10-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-K

☒  ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2019

OR

☐   TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from          to         

Commission File Number:  001-35074

SUMMIT HOTEL PROPERTIES, INC.

(Exact name of registrant as specified in its charter)

Maryland	27-2962512
(State or other jurisdiction	(I.R.S. Employer Identification No.)
of incorporation or organization)

13215 Bee Cave Parkway, Suite B-300

Austin, TX  78738

(Address of principal executive offices, including zip code)

(512) 538-2300

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, par value $0.01 per share	INN	New York Stock Exchange
6.45% Series D Cumulative Redeemable Preferred Stock, par value $0.01 per share	INN-PD	New York Stock Exchange
6.25% Series E Cumulative Redeemable Preferred Stock, par value $0.01 per share	INN-PE	New York Stock Exchange

Securities registered pursuant to Section 12(g) of the Act:

None

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.  ☒ Yes  ☐ No

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.  ☐ Yes  ☒ No

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  ☒ Yes  ☐ No

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405) of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).  ☒ Yes  ☐ No

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company in Rule 12b-2 of the Exchange Act.

Large accelerated filer	☒	Accelerated filer	☐
Non-accelerated filer	☐	Smaller reporting company	☐
		Emerging growth company	☐
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.			☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  ☐ Yes  ☒ No

The aggregate market value of the registrant’s voting and non-voting common equity held by non-affiliates of the registrant’s as of June 30, 2019 was $1,183,107,411 based on the closing sale price of the registrant’s common stock on the New York Stock Exchange as of June 30, 2019.

As of February 18, 2020 the number of outstanding shares of common stock of Summit Hotel Properties, Inc. was 105,174,471.

DOCUMENTS INCORPORATED BY REFERENCE

Portions of the registrant’s Definitive Proxy Statement on Schedule 14A for its 2020 annual meeting of stockholders, to be filed with the Securities and Exchange Commission not later than 120 days after the end of the fiscal year pursuant to Regulation 14A, are incorporated herein by reference into Part III, Items 10, 11, 12, 13 and 14.

ANNUAL REPORT ON FORM 10-K

FISCAL YEAR ENDED DECEMBER 31, 2019

SUMMIT HOTEL PROPERTIES, INC.

TABLE OF CONTENTS

		Page
CAUTIONARY STATEMENT ABOUT FORWARD-LOOKING STATEMENTS		1
PART I
Item 1.	Business	3
Item 1A.	Risk Factors	8
Item 1B.	Unresolved Staff Comments	29
Item 2.	Properties	30
Item 3.	Legal Proceedings	33
Item 4.	Mine Safety Disclosures	33
PART II
Item 5.	Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities	34
Item 6.	Selected Financial Data	35
Item 7.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	36
Item 7A.	Quantitative and Qualitative Disclosures about Market Risk	49
Item 8.	Financial Statements and Supplementary Data	50
Item 9.	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	50
Item 9A.	Controls and Procedures	51
Item 9B.	Other Information	51
PART III
Item 10.	Directors, Executive Officers and Corporate Governance	52
Item 11.	Executive Compensation	52
Item 12.	Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters	52
Item 13.	Certain Relationships and Related Transactions, and Director Independence	52
Item 14.	Principal Accountant Fees and Services	52
PART IV
Item 15.	Exhibits and Financial Statement Schedules	53
INDEX TO FINANCIAL STATEMENTS AND SCHEDULES		F-1

CAUTIONARY STATEMENT ABOUT FORWARD-LOOKING STATEMENTS

This report contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “may,” “could,” “expect,” “intend,” “plan,” “seek,” “anticipate,” “believe,” “estimate,” “predict,” “forecast,” “project,” “potential,” “continue,” “likely,” “will,” “would” or similar expressions. Forward-looking statements in this report include, among others, statements about our business strategy, including acquisition and development strategies, industry trends, estimated revenues and expenses, ability to realize deferred tax assets and expected liquidity needs and sources (including capital expenditures and the ability to obtain financing or raise capital). You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors that are, in some cases, beyond our control and which could materially affect actual results, performances or achievements. Factors that may cause actual results to differ materially from current expectations include, but are not limited to:

• financing risks, including the risk of leverage and the corresponding risk of default on our existing indebtedness and potential inability to refinance or extend the maturities of our existing indebtedness;

• default by borrowers to which we lend or provide seller financing;

• global, national, regional and local economic and geopolitical conditions;

• levels of spending for business and leisure travel, as well as consumer confidence;

• supply and demand factors in our markets or sub-markets;

• the effect of alternative accommodations on our business;

• adverse changes in, occupancy, average daily rate (“ADR”) and revenue per available room (“RevPAR”) and other hotel operating metrics;

• hostilities, including future terrorist attacks, or fear of hostilities that affect travel;

• financial condition of, and our relationships with, third-party property managers and franchisors;

• the degree and nature of our competition;

• increased interest rates;

• increased operating costs, including but not limited to labor costs;

• increased renovation costs, which may cause actual renovation costs to exceed our current estimates;

• changes in zoning laws;

• increases in real property taxes that are significantly higher than our expectations;

• risks associated with hotel acquisitions, including the ability to ramp up and stabilize newly acquired hotels with limited or no operating history or that require substantial amounts of capital improvements for us to earn economic returns consistent with our expectations at the time of acquisition;

• risks associated with dispositions of hotel properties, including our ability to successfully complete the sale of hotel properties under contract to be sold, including the risk that the purchaser may not have access to the capital needed to complete the purchase;

• the nature of our structure and transactions such that our federal and state taxes are complex and there is risk of successful challenges to our tax positions by the Internal Revenue Service (“IRS”) or other federal and state taxing authorities;

• the recognition of taxable gains from the sale of hotel properties as a result of the inability to complete certain like-kind exchanges in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended (the “IRC”);

• availability of and our ability to retain qualified personnel;

• our failure to maintain our qualification as a real estate investment trust (“REIT”) under the IRC;

• changes in our business or investment strategy;

• availability, terms and deployment of capital;

• general volatility of the capital markets and the market price of our common stock;

• environmental uncertainties and risks related to natural disasters;

• the effect of infectious disease outbreaks, such as the Coronavirus;

• our ability to recover fully under third party indemnities or our existing insurance policies for insurable losses and our ability to maintain adequate or full replacement cost "all-risk" property insurance policies on our properties on commercially reasonable terms;

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• the effect of a data breach or significant disruption of hotel operator information technology networks as a result of cyber-attacks that are greater than insurance coverages or indemnities from service providers;

• the effect on our interest rates if LIBOR is replaced with a new benchmark or performs differently than in the past;

• our ability to effectively manage our joint venture with our joint venture partner;

• current and future changes to the IRC; and

• the other factors discussed under the heading “Risk Factors” in this report.

Accordingly, there is no assurance that our expectations will be realized. Except as otherwise required by the federal securities laws, we disclaim any obligation or undertaking to publicly release any updates or revisions to any forward-looking statement contained herein (or elsewhere) to reflect any change in our expectations with regard thereto or any change in events, conditions or circumstances on which any such statement is based.

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PART I

Item 1.        Business.

Unless the context otherwise requires, all references to “we”, “us,” “our,” or the “Company” refer to Summit Hotel Properties, Inc. and its consolidated subsidiaries.

Overview

Summit Hotel Properties, Inc. is a self-managed hotel investment company that was organized in June 2010 and completed its initial public offering in February 2011. We focus on owning primarily premium-branded, select-service hotels. At December 31, 2019, our portfolio consisted of 72 hotels with a total of 11,288 guestrooms located in 23 states. We own our hotels in fee simple, except for four hotels which are subject to ground leases. As of December 31, 2019, we own 100% of the outstanding equity interests in 67 of 72 of our hotels. We own a 51% controlling interest in five hotels acquired in 2019 through a joint venture.

As of December 31, 2019, 92% of our guestrooms were located in the top 50 metropolitan statistical areas (“MSAs”), 97% were located within the top 100 MSAs and all of our hotel guestrooms operated under premium franchise brands owned by Marriott® International, Inc. (“Marriott”), Hilton® Worldwide (“Hilton”), Hyatt® Hotels Corporation (“Hyatt”) and InterContinental® Hotels Group (“IHG”). Our hotels are typically located in markets with multiple demand generators such as corporate offices and headquarters, retail centers, airports, state capitols, convention centers, universities, and leisure attractions.

Substantially all of our assets are held by, and all of our operations are conducted through, our operating partnership, Summit Hotel OP, LP (the “Operating Partnership”). Through a wholly-owned subsidiary, we are the sole general partner of the Operating Partnership. At December 31, 2019, we owned, directly and indirectly, approximately 99.8% of the Operating Partnership’s issued and outstanding common units of limited partnership interest (“Common Units”), and all of the Operating Partnership’s issued and outstanding Series D and Series E preferred units of limited partnership interest (“Preferred Units”). Pursuant to the Operating Partnership’s partnership agreement, we have full, exclusive and complete responsibility and discretion in the management and control of the Operating Partnership, including the ability to cause the Operating Partnership to enter into certain major transactions including acquisitions, dispositions and refinancings, to make distributions to partners and to cause changes in the Operating Partnership’s business activities.

We have elected to be taxed as a REIT for federal income tax purposes commencing with our short taxable year ended December 31, 2011.  To qualify as a REIT, we cannot operate or manage our hotels.  Accordingly, all of our hotels are leased to our taxable REIT subsidiaries ("TRS lessees").  All of our hotels are operated pursuant to hotel management agreements between our TRS lessees and professional third-party hotel management companies that are not affiliated with us.  We have one reportable segment as defined by generally accepted accounting principles (“GAAP”). See "Item 8. – Financial Statements and Supplementary Data – Note 2 – Basis of Presentation and Significant Accounting Policies" to our Consolidated Financial Statements.

Our corporate offices are located at 13215 Bee Cave Parkway, Suite B-300, Austin, TX 78738.  Our telephone number is (512) 538-2300.  Our website is www.shpreit.com.  The information contained on, or accessible through, our website is not incorporated by reference into this report and should not be considered a part of this report.

Business Strategy

Our portfolio consists of premium-branded hotels in favorable locations with efficient operating models. Our approach to creating value includes the following:

• Prudently allocating capital which includes, among other things, targeted capital investment and strategic transactions;

• Evolving our portfolio by selling assets with lower operating margins, RevPAR growth opportunities or risk-adjusted return profiles and purchasing assets with higher operating margins, RevPAR growth opportunities or risk-adjusted return profiles; and

• Intensive asset management.

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The key elements of our strategy that we believe will allow us to create long-term value include the following:

Focus on Premium-Branded Hotels with Efficient Operating Models. We focus on hotels with efficient operating models that are primarily in the Upscale segment of the lodging industry, as defined by Smith Travel Research ("STR"). We believe that our focus on this segment provides us the opportunity to achieve strong, risk-adjusted returns across multiple lodging cycles for several reasons, including:

• RevPAR Growth.  We believe that our hotels will continue to experience long-term demand growth based on the characteristics of our portfolio and current industry fundamentals and trends in the Upscale segment.

• Stable Cash Flow Potential.  Our hotels are generally operated with fewer employees than full-service hotels that offer more amenities including more extensive food and beverage options, which we believe enables us to generate higher operating margins and cash flows with less volatility.             

• Broad Customer Base.  Our target brands deliver consistently high-quality hotel accommodations with value-oriented pricing that we believe appeals to a wide range of customers, including both business and leisure travelers. We believe that our hotels are particularly popular with frequent business travelers who seek to stay in hotels operating under Marriott, Hilton, Hyatt, or IHG brands, which offer strong loyalty rewards programs.

• Enhanced Diversification and Lower Capital Requirements.  Premium-branded hotels with efficient operating models generally require less capital to acquire, build, or maintain on an absolute and a per-key basis, than hotels in the Upper-Upscale and Luxury segments of the industry. As a result, we can diversify our investment capital into ownership of a larger number of hotels than we could in more expensive segments.

Capitalize on Investments in Our Hotels.  We strongly believe in investing in our properties to enable them to be performance leaders in their respective markets.  Over the past three years, we have invested $163.1 million in capital improvements to our hotels. We believe these investments produce attractive returns, and we intend to continue to invest capital to upgrade our hotels with strategic renovations and brand-required hotel property improvement plans.

External Growth Through Acquisitions.  We intend to continue to grow through acquisitions of existing hotels either through wholly owned or joint venture opportunities using a disciplined approach, while maintaining a prudent capital structure. We generally target premium-branded hotels with efficient operating models that meet one or more of the following acquisition criteria:

• potential for strong risk-adjusted returns and are located in the top 50 MSAs and other select markets;

• can operate under leading franchise brands, which may include but are not limited to brands owned by Marriott, Hilton, Hyatt, and IHG;

• located in close proximity to multiple demand generators, such as corporate offices and headquarters, retail centers, airports, state capitols, convention centers, universities, and leisure attractions, with a diverse source of potential guests, including corporate, government and leisure travelers;

• located in markets with barriers to entry due to lengthy or challenging real estate entitlement processes or other factors;

• can be acquired at a discount to replacement cost; and

• provide an opportunity to add value through operating efficiencies, repositioning, renovating or rebranding.

Strategic Hotel Sales.  We strive to maximize our return on invested capital and we periodically review our hotels to determine if any significant changes to markets or our hotels have occurred or are anticipated to occur that would warrant the sale of a hotel or hotels.  We intend to continue to pursue a disciplined capital allocation strategy designed to maximize the value of our investments by selectively selling hotel properties that we believe are no longer consistent with our investment strategy or whose returns on invested capital appear to have been maximized. To the extent that we sell hotel properties, we may redeploy the capital into acquisition and capital investment opportunities that we believe have the potential to generate better risk-adjusted returns or repay outstanding indebtedness. We expect to generate these improvements with our proactive asset management approach and by investing in our hotels to enhance their quality and attractiveness, increase their long-term value and generate more favorable returns on our invested capital. Alternatively, we may redeploy our capital into the purchase of assets with a higher potential long-term return.

