to lap the fuller staffing levels and other costs that were not completely reflected until the second half of 2023.
This concludes my portion of the call operator, please open the line for questions.
Thank you if he would like to ask a question. Please press star one on your telephone keypad, a confirmation tone will indicate your line is in the question queue. You May press star two if he would like to remove your question from the queue for participants using speaker equipment. It may be necessary to pick up your handset before pressing the star keys.
Our first question is from Anthony Powell with Barclays. Please proceed.
Hi, Good morning, just a question on your expense growth assumed in your guidance for the first quarter on maintenance for the full year it.
It seems like margins are down 20 basis points in the first quarter on.
Revpar growth of one and a half so should we expect that kind of.
Cadence for the rest of the year Revpar higher maybe by a few percentage points that should be.
Mark I think Anthony.
I'm, sorry, Anthony sorry to cut you off yes, I think as Jeremy talked about we expect after we get through.
What's a choppy February in and obviously you got the Easter comp in March that Revpar growth is going to be higher for the balance of the year as opposed to the <unk> to 3% growth in the first quarter. So as you look at margins coming out of the first quarter. You know yeah do we expect them to continue to go.
Go down, yes, a little bit, but it won't be to the extent of the 200 basis points or so that you are seeing in the fourth quarter. It should be in that kind of mid <unk>.
Mid 50 ish basis points.
For the balance of the year.
Okay, and then maybe just one more on the interim business Oh, yes.
You should know about that by the end of the second quarter right and if you don't get a business this year.
What's your ability to replace it with corporate transient and other kinds of business in those hotels.
Yeah no. Thanks for the question Yeah, I mean, I think one thing that's a little bit different this year from all prior years in terms of interim programs Theres a lot of the companies are taking a little bit of a different approach as of today. You know we're hearing that in turns are still coming to the market. The thing that's a little bit different. This year is a lot of the bigger in turn.
The other bigger companies are going to have intern programs are in essence, giving a stipend to there in turns and essentially allowing them to go and choose from a menu of hotels or other types of housing. If it's available. So you know I think that's gonna listen regardless, if you have those interim programs participating as opposed to what happened.
Last year Youre going to see whether it's in our hotels or other types of properties, you know that that demand and that occupancy is going to be a lot better so that should turn into an overall positive for the for the market itself and I think I will say just kind of continuing and I think Jeff talked about in his prepared remarks January was really strong.
For us out out in Silicon Valley, if you look at kind of increases for the month.
<unk> was up 23% silly, one and silly to you were up about 50%.
Our residence Inn in Bellevue is up about 33%.
San Mateo, which is a little bit of a different market was down I think four 5% in January but again kind of a lot of good things happening there February those hotels at Lee.
As of a few nights ago were still up year over year in February despite a lot of the bad weather that we saw elsewhere. It didn't really hit in Silicon valley as much but generally encouraged by what's going on there so to get back to one of your second point of the question.
Is listen outside of in turns and I think just spent a lot of time in his prepared remarks talking about the things that are going on out there you know the feel of the news that youre getting out of the Silicon Valley newspapers everyday.
It's all kind of pointing towards continued investment and spend.
Which I think listen that's that's what everybody that's what we expect to see as.
As we continue to move through 2024, so we should be able to continue to replace whatever if you go back two or even pre pandemic levels to to to the to the interim contributions to our hotels.
Yeah.
Okay. Thanks for all the detail.
Yes.
As a reminder, it is star one on your telephone keypad, if he would like to ask a question. Our next question is from Tyler Batori with Oppenheimer. Please proceed.
Good morning. This is Jonathan on for Tyler Thanks for taking our questions.
First one for me is maybe a clarification.
Question on the I can see recovery.
Any color you can provide on what needs to happen to close that gap between 19 levels because it just silicon valley coming back this year with the <unk> business.
How are you thinking about the cadence of that recovery this year.
Yeah.
Yeah. I think this is Jeff are you talking about the overall portfolio relative to 2019 number.
Yes, correct.
Right well well, we already told you that when you took out.
The Silicon Valley hotels were 6% above 2019, so yes.
Yeah, the money is in Silicon Valley.
And there's a combination of things that need to occur because first occupancy needs to get back to a level that will allow everybody in the market to push ADR.
So even though we may get occupancies.
Approaching 2019 numbers 80 ours are still going to be down I would say for at least the better part of this year.
Because some of those corporate negotiated rates are what they are and they are coming off of obviously weak numbers in 2023, so that the practical side of it is as with any market you need some compression to build a D. R and I think thats what youll start.
<unk> seen as you move through the year in Silicon Valley, which will propel the company's numbers you know.
Get closer to 2019 numbers.
Okay very helpful. And then last one from me is just on expense growth.
Commentary on the wage piece, but are there any other color you can provide there in terms of what youre seeing on other line items like property taxes insurance other expense line item.
Yeah, I mean listen I think.
I think you've heard from others for us it's not a huge number but the impact from property insurance is about a penny a share on a full annualized premium basis.
Property taxes, we saw some refunds in 'twenty three that you know who knows what'll happen in 2024. So yes, I think if you look into kind of above inflationary increases you'll see those and those two line items and again with property taxes, who knows whether that how much that comes to fruition, but I think outside of.
Labor, which labor and benefits are a little over a third of our overall operating cost.
I think in general there isn't a whole lot of pressure on other types of expenses throughout the throughout.
Throughout the P&L.
So listen I think we have a lot of focus on the labor side as we get into the as.
As we move through 2024, and that's where I think you know when Youre looking at total dollars and upside opportunities. It's it's all going to be generally labor and wage and benefit related.
Okay very helpful. Thank you for all the color that's all for me.
We have reached the end of our question answer session I would like to turn the conference back over to management for closing remarks.
Okay.
Well again I just wanted to thank everybody for being on today's call and as you know we will continue to update the guidance on a quarterly basis until we have more visibility but.
As Dennis walked you through some of the January numbers, I think we're being pretty conservative here I think there's good things to come in 2024 for us and for our shareholders. Thank you all for joining.
Thank you. This will conclude today's conference you may disconnect. Your lines at this time and thank you for your participation.
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