Pebblebrook Hotel Trust Acquires the Embassy Suites San Diego Bay – Downtown

  Pebblebrook Hotel Trust Acquires the Embassy Suites San Diego Bay – Downtown

Business Wire

BETHESDA, Md. -- January 30, 2013

Pebblebrook Hotel Trust (NYSE: PEB) (the “Company”) today announced that it
has acquired the Embassy Suites San Diego Bay – Downtown for $112.5 million.
The 337-suite, urban, upper upscale, full service hotel is located in downtown
San Diego, California. The property will be managed by HEI Hotels and Resorts
(“HEI”). As a part of this transaction, the Company is assuming a $66.8
million secured, non-recourse loan, with the balance of the purchase price
being funded by the Company with available cash.

“We’re very excited about the acquisition of the Embassy Suites San Diego Bay
– Downtown and the opportunity to further expand our presence in the highly
desirable downtown San Diego market,” said Jon Bortz, Chairman and Chief
Executive Officer of Pebblebrook Hotel Trust. “The hotel is extremely well
located at the corner of Harbor Drive and Pacific Highway, just steps away
from Seaport Village and the waterfront. This ideal location is only four
blocks from the San Diego Convention Center, and six blocks from Westfield
Horton Plaza Shopping Mall, as well as a variety of restaurant and
entertainment options in the vibrant Gaslamp Quarter. The strong leisure,
group and convention demand for San Diego, particularly in this location along
the waterfront, makes the Embassy Suites San Diego Bay – Downtown an excellent
investment for our company.”

The 337-suite Embassy Suites San Diego Bay – Downtown benefits from a highly
visible and easily accessible location at the intersection of Harbor Drive and
Pacific Highway in downtown San Diego, just blocks away from the Company’s
recently renovated Westin Gaslamp Quarter. The location is ideal for
convention and leisure travelers alike, within walking distance of the city’s
leading attractions and demand generators, including the San Diego Convention
Center, Seaport Village, San Diego Trolley Station, Horton Plaza Shopping
Mall, the U.S.S. Midway Aircraft Carrier Museum, PETCO Park and countless
restaurants and entertainment options in the historic Gaslamp Quarter. The
hotel is also located minutes from the renowned San Diego Zoo, Sea World,
Coronado Island, Balboa Park Museums, Old Town, Qualcomm Stadium, the San
Diego Sports Arena, San Diego Naval Pier, San Diego State University,
University of California at San Diego and University of San Diego.

Built in 1988, the hotel was fully renovated in 2006 and completed a $3.5
million guest suites renovation in May 2012. The hotel features a 12-story
atrium and panoramic views of San Diego Bay and the city. Standard suite
amenities include two separate rooms, 37- or 42-inch flat screen
high-definition televisions, microwave, mini refrigerator, coffee maker,
dining table and chairs, sofa bed and high-speed wireless internet access. The
hotel features approximately 5,000 square feet of meeting space, including the
2,032 square foot Monterrey Ballroom, an indoor heated swimming pool and
whirlpool and 3,411 square feet of leased retail space located on the ground
floor. The hotel also offers PFC Bar & Grill, open daily from 11:00am until
midnight, serving fresh seafood and offering a wide selection of spirits, wine
and beer, including many of San Diego’s famous locally produced microbrews.

In 2012, the Embassy Suites San Diego Bay – Downtown operated at 83 percent
occupancy, with an average daily rate (“ADR”) of $198, room revenue per
available room (“RevPAR”) of $165, earnings before interest, taxes,
depreciation and amortization (“EBITDA”) of $8.8 million and net operating
income after capital reserves (“NOI) of $7.8 million. For all of 2013, the
Company currently forecasts that the hotel will generate EBITDA of $8.5 to
$9.0 million and NOI of $7.5 to $8.0 million, both of which are before an
expected $1.0 million renovation impact.

In connection with the acquisition, the Company is assuming a $66.8 million
secured, non-recourse loan, which is subject to a fixed interest rate of
6.275%. The loan matures in June 2016.

In conjunction with the Company’s acquisition of the Embassy Suites San Diego
Bay – Downtown, the Company has selected HEI as manager for the hotel.

“HEI has a strong presence in the San Diego market and has a great
understanding of, and excellent experience with operating all-suite upper
upscale properties,” continued Mr. Bortz. “We’re delighted to be developing a
strategic relationship with HEI and look forward to working with them at the
Embassy Suites San Diego Bay – Downtown. With the addition of HEI, we now have
10 third party managers operating our hotels throughout our portfolio. This
improves our already diverse group of hotel management companies, while also
enhancing our opportunities to expand our best practices and asset management
initiatives.”