Selectively Develop Hotels.  We endeavor to identify attractive opportunities to selectively partner with experienced hotel developers to acquire, upon completion, newly constructed hotels that meet our acquisition criteria.  We will consider unique opportunities to develop hotels utilizing our own capital if and when circumstances warrant.

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Selective Mezzanine Lending. We seek to identify select opportunities to provide mezzanine lending to developers, where we also have the opportunity to acquire the hotel at or after the completion of the development project.

Our Financing Strategy

We rely on cash generated through operations, working capital, borrowings under our $600 million senior unsecured credit and term loan facility (the "2018 Unsecured Credit Facility"), term debt, repayment of notes receivable, proceeds from the issuance of securities, the strategic sale of hotels, contributions from joint venture partners, and the release of restricted cash upon satisfaction of the usage requirements to finance our business.  While the ratio will vary from time to time, we generally intend to limit our ratio of net debt to Adjusted EBITDAre, which amount may be adjusted for non-cash and non-recurring items, to no more than 6.5x.  At December 31, 2019, our ratio of net debt to Adjusted EBITDAre was 5.3x. For purposes of calculating this ratio, we exclude preferred stock from indebtedness. 

In July 2019, the Company entered into a joint venture with GIC, Singapore’s sovereign wealth fund, to acquire assets that align with the Company’s current investment strategy and criteria. The Company serves as general partner and asset manager of the joint venture and intends to invest 51% of the equity capitalization of the limited partnership, with GIC investing the remaining 49%. The joint venture intends to finance assets with an anticipated 50% overall leverage target. The Company earns fees for providing services to the joint venture and will have the potential to earn incentive fees based on the joint venture achieving certain return thresholds. As of December 31, 2019, the joint venture owns the five hotel properties acquired in 2019.

During 2019, we financed our long-term growth with borrowings under our 2018 Unsecured Credit Facility, term loans, contributions from joint venture partners, and proceeds from the strategic sale of hotels. Our debt includes, and may include in the future, debt secured by stock pledges, mortgage debt secured by hotels and unsecured debt.  As of December 31, 2019, we had $1,022.7 million in outstanding indebtedness, including $140.0 million under the Joint Venture Credit Facility (as defined in "Note 6 - Debt - Joint Venture Credit Facility" of our Consolidated Financial Statements).

When purchasing hotel properties, the Operating Partnership may issue Common Units or Preferred Units as full or partial consideration to sellers who may be interested in taking advantage of the opportunity to defer taxable gains on the sale of a property or participate in the potential appreciation in the value of our common stock.

Competition

We face competition for investments in hotel properties from institutional pension funds, private equity investors, REITs, hotel companies and others who are engaged in hotel acquisitions and investments. Some of these entities have substantially greater financial and operational resources than we have. This competition may increase the bargaining power of property owners seeking to sell, reduce the number of suitable investment opportunities available to us and increase the cost of acquiring targeted hotel properties.

The lodging industry is highly competitive. Our hotels compete with other hotels and alternative accommodations for guests in their respective markets based on a number of factors, including location, convenience, brand affiliation, quality of the physical condition of the hotel, guestroom rates, range of services and guest amenities or accommodations offered and quality of customer service. Competition is often specific to the individual markets in which our hotels are located and includes competition from existing and new hotels. Competition could adversely affect our occupancy rates, our ADR and our RevPAR, and may require us to provide additional amenities or make capital improvements that we otherwise would not have to make, which may reduce our profitability.

Seasonality

Certain segments of the hotel industry are seasonal in nature.  Leisure travelers tend to travel more during the summer.  Business travelers occupy hotels relatively consistently throughout the year, but decreases in business travel occur during summer and the winter holidays.  The hotel industry is also seasonal based upon geography.  Hotels in the southern U.S. tend to have higher occupancy rates during the winter months.  Hotels in the northern U.S. tend to have higher occupancy rates during the summer months.

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Regulation

Our properties are subject to various covenants, laws, ordinances and regulations, including regulations relating to accessibility, fire and safety requirements. We believe each of our hotels has the necessary permits and approvals to operate its business.

Americans with Disabilities Act of 1990 (“ADA”)

Our properties must comply with Title III of the ADA to the extent that they are “public accommodations” as defined by the ADA. Under the ADA, all public accommodations must meet federal requirements related to access and use by disabled persons. The ADA may require removal of structural barriers to access by persons with disabilities in certain public areas of our properties where removal is readily achievable. Although we believe the properties in our portfolio substantially comply with present requirements of the ADA, a determination to the contrary could require removal of access barriers and non-compliance could result in litigation costs, costs to remediate deficiencies, U.S. government fines or in damages to private litigants. The obligation to make readily achievable accommodations is an ongoing one, and we will continue to assess our properties and to make alterations as appropriate in this respect.

Environmental, Health and Safety Matters

Our hotels and undeveloped land parcels are subject to various federal, state and local environmental laws that impose liability for contamination. Under these laws, governmental entities have the authority to require us, as the current owner of the property, to perform or pay for the cleanup of contamination (including hazardous substances, waste, or petroleum products) at, on, under or emanating from the property and to pay for natural resource damages arising from contamination.  These laws often impose liability without regard to whether the owner or operator or other responsible party knew of, or caused the contamination, and the liability may be joint and several.  Because these laws also impose liability on persons who owned a property at the time it became contaminated, we could incur cleanup costs or other environmental liabilities even after we sell properties. Contamination at, on, under or emanating from our properties also may expose us to liability to private parties for costs of remediation, personal injury and death or property damage.  In addition, environmental liens may be created on contaminated sites in favor of the government for damages and costs it incurs to address contamination.  If contamination is discovered on our properties, environmental laws also may impose restrictions on the manner in which our property may be used or our businesses may be operated, and these restrictions may require substantial expenditures. Moreover, environmental contamination can affect the value of a property and therefore, an owner’s ability to borrow funds using the property as collateral or to sell the property on favorable terms or at all. Furthermore, persons who sent waste to a waste disposal facility, such as a landfill or an incinerator, may be liable for costs associated with cleanup of that facility.

Some of our properties may have contained historical uses which involved the use or storage of hazardous chemicals and petroleum products (for example, storage tanks, gas stations and dry cleaning operations) which if released, could have affected our properties. In addition, some of our properties may be near or adjacent to other properties that have contained or currently contain storage tanks containing petroleum products or conducted or currently conduct operations which use other hazardous or toxic substances. Releases from these adjacent or surrounding properties could affect our properties and we may be liable for any associated cleanup.

Independent environmental consultants conducted Phase I environmental site assessments on all of our properties prior to acquisition and we intend to conduct Phase I environmental site assessments on properties we acquire in the future. Phase I site assessments are intended to discover and evaluate information regarding the environmental condition of the surveyed properties and surrounding properties. These assessments do not generally include soil sampling, subsurface investigations or comprehensive asbestos surveys. In some cases, the Phase I environmental site assessments were conducted by another entity such as a lender, and we may not have the authority to rely on such reports. None of the Phase I environmental site assessments of the hotel properties in our portfolio revealed any past or present environmental condition that we believe could have a material adverse effect on our business, financial position or results of operations. In addition, the Phase I environmental site assessments may also have failed to reveal all environmental conditions, liabilities or compliance concerns. The Phase I environmental site assessments were completed at various times and material environmental conditions, liabilities or compliance concerns may have arisen after the review was completed or may arise in the future; and future laws, ordinances or regulations may impose material additional environmental liability.

In addition, our hotels (including our real property, operations and equipment) are subject to various federal, state and local environmental, health and safety regulatory requirements that address a wide variety of issues, including, but not limited to the existence of mold and other airborne contaminants above regulatory thresholds, the registration, maintenance and operation of our boilers and storage tanks, the supply of potable water to our guests, air emissions from emergency generators,

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storm water and wastewater discharges, protection of natural resources, asbestos, lead-based paint, and waste management. Some of our hotels also routinely handle and use hazardous or regulated substances and wastes as part of their operations (for example, swimming pool chemicals or biological waste). Our hotels incur costs to comply with these environmental, health and safety laws and regulations and if these regulatory requirements are not met or unforeseen events result in the discharge of dangerous or toxic substances at our hotels, we could be subject to fines and penalties for non-compliance with applicable laws and material liability from third parties for harm to the environment, damage to real property or personal injury or death. We are aware of no past or present environmental liability for non-compliance with environmental, health and safety laws and regulations that we believe would have a material adverse effect on our business, financial position or results of operations.

Tax Status

REIT Election

We have elected to be taxed as a REIT for federal income tax purposes. Our qualification as a REIT depends upon our ability to meet, on a continuing basis, through actual investment and operating results, various complex requirements under the IRC relating to, among other things, the sources of our gross income, the composition and values of our assets, the timing and amount of our dividend distributions and the diversity of ownership of our stock. We believe that we have been organized and have operated in conformity with the requirements for qualification as a REIT under the IRC and that our current and intended manner of operation will enable us to continue to meet the requirements for qualification and taxation as a REIT for federal income tax purposes.

For the income from our hotel operations to constitute “rents from real property” for purposes of the gross income tests required for REIT qualification, we cannot directly operate any of our hotel properties.  Accordingly, all of our hotels are leased to our TRS lessees. Summit Hotel TRS, Inc. is a “taxable REIT subsidiary,” which is a corporate subsidiary of a REIT that jointly elects with the REIT to be treated as a TRS and pays federal income tax at regular corporate rates on its taxable income. In addition, for the hotels owned in our joint venture, we have separate taxable REIT subsidiaries (collectively with Summit Hotel TRS, Inc., our "TRSs"). We will lease newly acquired hotels to our existing TRSs or additional TRSs in the future.  Our TRS lessees pay rent to us that will qualify as “rents from real property,” provided that the TRS lessees engage “eligible independent contractors” to manage our hotels.  All of our hotels are operated pursuant to hotel management agreements with professional third-party hotel management companies.  We believe each of the third-party managers qualifies as an “eligible independent contractor” under the IRC.

As a REIT, we generally will not be subject to federal income tax on our REIT taxable income that we distribute as dividends to our stockholders.  Under the IRC, REITs are subject to numerous organizational and operational requirements, including a requirement that they distribute each year at least 90% of their taxable income, determined without regard to the deduction for dividends paid and excluding any net capital gains, which does not necessarily equal net income as calculated in accordance with GAAP.  If we fail to qualify for taxation as a REIT in any taxable year and do not qualify for certain statutory relief provisions, our income for that year will be taxed at regular corporate rates, and we will be unable to re-elect REIT status until the fifth calendar year after the year in which we failed to qualify as a REIT, unless we satisfy certain relief provisions.  Even if we qualify as a REIT for federal income tax purposes, we may still be subject to state and local taxes on our income and assets and to federal income and excise taxes on our undistributed income.  Additionally, any income earned by our TRSs will be fully subject to federal, state and local corporate income tax.

Employees

As of February 18, 2020, we employ 59 full-time employees. The staff at our hotels are employed by our professional third-party hotel managers.

Available Information

Our Internet website is located at www.shpreit.com. Copies of the charters of the committees of our board of directors, our code of business conduct and ethics and our corporate governance guidelines are available on our website. We will provide timely disclosures of amendments and waivers to the aforementioned documents, if any, via website posting. All reports that we have filed with the Securities and Exchange Commission (“SEC”) including this Annual Report on Form 10-K, our quarterly reports on Form 10-Q and our current reports on Form 8-K, can be obtained free of charge from the SEC’s website at www.sec.gov or through our website. The information contained on, or accessible through the SEC’s website or our website is not incorporated by reference into this report and should not be considered a part of this report.

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Item 1A.    Risk Factors.

The following risk factors address the material risks concerning our business. If any of the risks discussed in this report were to occur, our business, prospects, financial condition, results of operation and our ability to service our debt and make distributions to our stockholders could be materially and adversely affected and the market price per share of our stock could decline significantly. Some statements in this report, including statements in the following risk factors, constitute forward-looking statements. Please refer to the section entitled “Cautionary Statement About Forward-Looking Statements.” The discussion of the potential effect of the following risk factors on our financial results relates to our consolidated financial position, consolidated results of operations and cash flows.

Risks Related to Our Business

Our business strategy, future results of operations and growth prospects are dependent on achieving revenue and net income growth from anticipated increases in demand for hotel guestrooms and general economic conditions.

Our business strategy includes achieving continued revenue and cash flow growth from anticipated improvement in demand for hotel guestrooms driven by long-term economic growth. We, however, cannot provide any assurances that demand for hotel guestrooms will increase from current levels or continue to exceed the growth of new supply, or the time or extent of any demand growth that we do experience. If demand does not continue to increase as the economy grows, or if there is a slowdown in the general economy resulting in weakening demand, our operating results and growth prospects could be adversely affected. As a result, any slowdown in economic growth or an economic downturn could adversely affect our future results of operations and our growth prospects.

Our expenses may not decrease if our revenue decreases.

Many of the expenses associated with owning and operating hotels, such as debt service payments, property taxes, insurance, utilities, and certain employee compensation costs are relatively fixed. They do not necessarily decrease directly with a reduction in revenue at the hotels and may be subject to increases that are not related to the performance of our hotels or the increase in the rate of inflation. Also, as of December 31, 2019, four of our hotels are subject to third-party ground leases which generally require periodic increases in rent payments. Our ability to pay these rents could be adversely affected if our hotel revenues do not increase at the same or a greater rate than the increases in rental payments under the ground leases.

Additionally, certain costs, such as wages, benefits and insurance, may exceed the rate of inflation in any given period. In the event of a significant decrease in demand, our hotel managers may not be able to reduce the size of hotel work forces in order to decrease compensation costs. Our managers also may be unable to offset any fixed or increased expenses with higher room rates. Any of our efforts to reduce operating costs also could adversely affect the future growth of our business and the value of our hotel properties.

We may be unable to complete acquisitions that would grow our business.

Our growth strategy includes the disciplined acquisition of hotels as opportunities arise. Our ability to acquire hotels on satisfactory terms or at all is subject to the following significant risks:

• we may be unable to acquire, or may be forced to acquire at significantly higher prices, desired hotels because of competition from other real estate investors, including other real estate operating companies, REITs and investment funds;

• we may be unable to obtain the necessary debt or equity financing to consummate an acquisition or, if obtainable, financing may not be on satisfactory terms; and

• agreements for the acquisition of hotels are typically subject to customary conditions to closing, including satisfactory completion of due diligence investigations and the receipt of franchisor and lender consents, and we may spend significant time and incur significant transaction costs on potential acquisitions that we do not consummate.

Our inability to complete hotel acquisitions on favorable terms or at all, could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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The sale of certain hotel properties could result in significant tax liabilities unless we are able to defer the taxable gain through like-kind exchanges under Section 1031 of the IRC ("1031 Exchanges").

From time to time, we structure asset sales for possible inclusion in like-kind exchanges within the meaning of Section 1031 of the IRC. The ability to complete a like-kind exchange depends on many factors, including, among others, identifying and acquiring suitable replacement property within limited time periods, and the ownership structure of the properties being sold and acquired.  Therefore, we are not always able to sell an asset as part of a like-kind exchange. When successful, a like-kind exchange enables us to defer the taxable gain on the asset sold. Our inability to defer the taxable gain resulting from the sales of certain hotel properties, could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We may fail to successfully integrate acquired hotels or achieve expected operating performance.

Our ability to successfully integrate newly acquired hotels or achieve expected operating performance is subject to the following risks:

• we may not possess the same level of familiarity with the dynamics and market conditions of any new markets that we may enter, which could result in us paying too much for hotels in new markets or not have the hotels achieve their maximum potential;

• market conditions may result in lower than expected occupancy and guestroom rates;

• we may acquire hotels without any recourse, or with only limited recourse, for liabilities, whether known or unknown, such as cleanup of environmental contamination, claims by tenants, vendors or other persons against the former owners of the hotels and claims for indemnification by general partners, directors, officers and others indemnified by the former owners of the hotels;

• we may need to spend more than anticipated amounts to make necessary improvements or renovations to our newly acquired hotels; and

• we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios of hotels, into our existing operations.

The inability of our acquired hotels to meet our operating performance expectations could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We may assume liabilities in connection with the acquisition of hotel properties, including unknown liabilities.

We may assume existing liabilities in connection with the acquisition of hotel properties, some of which may be unknown or unquantifiable on the acquisition date.  Unknown liabilities might include liabilities for cleanup or remediation of undisclosed environmental conditions, claims of hotel guests, vendors or other persons dealing with the seller of a particular hotel property, tax liabilities, employment-related issues and accrued but unpaid liabilities whether incurred in the ordinary course of business or otherwise.  If the magnitude of such unknown liabilities is high, they could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We may not be able to cause our hotel management companies to operate any of our hotels in a manner that is satisfactory to us, and termination of our hotel management agreements may be costly and disruptive.

To qualify as a REIT, we cannot operate or manage our hotels.  Accordingly, all of our hotels are leased to TRS lessees of our TRSs.  All of our hotels are operated pursuant to hotel management agreements with independent hotel management companies, each of which must qualify as an “eligible independent contractor” to operate our hotels. As a result, our financial position, results of operations and our ability to service debt and make distributions to stockholders are dependent on the ability of our hotel management companies to operate our hotels successfully. Any failure of our hotel management companies to provide quality services and amenities or maintain a quality brand name and reputation could have a negative effect on their ability to operate our hotels and could have a material adverse effect on our financial position, results of operations and cash flows.

Even if we believe a hotel is being operated inefficiently or in a manner that does not result in satisfactory operating results, we will have limited ability to require the hotel management company to change its method of operation. We generally attempt to resolve issues with our hotel management companies through discussions and negotiations, but otherwise will only be able to seek redress if a hotel management company violates the terms of the applicable hotel management agreement, and then only to the extent of the remedies provided for under the terms of the hotel management agreement. If we replace the hotel

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management company of any of our hotels, we may be required to pay a substantial termination fee and we may experience significant disruptions at the affected hotel.

Furthermore, we have certain indemnifications from our property managers that generally protect us from financial losses due to the gross negligence or willful misconduct of our property managers. However, the indemnifications may be insufficient or the property manager may not have the financial wherewithal to support their indemnification obligation to us. As such, the indemnification may not provide us with sufficient protection against third-party claims resulting from the gross negligence or willful misconduct of our property managers in the operation of our hotels.

Our hotel managers or their affiliates manage, and in some cases own, have invested in, or provided credit support or operating guarantees to hotels that compete with our hotels, all of which may result in conflicts of interest. As a result, our hotel managers may in the future make decisions regarding competing lodging facilities that are not or would not be in our best interest.

Certain of our hotels are managed by affiliates of the franchisors for such hotels.  In these situations, the management agreement and the franchise agreement are typically combined into one document.  Thus, the termination of the management agreement due to poor performance or breach of the management agreement by the management company could also terminate our franchise license.  Thus, we may have very limited options to remedy poor hotel management performance if we desire to retain the franchise license.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

The management of a large number of hotels in our portfolio is currently concentrated with one hotel management company.

As of December 31, 2019, Aimbridge Hospitality (“Aimbridge”) or its affiliates managed 30 of our 72 hotels.  Thus, a substantial portion of our revenues is generated by hotels managed by Aimbridge, which acquired one of our other property managers, Interstate Hotels and Resorts, Inc., in 2019.  This significant concentration of operational risk in one hotel management company makes us more vulnerable economically than if our hotel management was more evenly diversified among several hotel management companies. Any adverse developments in Aimbridge's business, financial strength or ability to operate our hotels efficiently and effectively could have a material adverse effect on our results of operations. We cannot provide assurance that Aimbridge will satisfy its obligations to us or effectively and efficiently operate our hotel properties. The failure or inability of Aimbridge to satisfy its obligations to us or effectively and efficiently operate our hotel properties could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

Restrictive covenants and other provisions in hotel management and franchise agreements could preclude us from taking actions with respect to the sale, refinancing or rebranding of a hotel that would otherwise be in our best interest.

Our hotel management agreements and franchise agreements generally contain restrictive covenants and other provisions that do not provide us with flexibility to sell, refinance or rebrand a hotel without the consent of the manager or franchisor. For example, the terms of some of these agreements may restrict our ability to sell a hotel unless the purchaser is not a competitor of the hotel management company or franchisor, assumes the related agreement and meets specified other conditions. In addition, our franchise agreements restrict our ability to rebrand particular hotels without the consent of the franchisor, which could result in significant operational disruptions and litigation if we do not obtain the consent. We could be forced to pay consent or termination fees to hotel managers or franchisors under these agreements as a condition to changing management or franchise brands of our hotels, and these fees could deter us from taking actions that would otherwise be in our best interest or could cause us to incur substantial expense.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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We are required to expend funds to maintain franchisor operating standards and we may experience a loss of a franchise license or a decline in the value of a franchise brand.

Our hotels operate under franchise agreements, and the maintenance of franchise licenses for our hotels is subject to our franchisors’ operating standards and other terms and conditions. We expect that franchisors will periodically inspect our hotels to ensure that we, our TRSs and our hotel management companies maintain our franchisors’ standards. Failure by us, our TRSs or our hotel management companies to maintain these standards or other terms and conditions could result in a franchise license being terminated. If a franchise license terminates due to our failure to make required improvements or to otherwise comply with its terms, we could also be liable to the franchisor for a termination payment, which varies by franchisor and by hotel. As a condition of our continued holding of a franchise license, a franchisor could also require us to make capital improvements to our hotels, even if we do not believe the improvements are necessary or desirable or would result in an acceptable return on our investment.

The loss of a franchise license could materially and adversely affect the operations or the underlying value of the hotel because of the loss of associated name recognition, marketing support and centralized reservation systems provided by the franchisor. Because our hotels are concentrated with a limited number of franchise brands, a loss of all of the licenses for a particular franchise could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

Negative publicity related to one of the franchise brands or the general decline of a brand also may adversely affect the underlying value of our hotels or result in a reduction in business.

We rely on external sources of capital to fund future capital needs, and if we encounter difficulty in obtaining such capital, we may not be able to make future acquisitions necessary to grow our business or meet maturing obligations.

To qualify as a REIT under the IRC, we are required, among other things, to distribute each year to our stockholders at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding any net capital gain. Because of this distribution requirement, we may not be able to fund, from cash retained from operations, all of our future capital needs, including capital needed to make investments and to satisfy or refinance maturing obligations.

We expect to continue to rely on external sources of capital, including debt and equity financing, and contributions from joint venture partners related to joint venture activities, to fund future capital needs. Part of our strategy involves the use of additional debt financing to supplement our equity capital which may include our unsecured credit and term loan facilities, mortgage financing and other unsecured financing. Our ability to effectively implement and accomplish our business strategy will be affected by our ability to obtain and use additional leverage in sufficient amounts and on favorable terms. However, the capital environment is often characterized by extended periods of limited availability of both debt and equity financing, increasing financing costs, stringent credit terms and significant volatility. We may not be able to secure first mortgage financing or increase the availability under, extend the maturity of or refinance our unsecured credit and term loan facility.  If we are unable to obtain needed capital on satisfactory terms or at all, we may not be able to make the investments needed to expand our business, or to meet our obligations and commitments as they mature. Our access to capital will depend upon a number of factors over which we have little or no control, including general market conditions, the market’s perception of our current and potential future earnings and cash distributions and the market price of the shares of our common stock. We may not be in a position to take advantage of attractive investment opportunities for growth if we are unable to access the capital markets on a timely basis or on favorable terms.

We have a significant amount of debt, and our organizational documents have no limitation on the amount of additional indebtedness that we may incur in the future.

We have a significant amount of debt.  In the future, we may incur additional indebtedness to finance future hotel acquisitions, capital improvements and development activities and other general corporate purposes. In addition, there are no restrictions in our charter or bylaws that limit the amount or percentage of indebtedness that we may incur or restrict the form in which our indebtedness will be incurred (including recourse or non-recourse debt or cross-collateralized debt).

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A substantial level of indebtedness could have adverse consequences for our business, results of operations and financial position because it could, among other things:

• require us to dedicate a substantial portion of our cash flow from operations to make principal and interest payments on our indebtedness, thereby reducing our cash flow available to fund working capital, capital expenditures and other general corporate purposes, including to pay dividends on our common stock and our preferred stock as currently contemplated or necessary to satisfy the requirements for qualification as a REIT;

• increase our vulnerability to general adverse economic and industry conditions and limit our flexibility in planning for, or reacting to, changes in our business and our industry;

• limit our ability to borrow additional funds or refinance indebtedness on favorable terms or at all to expand our business or ease liquidity constraints; and

• place us at a competitive disadvantage relative to competitors that have less indebtedness.

Generally, our mortgage debt carries maturity dates or call dates such that the loans become due prior to their full amortization.  It may be difficult to refinance or extend the maturity of such loans on terms acceptable to us, or at all, and we may not have sufficient borrowing capacity on our 2018 Unsecured Credit Facility to repay any amounts that we are unable to refinance.  Although we believe that we will be able to refinance or extend the maturity of these loans, or will have the capacity to repay them, if necessary, using draws under our 2018 Unsecured Credit Facility, there can be no assurance that our 2018 Unsecured Credit Facility will be available to repay such maturing debt, as draws under our 2018 Unsecured Credit Facility are subject to limitations based upon our unencumbered assets and certain financial covenants.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

The agreements governing our indebtedness place restrictions on us and our subsidiaries, reducing operational flexibility and creating default risks.

The agreements governing our indebtedness contain covenants that place restrictions on us and our subsidiaries. These covenants may restrict, among other activities, our and our subsidiaries’ ability to:

• merge, consolidate or transfer all or substantially all of our or our subsidiaries’ assets;

•sell, transfer, pledge or encumber our stock or the ownership interests of our subsidiaries;

• incur additional debt or place mortgages on our unencumbered hotels;

•enter into, terminate or modify leases for our hotels and hotel management and franchise agreements;

•make certain expenditures, including capital expenditures;

• pay dividends on or repurchase our capital stock; and

•enter into certain transactions with affiliates.

These covenants could impair our ability to grow our business, take advantage of attractive business opportunities or successfully compete. Our ability to comply with financial and other covenants may be affected by events beyond our control, including prevailing economic, financial and industry conditions. A breach of any of these covenants or covenants under any other agreements governing our indebtedness could result in an event of default. Cross-default provisions in our debt agreements could cause an event of default under one debt agreement to trigger an event of default under our other debt agreements. Upon the occurrence of an event of default under any of our debt agreements, the lenders could exercise their remedies available under the terms of the loan agreements, which could include accelerating outstanding debt to be immediately due and payable. If we were unable to repay or refinance the accelerated debt, the lenders could proceed against any assets pledged to secure that debt, including foreclosing on or requiring the sale of our hotels, and the proceeds from the sale of these hotels may not be sufficient to repay such debt in full.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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Mortgage debt obligations expose us to the possibility of foreclosure, which could result in the loss of our investment in any hotel subject to mortgage debt.

Except for the borrowings under our unsecured credit and term loan facilities, all of our other long-term debt existing as of December 31, 2019 is secured by mortgages on our hotel properties and related assets. Incurring mortgages and other secured debt obligations increases our risk of property losses because defaults on secured indebtedness may result in foreclosure actions initiated by lenders and ultimately our loss of the hotels securing such loans. For tax purposes, a foreclosure of any of our hotels would be treated as a sale of the hotel for a purchase price equal to the outstanding balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax basis in the hotel, we would recognize taxable income on foreclosure, but would not receive any cash proceeds, which could hinder our ability to meet the REIT distribution requirements imposed by the IRC. We may assume or incur new mortgage indebtedness on the hotels in our portfolio or hotels that we acquire in the future. Any default under any one of our mortgage debt obligations may increase the risk of our default on our other indebtedness.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

An increase in interest rates would increase our interest costs on our variable rate debt and could have broader effects on the cost of capital for real estate companies and real estate asset values.