“We are excited to create this new partnership with Pebblebrook Hotel Trust,”
said HEI’s Chief Executive Officer, Anthony Rutledge. “The Embassy Suites San
Diego Bay – Downtown exhibits strong growth potential and we are eager to
bring our proven industry experience to the hotel.”

The Company expects to incur approximately $0.9 million of costs related to
the acquisition of the hotel and $0.2 million of costs related to the
transition of a new management team that will be expensed as incurred.

The acquisition of the Embassy Suites San Diego Bay – Downtown brings the
total number of properties in the Company’s portfolio to 26, comprising $2.1
billion of invested capital.

About HEI Hotels & Resorts

HEI Hotels & Resorts, headquartered in Norwalk, Connecticut with 42 properties
in 16 states, creates socially responsible investment and employment
opportunities through real estate portfolios of hotels and resorts throughout
the United States under such well-known brand names as Marriott, Sheraton,
Westin, Le Meridien, Embassy Suites, and Hilton. HEI takes a holistic approach
to creating value for its investors and employees by setting the highest
standards across all aspects of hotel management and operation and focusing on
the central principles of excellence and continuous improvement. HEI prides
itself on some of the highest employee satisfaction scores in the hospitality
industry, fuels local economic prosperity by investing in communities and is
committed to environmental stewardship and sustainability. For more
information, please visit www.heihotels.com.

About Pebblebrook Hotel Trust

Pebblebrook Hotel Trust is a publicly traded real estate investment trust
(“REIT”) organized to opportunistically acquire and invest primarily in upper
upscale, full-service hotels located in urban markets in major gateway cities.
The Company owns 26 hotels, including 20 wholly owned hotels with a total of
4,952 guest rooms and a 49% joint venture interest in six hotels with a total
of 1,733 guest rooms. The Company owns, or has an ownership interest in,
hotels located in ten states and the District of Columbia, including 16
markets: Los Angeles, California; San Diego, California; San Francisco,
California; Santa Monica, California; West Hollywood, California; Miami,
Florida; Buckhead, Georgia; Bethesda, Maryland; Boston, Massachusetts;
Minneapolis, Minnesota; New York, New York; Portland, Oregon; Philadelphia,
Pennsylvania; Columbia River Gorge, Washington; Seattle, Washington; and
Washington, DC. For more information, please visit www.pebblebrookhotels.com.

This press release contains certain “forward-looking statements” relating to,
among other things, potential property acquisitions, hotel EBITDA, hotel net
operating income after capital reserves, acquisitions costs and projected
demand. Forward-looking statements are generally identifiable by use of
forward-looking terminology such as “may,” “will,” “should,” “potential,”
“intend,” “expect,” “seek,” “anticipate,” “estimate,” “approximately,”
“believe,” “could,” “project,” “predict,” “forecast,” “continue,” “plan” 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 or other forward-looking
information. Examples of forward-looking statements include the following:
projections of hotel-level EBITDA and net operating income after capital
reserves; projections of acquisition costs; descriptions of the Company’s
plans or objectives for future operations, acquisitions or services; forecasts
of future economic performance; and descriptions of assumptions underlying or
relating to any of the foregoing expectations 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, supply and demand in the hotel industry and other factors as are
described in greater detail in the Company’s filings with the Securities and
Exchange Commission (“SEC”), including, without limitation, the Company’s
Annual Report on Form 10-K for the year ended December 31, 2011. 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 SEC filings, 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 and at www.sec.gov.

All information in this release is as of January 29, 2013. The Company
undertakes no duty to update the statements in this release to conform the
statements to actual results or changes in the Company’s expectations. The
Company assumes no responsibility for the contents or accuracy of the
information on any of the non-Company websites mentioned herein, which are
included solely for ease of reference.

  For additional information or to receive press releases via email, please
               visit our website at www.pebblebrookhotels.com.

                                    
Pebblebrook Hotel Trust
Embassy Suites San Diego Bay – Downtown
Reconciliation of Hotel Net Income to Hotel EBITDA and Hotel Net Operating
Income
2013 12-Month Forecast
(Unaudited, in millions)
                                                                
                                                                
                                          Range
                                          Low                   High
                                                                
Hotel net income                          $5.2           to     $5.7
                                                                
Adjustment:
Depreciation and amortization^(1)         3.3                   3.3
                                                               
Hotel EBITDA^(2)                          $8.5                 $9.0     
                                                                
Adjustment:
Capital reserve                           (1.0     )            (1.0     )
                                                               
Hotel Net Operating Income^(2)            $7.5                 $8.0     
                                                                         

(1) Depreciation and amortization have been estimated based on a preliminary
purchase price allocation. A change, if any, in the allocation will affect the
amount of depreciation and amortization and the resulting change may be
material.