With respect to our existing and future variable-rate debt, an increase in interest rates would increase our interest payments and reduce our cash flow available for other general corporate purposes, including funding of working capital, capital improvements to our hotels, acquisitions of additional hotels, or dividends, among other things. In addition, rising interest rates could limit our ability to refinance existing debt when it matures and increase interest costs on any debt that is refinanced. Further, an increase in interest rates could increase the cost of capital for real estate assets which, in turn, could have a negative effect on real estate asset values generally, and our hotel properties specifically.  

In addition, certain of our variable rate indebtedness uses LIBOR as a benchmark for establishing the rate of interest and may be hedged with LIBOR-based interest rate derivatives. LIBOR is the subject of recent national, international and other regulatory guidance and proposals for reform. As a result of this activity, LIBOR may be replaced with a new benchmark or perform differently than in the past. The consequences of these developments cannot be entirely predicted, but could include an increase in the cost of our variable rate indebtedness.

See “Item 7A. — Management’s Discussion and Analysis of Financial Condition and Results of Operations — Qualitative and Quantitative Effects of Market Risk.”

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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We hedge our interest rate exposure to manage our exposure to interest rate volatility, however, such arrangements may adversely affect us.

We have entered into four interest rate swaps having an aggregate notional amount of $400.0 million at December 31, 2019, to hedge against interest rate increases on certain of our outstanding variable-rate indebtedness. In the future, we may manage our exposure to interest rate volatility by using hedging arrangements, such as interest rate swaps, caps, and collars. Hedging arrangements involve the risk that the arrangement may fail to protect or adversely affect us because, among other things:

• interest rate hedging can be expensive, particularly during periods of volatile interest rates;

• available interest rate hedges may not correspond directly with the interest rate risk for which protection is sought;

• the duration of the hedge may not match the duration of the related liability;

• the credit quality of the hedging counterparty owing money on the hedge may be downgraded to such an extent that it impairs our ability to collect, sell, or assign our side of the hedging transaction; and

• the hedging counterparty owing money in the hedging transaction may default on its obligation to pay.

As a result of any of the foregoing, our hedging transactions, which are intended to limit losses and exposure to interest rate volatility, could adversely affect our financial position, results of operations, and cash flows or the market price of our stock. At December 31, 2019, our interest rate swaps were in a liability position totaling $16.2 million (see "Note 8 - Derivative Financial Instruments and Hedging").

Our success depends on key personnel whose continued service is not guaranteed.

We depend on the efforts and expertise of our management team to manage our day-to-day operations and strategic business activities.  The loss of services from any of the members of our management team, and our inability to find suitable replacements on a timely basis, could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

System security risks, data protection breaches, cyber-attacks and systems integration issues could disrupt our internal operations or services provided to guests at our hotels, and any such disruption could reduce our expected revenue, increase our expenses, damage our reputation and adversely affect our stock price.

We and our third-party managers and franchisors rely on information technology networks and systems, including the Internet, to process, transmit and store electronic and customer information. These systems require the collection and retention of large volumes of hotel guests’ personally identifiable information, including credit card numbers. We purchase some of our information technology from vendors, on whom our systems depend. We rely on commercially available systems, software, tools and monitoring to provide security for processing, transmission and storage of confidential customer information, such as personally identifiable information, including information relating to financial accounts. Although we have taken steps to protect the security of our information systems and the data maintained in those systems, it is possible that our safety and security measures will not be able to prevent the systems’ improper functioning or damage, or the improper access or disclosure of personally identifiable information such as in the event of cyber-attacks. Cyber criminals may be able to penetrate our network security, or the network security of our third-party managers and franchisors, and misappropriate or compromise our confidential information or that of our hotel guests, create system disruptions or cause the shutdown of our hotels. Computer programmers and hackers also may be able to develop and deploy viruses, worms and other malicious software programs that attack our computer systems, or the computer systems operated by our third-party managers and franchisors, or otherwise exploit any security vulnerabilities of our respective networks. In addition, sophisticated hardware and operating system software and applications that we and our third-party managers or franchisors may procure from outside companies may contain defects in design or manufacture, including “bugs” and other problems that could unexpectedly interfere with our internal operations or the operations at our hotels. The costs to eliminate or alleviate cyber or other security problems, bugs, viruses, worms, malicious software programs and security vulnerabilities could be significant, and efforts to address these problems may not be successful and could result in interruptions, delays, cessation of service and loss of existing or potential business at our hotels. Many of the information systems and networks used to operate our hotel properties are managed by our third-party property managers or franchisors and are not under our control. Any compromise of the function, security and availability of the information networks managed by our third-party property managers or franchisors could result in disruptions to operations, delayed sales or bookings, lost guest reservations, increased costs and lower margins. Any of these events could adversely affect our financial results, stock price and reputation, result in misstated financial reports and subject us to potential litigation and liability.

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Portions of our information technology infrastructure or the information technology infrastructure of our third-party managers and franchisors also may experience interruptions, delays or cessations of service or produce errors in connection with systems integration or migration work that takes place from time to time. We or our third-party managers and franchisors may not be successful in implementing new systems and transitioning data, which could cause business disruptions and be expensive, time consuming, disruptive and resource-intensive. Such disruptions could adversely impact the ability of our third-party managers and franchisors to fulfill reservations for guestrooms and other services offered at our hotels.

Although we work with our third-party property managers and franchisors to protect the security of our information systems, and the data maintained in these systems, there can be no assurance that the security measures we have taken will prevent failures, inadequacies or interruptions in system services, or that system security will not be breached through physical or electronic break-ins, computer viruses or attacks by hackers. The increased level of sophistication and volume of attacks in recent years make it more difficult to predict the effect of a future breach. In addition, we rely on the security systems of our third-party managers and franchisors to protect proprietary and customer information from these threats.

All of our third-party property managers carry cyber insurance policies to protect and offset a portion of potential costs that may be incurred from a security breach. Additionally, we currently have cyber insurance policies to provide supplemental coverage above the coverage carried by our third-party managers. Despite various precautionary steps to protect our hotels from losses resulting from cyber-attacks, any occurrence of a cyber-attack could still result in losses at our properties, which could affect our results of operations. To date, we are not currently aware of any cyber incidents that we believe to be material or that could have a material adverse effect on the business, financial condition and results of operations of the Company.

Any of these items could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

Joint venture investments could be adversely affected by a lack of sole decision-making authority with respect to such investments, disputes with joint venture partners and the financial condition of joint venture partners.

We have in the past and may in the future enter into strategic joint ventures with unaffiliated investors to acquire, develop, improve or dispose of hotels, thereby reducing the amount of capital required by us to make investments and diversifying our capital sources for growth. We may not have sole decision-making authority with respect to these investments, and as a result we may not be able to take actions which are in the best interest of our stockholders.  Further, disputes between us and our joint venture partners may result in litigation or arbitration which could increase our expenses and prevent our officers and directors from focusing their time and effort on our business and could result in subjecting the hotels owned by the applicable joint venture to additional risks.

In July 2019, the Company entered into a joint venture with GIC, Singapore’s sovereign wealth fund, to acquire assets that align with the Company’s current investment strategy and criteria. The Company serves as general partner and asset manager of the joint venture and intends to invest 51% of the equity capitalization of the limited partnership, with GIC investing the remaining 49%. Certain transactions, including, but not limited to, asset acquisitions, hotel dispositions, and venture financing, require the approval of all parties. The Company earns fees for providing services to the joint venture and will have the potential to earn incentive fees based on the joint venture achieving certain return thresholds. As of December 31, 2019, the joint venture owns the five hotel properties acquired in 2019.

If a joint venture partner becomes bankrupt or otherwise defaults on its obligations under a joint venture agreement, we and any other remaining joint venture partners would generally remain liable for the joint venture liabilities. Furthermore, if a joint venture partner becomes bankrupt or otherwise defaults on its obligations under a joint venture agreement, we may be unable to continue the joint venture other than by purchasing such joint venture partner’s interests or the underlying assets at a premium to the market price. If any of the above risks are realized, it could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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Actions by organized labor could have a material adverse effect on our business.

We believe that unions are generally becoming more aggressive about organizing workers at hotels in certain locations.  If the workers employed by the third-party hotel management companies that manage our hotels unionize in the future, potential labor activities at any affected hotel could significantly increase the administrative, labor and legal expenses of the third-party hotel management company that we have engaged to manage that hotel, which likely would adversely affect the operating results of the hotel properties. If hotels in our portfolio are unionized, this could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

The outbreak of the Coronavirus or an outbreak of other highly infectious or contagious diseases, could adversely affect the number of guests visiting our hotel properties and disrupt our operations, resulting in a material adverse effect on our business, financial condition, results of operations and cash flows.

Our business is sensitive to the willingness and ability of our customers to travel. The outbreak of the Coronavirus or an outbreak of other highly infectious or contagious diseases may result in decreases in travel to and from, and economic activity in, areas in which we operate, and may adversely affect the number of guests that visit our hotel properties. The spread of highly infectious or contagious diseases could cause severe disruptions in air and other forms of travel that reduce the number of guests visiting our hotel properties. This could disrupt our operations and if the global response to contain the Coronavirus escalates or is unsuccessful, we could experience a material adverse effect on our business, financial condition, results of operations and cash flows. Management cannot predict the extent to which disruptions in travel as a result of infectious disease outbreaks, such as the Coronavirus, could have a material adverse effect on our business, financial condition, results of operations and cash flows.

Risks Related to the Lodging Industry

Economic conditions may adversely affect the lodging industry.

The performance of the lodging industry has historically been directly correlated to the performance of the general economy and, specifically, growth in U.S. gross domestic product (“GDP”). The lodging industry is also sensitive to business and personal discretionary spending levels. Declines in corporate budgets and consumer demand due to adverse general economic conditions, risks affecting or reducing travel patterns, lower consumer confidence or adverse political conditions can lower the revenue and profitability of our assets and therefore the net operating profits of our investments. Economic weakness could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We experience a high level of competition from other hotels and alternative accommodations in the markets in which we operate.

The lodging industry is highly competitive. Our hotels compete with other hotels for guests in each market in which our hotels operate based on a number of factors, including location, convenience, brand affiliation, guestroom rates, range of services and guest amenities or accommodations offered and quality of customer service. We also compete with numerous owners and operators of vacation ownership resorts, as well as companies that offer alternative accommodations, such as Airbnb and similar organizations, which operate websites that market available furnished, privately-owned residential properties, including homes and condominiums, that can be rented on a nightly, weekly or monthly basis. Competition will often be specific to the individual markets in which our hotels are located and includes competition from existing and new hotels as well as alternative accommodations. The price transparency of the lodging industry could lead to difficulty in increasing ADR as our competitors may offer guestrooms at lower rates than we can, which could result in our competitors increasing their occupancy at our expense. Competition could adversely affect our occupancy, ADR and RevPAR, and may require us to provide additional amenities or make capital improvements that we otherwise would not have to make.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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Our operating results and ability to make distributions to our stockholders may be adversely affected by the risks inherent to the ownership of hotels and the markets in which we operate.

Hotels have different economic characteristics than many other real estate assets. A typical office property owner, for example, has long-term leases with third-party tenants, which provide a relatively stable long-term stream of revenue. By contrast, our hotels are subject to various operating risks common to the lodging industry, many of which are beyond our control, including the following:

• relatively short-duration occupancies;

• dependence on business and commercial travelers and tourism;

• over-building of hotels in our markets, which could adversely affect occupancy and revenue at the hotels we acquire;

• increases in energy costs and other expenses affecting travel, which may affect travel patterns and reduce the number of business and commercial travelers and tourists;

• increases in operating costs, including increased real estate and personal property taxes, due to inflation and other factors that may not be offset by increased guestroom rates;

• potential increases in labor costs at our hotels, including as a result of unionization of the labor force, and increasing health care insurance expense;

• changes in governmental laws and regulations, fiscal policies and zoning ordinances and the related costs of compliance with laws and regulations, fiscal policies and ordinances;

• adverse effects of international, national, regional and local economic and market conditions; and

• unforeseen events beyond our control, such as instability in the national, European or global economy, terrorist attacks, travel-related health concerns including pandemics and epidemics, travel-related environmental concerns including water contamination and air pollution, political instability, regional hostilities, increases in fuel prices, imposition of taxes or surcharges by regulatory authorities and travel-related accidents and unusual weather patterns, including natural disasters such as hurricanes.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We have significant ongoing needs to make capital expenditures at our hotels, which require us to devote funds to these purposes.

Our hotels have an ongoing need for renovations and other capital improvements, including replacements, from time to time, of furniture, fixtures and equipment. Our franchisors also require periodic capital improvements as a condition of keeping the franchise licenses. In addition, lenders and hotel management companies may require that we set aside annual amounts for capital improvements to our assets. These capital improvements and replacements may give rise to the following risks: 

• possible environmental problems;                 

• construction cost overruns and delays;

• a possible shortage of available cash to fund capital improvements and replacements and, the related possibility that financing for these capital improvements may not be available to us on affordable terms; and

• uncertainties as to market demand or a loss of market demand after capital improvements and replacements have begun.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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Hotel development is subject to timing, budgeting and other risks.

We have in the past and may in the future develop hotels or acquire hotels that are under development from time to time as suitable opportunities arise, taking into consideration general economic conditions. Hotel development involves a number of risks, including the following: 

• possible environmental problems;

• construction cost overruns and delays;

• receipt of and expense related to zoning, occupancy and other required governmental permits and authorizations;

• development costs incurred for projects that are not pursued to completion;

• acts of God such as earthquakes, hurricanes, floods or fires that could adversely affect a project;

• inability to raise capital; and

• governmental restrictions on the nature or size of a project.

To the extent we develop hotels or acquire hotels under development, we cannot provide assurance that any development project will be completed on time or within budget. Our inability to complete a project on time or within budget could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

Customers may increasingly use Internet travel intermediaries.

Our hotel guestrooms can be booked through Internet travel intermediaries, including, but not limited to Expedia.com and Booking.com, and their portfolio of companies (commonly referred to as "online travel agents" or "OTA's"). As these Internet bookings increase, these intermediaries may be able to obtain higher commissions, reduced guestroom rates or other significant contract concessions from our management companies. Moreover, some of these Internet travel intermediaries are attempting to offer hotel guestrooms as a commodity, by increasing the importance of price and general indicators of quality (such as “three-star downtown hotel”) at the expense of brand identification. These agencies hope that consumers will eventually develop brand loyalties to their reservations system rather than to the brands under which our hotels are franchised. If the amount of sales made through Internet intermediaries increases significantly, guestroom revenue may flatten or decrease, which could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We could incur uninsured and underinsured losses.

We intend to maintain comprehensive insurance on our hotels, including liability, fire and extended coverage, of the type and amount we believe are customarily obtained for or by owners of hotels similar to our hotels. Various types of catastrophic losses, such as hurricanes, floods and earthquakes, acts of terrorism, data breaches, losses related to business disruption from disputes with franchisors, or losses from customer litigation, may not be insurable or may not be economically insurable. In the event of a substantial loss, our insurance coverage may not be sufficient to cover the operating loss or the full market value or replacement cost of our lost investment. Should an uninsured loss or a loss in excess of insured limits occur, we could lose all or a portion of the capital we have invested in a hotel, as well as the anticipated future revenue from the hotel. In that event, we might nevertheless remain obligated for any mortgage debt or other financial obligations related to the asset. Loan covenants, inflation, changes in building codes and ordinances, environmental considerations and other factors might also keep us from using insurance proceeds to replace or renovate an asset after it has been damaged or destroyed. Under those circumstances, the insurance proceeds we receive might be inadequate to restore our economic position on the damaged or destroyed hotels.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

 Consumer trends and preferences, particularly with respect to younger generations, could change away from select-service hotels.

Consumer trends and preferences continuously change, especially within younger generations.   Many new hotel brands have been introduced over recent years to specifically address the perceived unique needs and preferences of younger travelers.  As our portfolio is concentrated in select-service hotels, significant consumer shifts in preferences away from select-service hotels could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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Risks Related to the Real Estate Industry and Real Estate-Related Investments

Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our hotels or to adjust our portfolio in response to changes in economic and other conditions.

Our ability to promptly sell one or more hotels in our portfolio in response to changing economic, financial and investment conditions may be limited. We cannot predict whether we will be able to sell any hotels for the price or on the terms set by us, or whether any price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time needed to find a willing purchaser and to close the sale of an asset. The real estate market is affected by many factors that are beyond our control, including:

• adverse changes in international, national, regional and local economic and market conditions;

• changes in interest rates and in the availability, cost and terms of debt financing;

• changes in governmental laws and regulations, fiscal policies and zoning ordinances and the related costs of compliance with laws and regulations, fiscal policies and ordinances;

• the ongoing need for capital improvements, particularly in older structures, that may require us to expend funds to correct defects or to make improvements before an asset can be sold;

• changes in operating expenses; and

• civil unrest, acts of God, including earthquakes, floods and other natural disasters, which may result in uninsured losses, and acts of war, terrorism or environmental uncertainties, such as the effect of the Coronavirus or outbreak of other significant diseases.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We could incur significant costs related to government regulation and litigation over environmental, health and safety matters.

Our hotels and development land parcels are subject to various federal, state and local environmental laws that impose liability for contamination. Under these laws, governmental entities have the authority to require us, as the current or former owner of the property, to perform or pay for the cleanup of contamination (including hazardous substances, waste or petroleum products) at or emanating from the property and to pay for natural resource damage arising from contamination. These laws often impose liability without regard to whether the owner or operator knew of, or caused the contamination. We can also be liable to private parties for costs of remediation, personal injury and death and/or property damage resulting from contamination at or emanating from our properties. Moreover, environmental contamination can affect the value of a property and, therefore, an owner’s ability to borrow funds using the property as collateral or to sell the property on favorable terms or at all. Furthermore, persons who sent waste to a waste disposal facility, such as a landfill or an incinerator, may be liable for costs associated with cleanup of that facility.

In addition, our hotels (including our real property, operations and equipment) are subject to various federal, state and local environmental, health and safety regulatory requirements that address a wide variety of issues, including, but not limited to the registration, maintenance and operation of our boilers and storage tanks, air emissions from emergency generators, storm water and wastewater discharges, asbestos, lead-based paint, mold and mildew, and waste management. Some of our hotels also routinely handle or use hazardous or regulated substances and waste in their operations (for example, swimming pool chemicals or biological waste). Our hotels incur costs to comply with these environmental, health and safety laws and regulations and if these regulatory requirements are not met or unforeseen events result in the discharge of dangerous or toxic substances at our hotels, we could be subject to fines and penalties for non-compliance with applicable laws and material liability from third parties for harm to the environment, damage to real property or personal injury and death. We are aware of no past or present environmental liability for non-compliance with environmental, health and safety laws and regulations that we believe would have a material adverse effect on our business, assets or results of operations.

Certain hotels we currently own or those we acquire in the future contain, may contain, or may have contained, asbestos-containing material (“ACM”). Environmental, health and safety laws require that ACM be properly managed and maintained, and include requirements to undertake special precautions, such as removal or abatement, if ACM would be disturbed during maintenance, renovation, or demolition of a building. These laws regarding ACM may impose fines and penalties on building owners, employers and operators for failure to comply with these requirements or expose us to third-party liability.

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These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

Compliance with the laws, regulations and covenants that apply to our hotels, including permit, license and zoning requirements, may adversely affect our ability to make future acquisitions or renovations, result in significant costs or delays and adversely affect our growth strategy.

Our hotels are subject to various covenants and local laws and regulatory requirements, including permitting and licensing requirements which can restrict the use of our properties and increase the cost of acquisition, development and operation of our hotels.  In addition, federal and state laws and regulations, including laws such as the ADA, impose further restrictions on our operations. Under the ADA, all public accommodations must meet federal requirements related to access and use by disabled persons. We have not conducted a comprehensive audit or investigation of all of our properties to determine our compliance. As such, some of our hotels currently may be in noncompliance with the ADA. If one or more of the hotels in our portfolio is not in compliance with the ADA or any other regulatory requirements, we may be required to incur additional costs to bring the hotel into compliance and we might incur damages or governmental fines. In addition, existing requirements may change and future requirements may require us to make significant unanticipated expenditures.

These conditions could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

We have fixed obligations related to right-of-use assets on which certain of our hotels are located.

If we default on the terms of any of our right-of-use assets, such as ground leases, air rights or other intangible assets, and are unable to cure the default in a timely manner, we may be liable for damages and could lose our leasehold interest in the applicable property and interest in the hotel on the applicable property. An event of default that is not timely cured could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

The states and localities in which we own material amounts of property or conduct material business operations could raise their income and property tax rates or amend their tax regimes in a manner that increases our state and local tax liabilities.

We and our subsidiaries are subject to income tax and other taxes by states and localities in which we conduct business. Additionally, we are and will continue to be subject to property taxes in states and localities in which we own property, and our TRS lessees are and will continue to be subject to state and local corporate income tax.  As these states and localities seek additional sources of revenue, they may, among other steps, raise income and property tax rates or amend their tax regimes to eliminate for state income tax purposes the favorable tax treatment REITs enjoy for federal income tax purposes. We cannot predict when or if any states or localities would make any such changes, or what form those changes would take. If states and localities in which we own material amounts of property or conduct material amounts of business make changes to their tax rates or tax regimes that increase our state and local tax liabilities, such increases could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

Risks Related to Our Organization and Structure

Our fiduciary duties as the general partner of our Operating Partnership could create conflicts of interest.

We, through our wholly-owned subsidiary that serves as the sole general partner of our Operating Partnership, have fiduciary duties to our Operating Partnership’s limited partners, the discharge of which may conflict with the interests of our stockholders. The limited partners of our Operating Partnership have agreed for so long as we own a controlling interest in our Operating Partnership that, in the event of a conflict between the duties owed by our directors to our company and the duties that we owe, in our capacity as the sole general partner of our Operating Partnership, to the limited partners, our directors must give priority to the interests of our stockholders. In addition, those persons holding Common Units have the right to vote on certain amendments to the limited partnership agreement (which require approval by a majority interest of the limited partners, including us) and individually to approve certain amendments that would adversely affect their rights, as well as the right to vote on mergers and consolidations of the general partner or us in certain limited circumstances. These voting rights may be exercised in a manner that conflicts with the interests of our stockholders. For example, we cannot adversely affect the limited partners’ rights to receive distributions, as set forth in the limited partnership agreement, without their consent, even though modifying such rights might be in the best interest of our stockholders generally.

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Provisions of our charter may limit the ability of a third party to acquire control of us by authorizing our board of directors to issue additional securities.

Our board of directors may, without stockholder approval, amend our charter to increase or decrease the aggregate number of our shares or the number of shares of any class or series that we have the authority to issue and to classify or reclassify any unissued shares of common stock or preferred stock, and set the preferences, rights and other terms of the classified or reclassified shares. As a result, our board of directors may authorize the issuance of additional shares or establish a series of common or preferred stock that may have the effect of delaying or preventing a change in control of our company, including transactions at a premium over the market price of our shares, even if stockholders believe that a change in control is in their interest. These provisions, along with the restrictions on ownership and transfer contained in our charter and certain provisions of Maryland law described below, could discourage unsolicited acquisition proposals or make it more difficult for a third party to gain control of us, which could adversely affect the market price of our securities.

Provisions of Maryland law may limit the ability of a third party to acquire control of us by requiring our board of directors or stockholders to approve proposals to acquire our company or effect a change in control.

Certain provisions of the Maryland General Corporation Law (the “MGCL”) applicable to Maryland corporations may have the effect of inhibiting a third party from making a proposal to acquire us or of impeding a change in control under circumstances that otherwise could provide our stockholders with the opportunity to realize a premium over the then-prevailing market price of such shares, including “business combination” and “control share” provisions.

By resolution of our board of directors, we have opted out of the business combination provisions of the MGCL and provided that any business combination between us and any other person is exempt from the business combination provisions of the MGCL, provided that the business combination is first approved by our board of directors (including a majority of directors who are not affiliates or associates of such persons). In addition, pursuant to a provision in our bylaws, we have opted out of the control share provisions of the MGCL. However, our board of directors may by resolution elect to opt in to the business combination provisions of the MGCL and we may, by amendment to our bylaws, opt in to the control share provisions of the MGCL in the future.

Our rights and the rights of our stockholders to take action against our directors and officers are limited.

Under Maryland law, generally, a director will not be liable if he or she performs his or her duties in good faith, in a manner he or she reasonably believes to be in our best interests and with the care that an ordinarily prudent person in a like position would use under similar circumstances. In addition, our charter limits the liability of our directors and officers to us and our stockholders for money damages, except for liability resulting from:

• actual receipt of an improper benefit or profit in money, property or services; or

• active and deliberate dishonesty by the director or officer that was established by a final judgment as being material to the cause of action adjudicated.

Our charter authorizes us to indemnify our directors and officers for actions taken by them in those capacities to the maximum extent permitted by Maryland law. Our bylaws require us to indemnify each director and officer, to the maximum extent permitted by Maryland law, in the defense of any proceeding to which he or she is made, or threatened to be made, a party by reason of his or her service to us. In addition, we may be obligated to advance the defense costs incurred by our directors and officers. As a result, we and our stockholders may have more limited rights against our directors and officers than might otherwise exist absent the current provisions in our charter and bylaws or that might exist with other companies.

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Our stockholders have limited voting rights and our charter contains provisions that make removal of our directors difficult.

Our shares of common stock are the only class of our securities that carry full voting rights. Voting rights for holders of our preferred stock exist primarily with respect to the ability to elect two additional directors to our board of directors in the event that six quarterly dividends (whether or not consecutive) payable on the preferred stock are in arrears, and with respect to voting on amendments to our charter or articles supplementary relating to the preferred stock that materially and adversely affect the rights of the holders of preferred stock or create additional classes or series of senior equity securities. Further, our charter provides that a director may be removed only for cause (as defined in our charter) and then only by the affirmative vote of holders of shares entitled to cast at least two-thirds of the votes entitled to be cast generally in the election of directors. Our charter also provides that vacancies on our board of directors may be filled only by a majority of the remaining directors in office, even if less than a quorum. These requirements prevent stockholders from removing directors except for cause and with a substantial affirmative vote and from replacing directors with their own nominees and may prevent a change in control of our company or effect other management changes that are in the best interests of our stockholders.

The ability of our board of directors to change our major policies without the consent of stockholders may not be in our stockholders’ interest.

Our board of directors determines our major policies, including policies and guidelines relating to our acquisitions, leverage, financing, growth, operations and distributions to stockholders. Our board of directors may amend or revise these and other policies and guidelines from time to time without the vote or consent of our stockholders. Accordingly, our stockholders will have limited control over changes in our policies and those changes could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

Our board of directors has the ability to revoke our REIT qualification without stockholder approval.

Our charter provides that our board of directors may revoke or otherwise terminate our REIT election, without the approval of our stockholders, if it determines that it is no longer in our best interest to continue to qualify as a REIT. If we cease to be a REIT, we would become subject to federal income tax on our taxable income and would no longer be required to distribute most of our taxable income to our stockholders, which may have adverse consequences on the total return to our stockholders.

We are a holding company with no direct operations. As a result, we rely on funds received from our Operating Partnership to pay liabilities and dividends, our stockholders’ claims will be structurally subordinated to all liabilities of our Operating Partnership and our stockholders will not have any voting rights with respect to our Operating Partnership activities, including the issuance of additional Common Units or Preferred Units.

We are a holding company and conduct all of our operations through our Operating Partnership. We do not have, apart from our ownership of our Operating Partnership, any independent operations. As a result, we rely on distributions from our Operating Partnership to pay any dividends we might declare on shares of our common or preferred stock. We also rely on distributions from our Operating Partnership to meet any of our obligations, including tax liabilities on taxable income allocated to us from our Operating Partnership (which might make distributions to us that do not equal the tax on such allocated taxable income).