(2) Hotel EBITDA and Hotel Net Operating Income are both before an expected
$1.0 million renovation impact.


This press release includes certain non-GAAP financial measures as defined
under Securities and Exchange Commission (SEC) Rules. These measures are not
in accordance with, or an alternative to, measures prepared in accordance with
U.S. generally accepted accounting principles, or GAAP, and may be different
from non-GAAP measures used by other companies. In addition, these non-GAAP
measures are not based on any comprehensive set of accounting rules or
principles. Non-GAAP measures have limitations in that they do not reflect all
of the amounts associated with the hotel’s results of operations determined in
accordance with GAAP.

The Company has presented forecasted hotel EBITDA and forecasted hotel net
operating income after capital reserves, because it believes these measures
provide investors and analysts with an understanding of the hotel-level
operating performance. These non-GAAP measures do not represent amounts
available for management’s discretionary use, because of needed capital
replacement or expansion, debt service obligations or other commitments and
uncertainties, nor are they indicative of funds available to fund the
Company’s cash needs, including its ability to make distributions.

The Company’s presentation of the hotel’s forecasted EBITDA and forecasted net
operating income after capital reserves should not be considered as an
alternative to net income (computed in accordance with GAAP) as an indicator
of the hotel’s financial performance. The table above is a reconciliation of
the hotel’s forecasted EBITDA and net operating income after capital reserves
calculations to net income in accordance with GAAP.

                                                                 
Pebblebrook Hotel Trust
Historical Hotel Pro Forma Operating Data
(In thousands, except Occupancy, ADR and RevPAR)
(Unaudited)
                                                                       
                                                                       
Historical Operating
Data:
                           First      Second     Third      Fourth     Full
                           Quarter    Quarter    Quarter    Quarter    Year
                           2011       2011       2011       2011       2011
                                                                       
Pro forma Occupancy        72%        81%        85%        78%        79%
Pro forma ADR              $189       $206       $210       $214       $205
Pro forma RevPAR           $136       $166       $179       $167       $162
                                                                       
Pro forma Hotel Revenues   $107.9     $128.4     $133.9     $131.8     $502.1
Pro forma Hotel EBITDA     $18.0      $33.4      $37.9      $35.8      $125.1
                                                                       
                           First      Second     Third
                           Quarter    Quarter    Quarter
                           2012       2012       2012
                                                                       
Pro forma Occupancy        75%        85%        87%
Pro forma ADR              $195       $218       $219
Pro forma RevPAR           $147       $186       $190
                                                                       
Pro forma Hotel Revenues   $115.5     $139.7     $140.7
Pro forma Hotel EBITDA     $22.4      $42.2      $43.5
                                                                       

These historical hotel operating results include information from the
following hotels: DoubleTree by Hilton Bethesda-Washington DC; Sir Francis
Drake; InterContinental Buckhead; Hotel Monaco Washington, DC; Grand Hotel
Minneapolis; Skamania Lodge; Sheraton Delfina; Sofitel Philadelphia; Argonaut
Hotel; Westin Gaslamp Quarter San Diego; Hotel Monaco Seattle; Mondrian Los
Angeles; Viceroy Miami; W Boston; Hotel Vintage Park Seattle; Hotel Vintage
Plaza Portland; W Los Angeles - Westwood; Hotel Palomar San Francisco; Embassy
Suites San Diego Bay – Downtown; and the 6 hotel properties in the Manhattan
Collection. This schedule excludes the historical operating results of the
Hotel Milano. The hotel operating results for the Manhattan Collection only
include 49% of the results for the 6 hotel properties to reflect the Company's
49% ownership interest in the hotels. These historical operating results
include periods prior to the Company's ownership of the hotels. The Company
expects to include historical operating results for Hotel Milano after the
Company has owned the hotel for one year. The information above does not
reflect the Company's corporate general and administrative expense, interest
expense, property acquisition costs, depreciation and amortization, taxes and
other expenses.

The information above has not been audited and has been presented only for
comparison purposes.

Contact:

Pebblebrook Hotel Trust
Raymond D. Martz, Chief Financial Officer
240-507-1330