In addition, because we are a holding company, stockholders’ claims will be structurally subordinated to all existing and future liabilities and obligations (whether or not for borrowed money) of our Operating Partnership and its subsidiaries. Therefore, in the event of our bankruptcy, liquidation or reorganization, claims of our stockholders will be satisfied only after all of our and our Operating Partnership’s and its subsidiaries’ liabilities and obligations have been paid in full.

We own approximately 99.8% of the Common Units in the Operating Partnership, all of the issued and outstanding 6.45% Series D Cumulative Redeemable Preferred Units of the Operating Partnership (“Series D Preferred Units”), and all of the issued and outstanding 6.25% Series E Cumulative Redeemable Preferred Units of the Operating Partnership ("Series E Preferred Units"). We refer to the Series D Preferred Units and Series E Preferred Units collectively as Preferred Units.  Any future issuances by our Operating Partnership of additional Common Units or Preferred Units could reduce our ownership percentage in our Operating Partnership. Because our common stockholders do not directly own any Common Units or Preferred Units, they will not have any voting rights with respect to any such issuances or other partnership-level activities of the Operating Partnership.

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If we are unable to maintain an effective system of internal controls, we may not be able to produce and report accurate financial information on a timely basis or prevent fraud.

A system of internal controls that is well designed and properly functioning is critical for us to produce and report accurate and reliable financial information and effectively prevent fraud. We must also rely on the quality of the internal control environments of our third-party property managers who provide us with financial information related to our hotel properties. At times, we may identify areas of internal controls that are not properly functioning as designed, that need improvement or that must be developed to ensure that we have an adequate system of internal controls. Section 404 of the Sarbanes-Oxley Act of 2002 requires us to evaluate and report on our internal controls over financial reporting and have our independent auditors annually issue their own opinion on our internal controls over financial reporting. We cannot be certain that we will be successful in maintaining adequate internal controls over our financial reporting and processes. Additionally, as we grow our business, our internal controls will become more complex and we will require significantly more resources to ensure that our internal controls remain effective. If we or our independent auditors discover a material weakness, the disclosure of that fact, even if promptly remedied, could cause our stockholders to lose confidence in our financial results, which could reduce the market value of our common shares. Additionally, the existence of any material weakness or significant deficiency could require management to devote substantial time and incur significant expense to remediate any such conditions.  There can be no assurance that management will be able to remediate any material weaknesses in a timely manner.

Risks Related to Ownership of Our Securities

The New York Stock Exchange (“NYSE”) or another nationally-recognized exchange may not continue to list our securities.

Our common stock trades on the NYSE under the symbol “INN,” our 6.45% Series D Cumulative Redeemable Preferred Stock trades on the NYSE under the symbol “INN-PD,” and our 6.25% Series E Cumulative Redeemable Preferred Stock trades on the NYSE under the symbol "INN-PE." In order for our securities to remain listed, we are required to meet the continued listing requirements of the NYSE or, in the alternative, any other nationally-recognized exchange to which we apply. We may be unable to satisfy those listing requirements, and there is no guarantee our securities will remain listed on a nationally-recognized exchange. If our securities are delisted from the NYSE or another nationally-recognized exchange, we could face significant material adverse consequences, including:

• a limited availability of market quotations for our securities;

• a limited ability of our stockholders to make transactions in our securities;

• additional trading restrictions being placed on us;

• reduced liquidity with respect to our securities;

• a determination that our common stock is “penny stock,” which will require brokers trading in our common stock to adhere to more stringent rules, possibly resulting in a reduced level of trading activity in the secondary trading market for the common stock;

• a limited amount of news and analyst coverage; and

• a decreased ability to issue additional securities or obtain additional financing in the future.

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The cash available for distribution may not be sufficient to make distributions at expected levels and we may use borrowed funds or funds from other sources to make distributions.

Subject to the preferential rights of the holders of our Series D and Series E preferred stock and any other class or series of our stock that are senior to our common stock with respect to distribution rights, we intend to make quarterly distributions to holders of our common stock. Distributions declared by us will be authorized by our board of directors in its sole discretion out of funds legally available for distribution and will depend upon a number of factors, including restrictions under applicable law and the capital requirements of our company. All distributions will be made at the discretion of our board of directors and will depend on our earnings, our financial condition, the requirements for qualification as a REIT, restrictions under applicable law and other factors as our board of directors may deem relevant from time to time. We may be required to fund distributions from working capital, borrowings under our 2018 Unsecured Credit Facility, proceeds of future stock offerings or a sale of assets to the extent distributions exceed earnings or cash flows from operations. Funding distributions from working capital would restrict our operations. If we borrow from our 2018 Unsecured Credit Facility to pay distributions, we would be more limited in our ability to execute our strategy of using our 2018 Unsecured Credit Facility to fund acquisitions or capital expenditures. Finally, selling assets may require us to dispose of assets at a time or in a manner that is not consistent with our disposition strategy. If we borrow to fund distributions, our leverage ratios and future interest costs would increase, thereby reducing our earnings and cash available for distribution from what they otherwise would have been. We may not be able to make distributions in the future. In addition, some of our distributions may be considered a return of capital for income tax purposes. If we decide to make distributions in excess of our current and accumulated earnings and profits, such distributions would generally be considered a return of capital for federal income tax purposes to the extent of the holder’s adjusted tax basis in their shares. A return of capital is not taxable, but it has the effect of reducing the holder’s adjusted tax basis in its investment. If distributions exceed the adjusted tax basis of a holder’s shares, they will be treated as gain from the sale or exchange of such stock.

The market price of our stock may be volatile due to numerous circumstances beyond our control.

The trading prices of equity securities issued by REITs and other real estate companies historically have been affected by changes in market interest rates. One of the factors that may influence the market price of our common or preferred stock is the annual yield from distributions on our common or preferred stock, respectively, as compared to yields on other financial instruments. An increase in market interest rates, or a decrease in our distributions to stockholders, may lead prospective purchasers of our common or preferred stock to demand a higher annual yield, which could reduce the market price of our common or preferred stock, respectively.

Other factors that could affect the market price of our stock include the following:

• actual or anticipated variations in our quarterly results of operations;

• increases in interest rates;

• changes in market valuations of companies in the lodging industry;

• changes in expectations of future financial performance or changes in estimates of securities analysts;

• fluctuations in stock market prices and volumes;

• our issuances of common stock, preferred stock, or other securities in the future;

• the inclusion of our common stock and preferred stock in equity indices, which could induce additional purchases;

• the exclusion of our common stock and preferred stock from equity indices;

• the addition or departure of key personnel;

• announcements by us or our competitors of acquisitions, investments or strategic alliances;

• unforeseen events beyond our control, such as instability in the national, European or global economy, terrorist attacks, travel related health concerns including pandemics and epidemics, political instability, regional hostilities, increases in fuel prices, imposition of taxes or surcharges by regulatory authorities and travel-related accidents and unusual weather patterns, including natural disasters; and

• changes in the tax laws or regulations to which we are subject.

The market’s perception of our growth potential and our current and potential future cash distributions, whether from operations, sales or refinancings, as well as the real estate market value of the underlying assets, may cause our common and preferred stock to trade at prices that differ from our net asset value per share. If we retain operating cash flow for investment purposes, working capital reserves or other purposes, these retained funds, while increasing the value of our underlying assets, may not correspondingly increase the market price of our common and preferred stock. Our failure to meet the market’s expectations with regard to future earnings and distributions likely would adversely affect the market price of our common and preferred stock.

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The trading market for our stock will rely in part on the research and reports that industry or financial analysts publish about us or our business. We do not control these analysts. Furthermore, if one or more of the analysts who do cover us downgrades our stock or our industry, or the stock of any of our competitors, the price of our stock could decline. If one or more of these analysts ceases coverage of our company, we could lose attention in the market, which in turn could cause the price of our stock to decline.

The number of shares of our common stock and preferred stock available for future sale could adversely affect the market price per share of our common stock and preferred stock, respectively, and future sales by us of shares of our common stock, preferred stock, or issuances by our Operating Partnership of Common Units may be dilutive to existing stockholders.

Sales of substantial amounts of shares of our common stock or preferred stock in the public market, or upon exchange of Common Units or exercise of any equity awards, or the perception that such sales might occur, could adversely affect the market price of our common stock and preferred stock. As of February 18, 2020, a total of 204,065 Common Units are redeemable and could be converted into shares of our common stock and sold into the public market. The exchange of Common Units for common stock, the vesting of any equity-based awards granted to certain directors, executive officers and other employees under the 2011 Equity Incentive Plan which was amended and restated effective June 15, 2015 (as amended and restated, the “Equity Plan”), the issuance of our common stock or Common Units in connection with hotel, portfolio or business acquisitions and other issuances of our common stock or Common Units could have an adverse effect on the market price of the shares of our common stock.

We may execute future offerings of debt securities, which would be senior to our common and preferred stock upon liquidation, and issuances of equity securities (including Common Units).

In the future we may offer debt securities and issue equity securities, including Common Units, preferred stock or other preferred shares that may be senior to our common stock for purposes of dividend distributions or upon liquidation. Upon liquidation, holders of our debt securities and our preferred shares will receive distributions of our available assets prior to the holders of our common stock. Holders of our common stock are not entitled to preemptive rights or other protections against us offering senior debt or equity securities. Therefore, additional common share issuances, directly or through convertible or exchangeable securities (including Common Units), warrants or options, will dilute the holdings of our existing common stockholders and such issuances or the perception of such issuances may reduce the market price of our common stock. In addition, new issues of preferred stock could have a preference on liquidating distributions and a preference on dividend payments that could limit our ability to pay a dividend or make another distribution to the holders of our common stock. Because our decision to issue securities in any future offering will depend on market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing or nature of future issuances. Thus, our stockholders bear the risk of our future offerings reducing the market price of our common stock and diluting their interest in us.

Risks Related to Our Status as a REIT

Failure to remain qualified as a REIT would cause us to be taxed as a regular corporation.

The REIT rules and regulations are highly technical and complex.  We believe that our organization and method of operation has enabled us to meet the requirements for qualification and taxation as a REIT commencing with our short taxable year ended December 31, 2011. However, we cannot provide assurance that we will remain qualified as a REIT.

Failure to qualify as a REIT could result from a number of situations, including, without limitation:

• if the leases of our hotels to our TRS lessees are not respected as true leases for federal income tax purposes;

• if our Operating Partnership is treated as a publicly traded partnership taxable as a corporation for federal income tax purposes;

• if our existing or future hotel management companies do not qualify as “eligible independent contractors” or if our hotels are not “qualified lodging facilities,” as required by federal income tax law; or

• if we fail to meet any of the required REIT qualifications.

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If we fail to qualify as a REIT in any taxable year, we will face serious tax consequences that will substantially reduce the funds available for distributions to our stockholders because:

• we would not be allowed a deduction for dividends paid to stockholders in computing our taxable income and would be subject to federal income tax at regular corporate rates (at a rate of 21%);

• we could be subject to increased state and local taxes; and

• unless we are entitled to relief under certain federal income tax laws, we could not re-elect REIT status until the fifth calendar year after the year in which we failed to qualify as a REIT.

In addition, if we fail to qualify as a REIT, we will no longer be required to make distributions. As a result of all these factors, our failure to qualify as a REIT could impair our ability to expand our business and raise capital, and it could adversely affect the value of our stock.

Even if we continue to qualify as a REIT, we may face other tax liabilities.

Even if we continue to qualify for taxation as a REIT, we may be subject to certain federal, state and local taxes on our income and assets including, but not limited to taxes on any undistributed income, tax on income from some activities conducted as a result of a foreclosure, and state or local income, property and transfer taxes. In addition, our TRSs are subject to regular corporate federal, state and local taxes. Any of these taxes would decrease cash available for distributions to stockholders.

Failure to make required distributions would subject us to federal corporate income tax.

We intend to operate in a manner so as to qualify as a REIT for federal income tax purposes. To qualify as a REIT, we generally are required to distribute at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding any net capital gain, each year to our stockholders. To the extent that we satisfy this distribution requirement, but distribute less than 100% of our REIT taxable income, we will be subject to federal corporate income tax on our undistributed taxable income. In addition, we will be subject to a 4% non-deductible excise tax if the actual amount that we pay out to our stockholders in a calendar year is less than a minimum amount specified under the IRC.

We have significant REIT distribution requirements to maintain our status as a REIT.

To satisfy the requirements for qualification as a REIT and to meet the REIT distribution requirements, we may need to borrow funds on a short-term basis or sell assets, even if the then-prevailing market conditions are not favorable for these borrowings or sales. Our cash flows from operations may be insufficient to fund required distributions as a result of differences in timing between the actual receipt of income and the recognition of income for federal income tax purposes, or the effect of non-deductible capital expenditures, the creation of reserves or required debt service or amortization payments. Our REIT distribution requirements could adversely affect our liquidity and may force us to borrow funds or sell assets during unfavorable market conditions or pay taxable stock dividends. The insufficiency of our cash flows to cover our distribution requirements could have an adverse effect on our ability to raise short- and long-term debt or sell equity securities to fund distributions required to maintain our qualification as a REIT.

The formation of our TRSs increases our overall tax liability.

Our TRSs are subject to federal, state and local income tax on their taxable income, which typically consists of the revenue from the hotels leased by our TRS lessees, net of the operating expenses for such hotels and rent payments to us and, in the case of any hotel that is owned by a wholly-owned subsidiary of our TRSs, the revenue from that hotel, net of the operating expenses. In certain circumstances, the ability of our TRSs to deduct interest expense or utilize net operating loss carryforwards for federal income tax purposes may be limited. Accordingly, although our ownership of our TRSs allows us to participate in the operating income from our hotels in addition to receiving rent, that operating income will be fully subject to income tax. The after-tax net income of our TRSs is available for distribution to us.

Our TRS lessee structure subjects us to the risk of increased hotel operating expenses.

Our leases with our TRS lessees require our TRS lessees to pay us rent based in part on revenue from our hotels. Our operating risks include decreases in hotel revenue and increases in hotel operating expenses, including but not limited to increases in wage and benefit costs, repair and maintenance expenses, energy costs and other operating expenses, which would adversely affect our TRSs’ ability to pay us rent due under the leases. Increases in these operating expenses could adversely affect our financial position, results of operations, and cash flows or the market price of our stock.

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Our Operating Partnership could be treated as a publicly traded partnership taxable as a corporation for federal income tax purposes.

Although we believe that our Operating Partnership will be treated as a partnership for federal income tax purposes, no assurance can be given that the IRS will not successfully challenge that position. If the IRS were to successfully contend that our Operating Partnership should be treated as a publicly traded partnership taxable as a corporation, we would fail to meet the 75% gross income test and certain of the asset tests applicable to REITs and, unless we qualified for certain statutory relief provisions, we would cease to qualify as a REIT. Also, our Operating Partnership would become subject to federal, state and local income tax, which would reduce significantly the amount of cash available for debt service and for distribution to us.

Our current hotel management companies, or any other hotel management companies that we may engage in the future may not qualify as “eligible independent contractors,” or our hotels may not be considered “qualified lodging facilities.”

Rent paid by a lessee that is a “related party tenant” of ours will not be qualifying income for purposes of the two gross income tests applicable to REITs. An exception is provided, however, for leases of “qualified lodging facilities” to a TRS so long as the hotels are managed by an “eligible independent contractor” and certain other requirements are satisfied. We lease all of our hotels to our TRS lessees. All of our hotels are operated pursuant to hotel management agreements with Aimbridge and other hotel management companies, each of which we believe qualifies as an “eligible independent contractor.”  Among other requirements, to qualify as an eligible independent contractor, the hotel manager must not own, directly or through its stockholders, more than 35% of our outstanding shares, and no person or group of persons can own more than 35% of our outstanding shares and the shares (or ownership interest) of the hotel manager, taking into account certain ownership attribution rules. The ownership attribution rules that apply for purposes of these 35% thresholds are complex, and monitoring actual and constructive ownership of our shares by our hotel managers and their owners may not be practical. Accordingly, there can be no assurance that these ownership levels will not be exceeded.

In addition, for a hotel management company to qualify as an eligible independent contractor, such company or a related person must be actively engaged in the trade or business of operating “qualified lodging facilities” (as defined below) for one or more persons not related to the REIT or its TRS at each time that such company enters into a hotel management contract with a TRS or its TRS lessee. As of the date hereof, we believe each of our hotel management companies operates qualified lodging facilities for certain persons who are not related to us or our TRSs. However, no assurances can be provided that our hotel management companies or any other hotel managers that we may engage in the future will in fact comply with this requirement. Failure to comply with this requirement would require us to find other managers for future contracts and if we hired a management company without knowledge of the failure, it could jeopardize our status as a REIT.

Finally, each property with respect to which our TRS lessees pay rent must be a “qualified lodging facility.” A “qualified lodging facility” is a hotel, motel or other establishment more than one-half of the dwelling units in which are used on a transient basis, including customary amenities and facilities, provided that no wagering activities are conducted at or in connection with such facility by any person who is engaged in the business of accepting wagers and who is legally authorized to engage in such business at or in connection with such facility. As of the date hereof, we believe that the properties that are leased to our TRS lessees are qualified lodging facilities. Although we intend to monitor future acquisitions and improvements of properties, REIT provisions of the IRC provide only limited guidance for making determinations under the requirements for qualified lodging facilities, and there can be no assurance that these requirements will be satisfied. If any of our properties are not deemed to be a "qualified lodging facility," we may fail to qualify as a REIT.

Our ownership of our TRSs are subject to limitations and our transactions with our TRSs could cause us to be subject to a 100% penalty tax on certain income or deductions if those transactions are not conducted on arm’s-length terms.

Overall, no more than 20% of the value of a REIT’s assets may consist of stock or securities of one or more TRSs. In addition, the IRC limits the deductibility of interest paid or accrued by a TRS to its parent REIT to provide assurance that the TRS is subject to an appropriate level of corporate taxation. The IRC also imposes a 100% excise tax on certain transactions between a TRS and its parent REIT that are not conducted on an arm’s-length basis. The 100% tax would apply, for example, to the extent that we were found to have charged our TRS lessees rent in excess of an arm’s-length rent.  We monitor the value of our investment in our TRSs for the purpose of ensuring compliance with TRS ownership limitations and structure our transactions with our TRSs on terms that we believe are arm’s-length to avoid incurring the 100% excise tax described above. There can be no assurance, however, that we will be able to comply with the 20% TRS limitations or to avoid application of the 100% excise tax.

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If any subsidiary REIT failed to qualify as a REIT, we could be subject to higher taxes and could fail to remain qualified as a REIT.

We own and may in the future own interests in entities that have elected to be taxed as a REIT under the U.S. federal income tax laws (each, a “subsidiary REIT”). A subsidiary REIT is subject to the various REIT qualification requirements and other limitations described herein that are applicable to us. If any of our subsidiary REITs were to fail to qualify as a REIT, then (i) such subsidiary REIT would become subject to U.S. federal income tax and (ii) our ownership of shares in such subsidiary REIT would cease to be a qualifying asset for purposes of the asset tests applicable to REITs. If any subsidiary REIT was to fail to qualify as a REIT, it is possible that we would fail certain of the asset tests applicable to REITs, in which event we would fail to qualify as a REIT unless we could avail ourselves of certain relief provisions. We may make “protective” TRS elections with respect to our subsidiary REITs and may implement other protective arrangements intended to avoid such an outcome if a subsidiary REIT was not to qualify as a REIT, but there can be no assurance that such “protective” election and other arrangements will be effective to avoid the resulting adverse consequences to us. Moreover, even if the “protective” TRS election was to be effective in the event of the failure of our subsidiary REIT to maintain its qualification as a REIT, such subsidiary REIT would be subject to federal income tax and we cannot assure you that we would not fail to satisfy the requirement that not more than 20 percent of the value of our total assets may be represented by the securities of one or more TRSs. In this event, we would fail to qualify as a REIT unless we or such subsidiary REIT could avail ourselves or itself of certain relief provisions.

We may be subject to adverse legislative or regulatory tax changes.

At any time, the federal income tax laws governing REITs or the administrative interpretations of those laws may be amended. We cannot predict when or if any new federal income tax law, regulation, or administrative interpretation, or any amendment to any existing federal income tax law, regulation or administrative interpretation, will be adopted, promulgated or become effective and any such law, regulation, or interpretation may take effect retroactively. We and our stockholders could be adversely affected by any such change in, or any new, federal income tax law, regulation or administrative interpretation and we could experience a reduction in the price of our stock. We cannot predict the long-term effect of any recent changes or any future law changes on REITs and their stockholders.

Stockholders may be restricted from acquiring or transferring certain amounts of our stock.

The stock ownership restrictions of the IRC for REITs and the 9.8% stock ownership limit in our charter may inhibit market activity in our capital stock and restrict our business combination opportunities.

To qualify as a REIT for each taxable year, five or fewer individuals, as defined in the IRC, may not own, beneficially or constructively, more than 50% in value of our issued and outstanding stock at any time during the last half of a taxable year. Attribution rules in the IRC determine if any individual or entity beneficially or constructively owns our capital stock under this requirement. Additionally, at least 100 persons must beneficially own our capital stock during at least 335 days of a taxable year for each taxable year. To help ensure that we meet these tests, our charter restricts the acquisition and ownership of shares of our capital stock.

Our charter, with certain exceptions, authorizes our directors to take such actions as are necessary and desirable to preserve our qualification as a REIT. Unless exempted by our board of directors, our charter prohibits any person from beneficially or constructively owning more than 9.8% in value or number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our capital stock. Our board of directors may not grant an exemption from these restrictions to any proposed transferee whose ownership in excess of 9.8% of the value of our outstanding shares would result in our failing to qualify as a REIT. These restrictions on transferability and ownership will not apply, however, if our board of directors determines that it is no longer in our best interest to continue to qualify as a REIT.

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We may pay taxable dividends in our common stock and cash, in which case stockholders may sell shares of our common stock to pay tax on such dividends.

We may distribute taxable dividends that are payable in cash and common stock at the election of each stockholder.  Under IRS Revenue Procedure 2017-45, as a publicly offered REIT, as long as at least 20% of the total dividend is available in cash and certain other requirements are satisfied, the IRS will treat the stock distribution as a dividend (to the extent applicable rules treat such distribution as being made out of our earnings and profits). If we made a taxable dividend payable in cash and common stock, taxable stockholders receiving such dividends will be required to include the full amount of the dividend as ordinary income to the extent of our current and accumulated earnings and profits, as determined for federal income tax purposes. As a result, stockholders may be required to pay income tax with respect to such dividends in excess of the cash dividends received. If a U.S. stockholder sells the common stock that it receives as a dividend to pay this tax, the sales proceeds may be less than the amount included in income with respect to the dividend, depending on the market price of our common stock at the time of the sale. Furthermore, with respect to certain non-U.S. stockholders, we may be required to withhold federal income tax with respect to such dividends, including in respect of all or a portion of such dividend that is payable in common stock. If we made a taxable dividend payable in cash and our common stock and a significant number of our stockholders determine to sell shares of our common stock to pay taxes owed on dividends, it may put downward pressure on the trading price of our common stock. We do not currently intend to pay a taxable dividend of our common stock and cash.

The 100% prohibited transactions tax may limit our ability to dispose of our properties, and we could incur a material tax liability if the IRS successfully asserts that the 100% prohibited transaction tax applies to some or all of our past or future dispositions.

A REIT’s net income from prohibited transactions is subject to a 100% tax. In general, prohibited transactions are sales or other dispositions of property, other than foreclosure property, held primarily for sale to customers in the ordinary course of business. We have selectively disposed of certain of our properties in the past and intend to make additional dispositions in the future.  Although a safe harbor to the characterization of the sale of property by a REIT as a prohibited transaction is available, some of our past dispositions may not have qualified for that safe harbor and some or all of our future dispositions may not qualify for that safe harbor. We believe that our past dispositions will not be treated as prohibited transactions, and we may avoid disposing of property that may be characterized as held primarily for sale to customers in the ordinary course of business. Consequently, we may choose not to engage in certain sales of our properties or may conduct such sales through our TRSs, which would be subject to federal and state income taxation as a corporation.  Moreover, no assurance can be provided that the IRS will not assert that some or all of our past or future dispositions are subject to the 100% prohibited transactions tax.  If the IRS successfully imposes the 100% prohibited transactions tax on some or all of our dispositions, the resulting tax liability could be material.

The IRS could determine that certain payments we have received in the nature of liquidated damages may not be ignored for purposes of the gross income tests applicable to REITs.

In connection with our purchases and sales of properties, we have received payments in the nature of liquidated damages. The IRC does not specify the treatment of litigation settlements and liquidated damages for purposes of the gross income tests applicable to REITs.  The IRS has issued private letter rulings to other taxpayers ruling that such payments will be ignored for purposes of the gross income tests. A private letter ruling can be relied upon only by the taxpayer to whom it was issued. Based on the IRS’s private letters rulings and the advice of our tax advisors, we believe these payments should be ignored for purposes of the gross income tests.  No assurance can be provided that the IRS will not successfully challenge that position.  In the event of a successful challenge, we believe that we would be able to maintain our REIT status if we qualified to use a REIT “savings clause” and paid the required penalty.

Item 1B.    Unresolved Staff Comments.

None.

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Item 2.        Properties.

Our Portfolio

A list of our hotel properties as of December 31, 2019 is included in the table below.  According to current chain scales as defined by STR, as of December 31, 2019, two of our hotel properties with a total of 280 guestrooms are categorized as Upper-upscale hotels, 60 of our hotel properties with a total of 9,537 guestrooms are categorized as Upscale hotels and 10 of our hotel properties with a total of 1,471 guestrooms are categorized as Upper-midscale hotels.  Hotel information for the year ended December 31, 2019 is as follows:

Franchise/Brand	Location	Number of Guestrooms
Marriott
AC Hotel by Marriott(1)	Atlanta, GA	255
Courtyard by Marriott(1)	Indianapolis, IN	297
Courtyard by Marriott(1)	Fort Lauderdale, FL	261
Courtyard by Marriott(1)	Nashville, TN	226
Courtyard by Marriott(1)	New Haven, CT	207
Courtyard by Marriott(1)	Fort Worth, TX	203
Courtyard by Marriott(1)	New Orleans (Convention), LA	202
Courtyard by Marriott(1)	Pittsburgh, PA	183
Courtyard by Marriott(1)	Charlotte, NC	181
Courtyard by Marriott(1)	Atlanta (Decatur), GA	179
Courtyard by Marriott(1)	Phoenix (Scottsdale), AZ	153
Courtyard by Marriott(1)	New Orleans (Metairie), LA	153
Courtyard by Marriott(1)	Atlanta (Downtown), GA	150
Courtyard by Marriott(1)	New Orleans (French Quarter), LA	140
Courtyard by Marriott(1)	Kansas City, MO	123
Courtyard by Marriott(1)	Dallas (Arlington), TX	103
Fairfield Inn & Suites by Marriott(2)	Louisville, KY	140
Four Points by Sheraton(2)	San Francisco, CA	101
Marriott(1)	Boulder, CO	165
Residence Inn by Marriott(4)	Portland (Downtown), OR	258
Residence Inn by Marriott(1)	Baltimore (Downtown), MD	189
Residence Inn by Marriott(1)	Cleveland, OH	175
Residence Inn by Marriott(1)	Atlanta, GA	160
Residence Inn by Marriott(1)	Boston (Watertown), MA	150
Residence Inn by Marriott(1)	Baltimore (Hunt Valley), MD	141
Residence Inn by Marriott(2)(3)	Portland (Portland Airport at Cascade Station), OR	124
Residence Inn by Marriott(4)	Portland (Hillsboro), OR	122
Residence Inn by Marriott(1)	New Orleans (Metairie), LA	120
Residence Inn by Marriott(1)	Branchburg, NJ	101
Residence Inn by Marriott(1)	Dallas (Arlington), TX	96
SpringHill Suites by Marriott(1)	New Orleans, LA	208
SpringHill Suites by Marriott(2)	Louisville, KY	198
SpringHill Suites by Marriott(1)	Indianapolis, IN	156
SpringHill Suites by Marriott(1)	Phoenix (Scottsdale), AZ	121
SpringHill Suites by Marriott(1)	Nashville, TN	78
Total Marriott (35 hotel properties)		5,819

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Franchise/Brand	Location	Number of Guestrooms
Hilton
DoubleTree(1)	San Francisco, CA	210
Hampton Inn & Suites(2)	Minneapolis, MN	211
Hampton Inn & Suites(1)(3)	Austin, TX	209
Hampton Inn & Suites(1)	Tampa (Ybor City), FL	138
Hampton Inn & Suites(1)	Baltimore, MD	116
Hampton Inn & Suites(1)	Ventura (Camarillo), CA	116
Hampton Inn & Suites(1)	San Diego (Poway), CA	108
Hampton Inn & Suites(4)	Silverthorne, CO	88
Hilton Garden Inn(1)	Houston (Energy Corridor), TX	190
Hilton Garden Inn(1)(3)	Houston (Galleria), TX	182
Hilton Garden Inn(4)	San Francisco, CA	169
Hilton Garden Inn(4)	San Jose (Milpitas), CA	161
Hilton Garden Inn(1)	Boston (Waltham), MA	148
Hilton Garden Inn(1)	Greenville, SC	120
Hilton Garden Inn(1)	Minneapolis (Eden Prairie), MN	97
Homewood Suites(1)	Aliso Viejo (Laguna Beach), CA	129
Homewood Suites(1)	Tucson, AZ	122
Total Hilton (17 hotel properties)		2,514
Hyatt
Hyatt House(1)	Orlando, FL	168
Hyatt House(1)	Miami, FL	163
Hyatt House(2)	Denver (Englewood), CO	135
Hyatt Place(1)	Minneapolis, MN	213
Hyatt Place(1)	Chicago (Downtown), IL	206
Hyatt Place(2)	Phoenix (Mesa), AZ	152
Hyatt Place(2)	Chicago (Lombard), IL	151
Hyatt Place(2)	Orlando (Convention), FL	150
Hyatt Place(2)	Orlando (Universal), FL	150
Hyatt Place(1)(3)	Portland, OR	136
Hyatt Place(2)	Denver (Lone Tree), CO	127
Hyatt Place(2)	Phoenix (Scottsdale), AZ	126
Hyatt Place(2)	Denver (Englewood), CO	126
Hyatt Place(2)	Chicago (Hoffman Estates), IL	126
Hyatt Place(2)	Baltimore (Owing Mills), MD	123
Hyatt Place(1)	Long Island (Garden City), NY	122
Total Hyatt (16 hotel properties)		2,374
IHG
Holiday Inn Express & Suites(1)	San Francisco, CA	252
Holiday Inn Express & Suites(1)	Minneapolis (Minnetonka), MN	93
Hotel Indigo(1)	Asheville, NC	115
Staybridge Suites(1)	Denver (Glendale), CO	121
Total IHG (4 hotel properties)		581
Total Portfolio (72 hotel properties)		11,288

(1) These hotel properties are unencumbered or included in our borrowing base for our unsecured credit and term loan facilities at December 31, 2019.

(2) These hotel properties are subject to mortgage debt at December 31, 2019.  For additional information concerning our mortgage debt and lenders, see "Item 7. — Management’s Discussion and Analysis of Financial Condition and Results of Operations — Outstanding Indebtedness,” and "Note 6-Debt,” to our Consolidated Financial Statements included under "Item 8. — Financial Statements and Supplementary Data.”

(3) These hotel properties are subject to ground leases as described below in “Our Hotel Operating Agreements — Ground Leases.”

(4) We own a 51% controlling interest in these hotel properties through a consolidated joint venture. These hotel properties are included in the borrowing base for the joint venture's credit facility.

In addition to our hotel property portfolio, we own two parcels of undeveloped land. One of the parcels is designated as held for sale. The parcels are generally suitable for the development of new hotel properties or the development of restaurants.  When unique opportunities to develop hotels utilizing our own resources arise, we may develop our own hotels on occasion. We may also sell these parcels in the future if and when market conditions warrant if we opt not to develop our own

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hotels on these parcels. To reduce the risk of incurring a prohibited transaction tax on any sales, we may transfer some or all of these parcels to our TRSs.

Our Hotel Operating Agreements

Ground Leases

At December 31, 2019, four of our hotel properties are subject to ground lease agreements that cover all of the land underlying the respective hotel property.

• The Residence Inn by Marriott located in Portland (Cascade Station), OR is subject to a ground lease with an initial lease termination date of June 30, 2084 with one option to extend for an additional 14 years. Ground rent for the initial lease term was prepaid in full at the time we acquired the leasehold interest. If the option to extend is exercised, monthly ground rent will be charged based on a formula established in the ground lease.

• The Hyatt Place located in Portland (Portland Airport/Cascade Station), OR is subject to a ground lease with a lease termination date of June 30, 2084 with one option to extend for an additional 14 years. Ground rent for the initial lease term was prepaid in full at the time we acquired the leasehold interest. If the option to extend is exercised, monthly ground rent will be charged based on a formula established in the ground lease.

• The Hampton Inn & Suites located in Austin (Downtown/Convention Center), TX is subject to a ground lease with an initial lease termination date of May 31, 2050. Annual ground rent currently is estimated to be $0.5 million for 2020 including performance based incentive rent.  Annual rent is increased every five years with the next adjustment coming in 2020.

• The Hilton Garden Inn located in Houston (Galleria), TX is subject to a ground lease with an initial lease termination date of April 20, 2053 with one option to extend for an additional 10 years. Annual ground rent currently is estimated to be $0.5 million for 2020 including performance based incentive rent.  Annual rent is increased every five years with the next adjustment coming in 2023.

These ground leases generally require us to make rental payments and payments for our share of charges, costs, expenses, assessments and liabilities, including real property taxes and utilities.  Furthermore, these ground leases generally require us to obtain and maintain insurance covering the subject property.

On January 31, 2019, we exercised our option pursuant to a ground lease agreement to purchase the land upon which our Residence Inn by Marriott in Baltimore (Hunt Valley), MD is located for $4.2 million, which resulted in the termination of obligations under the ground lease. As a result, the hotel is no longer subject to a ground lease.

On December 4, 2019, we exercised our right to acquire a fee simple interest in the land upon which our Hyatt Place in Garden City, NY is located for nominal consideration. As a result, the hotel is no longer subject to a PILOT (payment in lieu of taxes) lease with the Town of Hempstead Industrial Development Authority.  

Franchise Agreements

At December 31, 2019, all of our hotel properties operate under franchise agreements, or similar agreements, that allow for access to reservation systems, with Marriott, Hilton, Hyatt, or IHG. We believe that the public’s perception of the quality associated with a branded hotel is an important feature in its attractiveness to guests. Franchisors provide a variety of benefits to franchisees, including centralized reservation systems, national advertising, marketing programs and publicity designed to increase brand awareness, loyalty programs, training of personnel and maintenance of operational quality at hotels across the brand system.

The terms of our franchise agreements generally range from 10 to 20 years with various extension provisions. Each franchisor receives franchise fees ranging from 2% to 6% of each hotel property’s room revenue, and some agreements require that we pay marketing fees of up to 4% of room revenue. In addition, some of these franchise agreements require that we deposit into a reserve fund for capital expenditures up to 5% of the hotel property’s gross or room revenues depending on the franchisor to insure we comply with the franchisors’ standards and requirements. We also pay fees to our franchisors for services such as reservation and information systems. 

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Hotel Management Agreements

At December 31, 2019, all of our hotel properties are operated pursuant to hotel management agreements with professional third-party hotel management companies as follows:

Management Company	Number of Properties	Number of Guestrooms
Affiliates of Aimbridge Hospitality, including Interstate Management Company, LLC (1)	30	4,533
OTO Development, LLC	12	1,696
Stonebridge Realty Advisors, Inc. and affiliates	9	1,312
Affiliates of Marriott, including Courtyard Management Corporation, SpringHill SMC Corporation and Residence Inn by Marriott, Inc.	7	1,176
Select Hotels Group, LLC, an affiliate of Hyatt	5	807
White Lodging Services Corporation	4	791
American Liberty Hospitality, Inc.	2	372
Fillmore Hospitality	1	261
InterContinental Hotel Group Resources, Inc., an affiliate of IHG	1	252
Crestline Hotels & Resorts, LLC	1	88
Total	72	11,288

(1) On October 25, 2019, Aimbridge Hospitality announced that it had completed a merger with Interstate Hotels and Resorts. 

Our typical hotel management agreement requires us to pay a base fee to our hotel manager calculated as a percentage of hotel revenues.  In addition, our hotel management agreements generally provide that the hotel manager can earn an incentive fee upon achieving EBITDA over certain thresholds.  Our TRS lessees may employ other hotel managers in the future.  We do not, and will not, have any ownership or economic interest in any of the hotel management companies engaged by our TRS lessees.

Item 3.        Legal Proceedings.

We are involved from time to time in litigation arising in the ordinary course of business; however, there are currently no pending legal actions that we believe would have a material adverse effect on our financial position or results of operations.

Item 4.        Mine Safety Disclosures.

Not applicable.

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PART II

Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities.

Market Information

Our common stock began trading on the NYSE on February 9, 2011 under the symbol “INN.”  Prior to that time, there was no public trading market for our common stock. The last reported sale price for our common stock as reported on the NYSE on February 18, 2020 was $11.49 per share. 

Stockholder Information

As of February 18, 2020, our common stock was held of record by 290 holders and there were 105,174,471 shares of our common stock outstanding.

Distribution Information

As a REIT, we must distribute annually to our stockholders an amount at least equal to 90% of our REIT taxable income, determined without regard to the deduction for dividends paid and excluding any net capital gain. We will be subject to income tax on our taxable income that is not distributed and to an excise tax to the extent that certain percentages of our taxable income are not distributed by specified dates. Our cash available for distribution may be less than the amount required to meet the distribution requirements for REITs under the IRC and we may be required to borrow money, sell assets or issue capital stock to satisfy the distribution requirements to maintain our REIT status.

The timing and frequency of distributions will be authorized by our Board of Directors, in its sole discretion, and declared by us based upon a variety of factors deemed relevant by our directors, including financial condition, restrictions under applicable law and loan agreements, capital requirements and the REIT requirements of the IRC. Our ability to make distributions will generally depend on receipt of distributions from the Operating Partnership, which depends primarily on lease payments from our TRS lessees with respect to our hotels.

We are generally restricted from declaring or paying any distributions, or setting aside any funds for the payment of distributions, on our common stock unless full cumulative distributions on our preferred stock have been declared and either paid or set aside for payment in full for all past distribution periods.

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Item 6.        Selected Financial Data.

The following information should be read in conjunction with “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and our audited Consolidated Financial Statements and related notes thereto, appearing elsewhere in this Form 10-K.

(in thousands, except per share amounts)	2019			2018			2017			2016			2015
Statement of Operations Data
Revenues:
Room	$	505,342		$	523,439		$	479,934		$	443,270		$	436,202
Food and beverage	23,785			24,225			21,359			19,777			18,325
Other	20,221			19,606			14,084			10,888			8,928
Total revenues	549,348			567,270			515,377			473,935			463,455
Expenses:
Room	112,244			119,724			108,715			97,358			97,255
Food and beverage	18,552			19,191			16,734			14,841			14,275
Other hotel operating expenses	158,181			159,173			144,526			134,420			134,548
Property taxes, insurance and other	44,220			43,339			37,419			30,250			31,190
Management fees	16,575			18,521			18,210			18,812			18,560
Depreciation and amortization	99,445			101,013			85,927			72,406			64,052
Corporate general and administrative	23,622			21,509			19,597			19,292			21,204
Hotel property acquisition costs	—			—			354			3,492			1,246
Loss on impairment of assets	2,521			1,075			—			577			1,115
Total expenses	475,360			483,545			431,482			391,448			383,445
Gain on disposal of assets, net	45,418			41,474			43,209			49,855			65,067
Operating income	119,406			125,199			127,104			132,342			145,077
Other income (expense):
Interest expense	(41,030		)	(41,944		)	(29,687		)	(28,091		)	(30,414		)
Other income, net	5,472			6,949			3,778			2,560			11,146
Total other expense	(35,558		)	(34,995		)	(25,909		)	(25,531		)	(19,268		)
Income from continuing operations before income taxes	83,848			90,204			101,195			106,811			125,809
Income tax (expense) benefit	(1,500		)	922			(1,674		)	1,450			(553		)
Net income	82,348			91,126			99,521			108,261			125,256
Less: (Income) loss attributable to non-controlling interests:
Operating Partnership	(157		)	(205		)	(307		)	(456		)	(819		)
Joint venture	419			—			—			—			—
Net income attributable to Summit Hotel Properties, Inc.	82,610			90,921			99,214			107,805			124,437
Preferred dividends	(14,838		)	(16,671		)	(17,408		)	(18,232		)	(16,588		)
Premium on redemption of preferred stock	—			(3,277		)	(2,572		)	(2,125		)	—
Net income attributable to common stockholders	$	67,772		$	70,973		$	79,234		$	87,448		$	107,849
Earnings per share:
Basic	$	0.65		$	0.68		$	0.79		$	1.00		$	1.25
Diluted	$	0.65		$	0.68		$	0.79		$	1.00		$	1.24
Weighted average common shares outstanding:
Basic	103,887			103,623			99,406			86,874			85,920
Diluted	103,939			103,842			99,780			87,343			87,144
Dividends per share	$	0.72		$	0.72		$	0.67		$	0.55		$	0.47
Balance Sheet Data
Total assets	$	2,355,683		$	2,222,297		$	2,209,874		$	1,718,505		$	1,575,394
Debt	$	1,016,163		$	958,712		$	868,236		$	652,414		$	671,536
Total equity	$	1,243,390		$	1,192,144		$	1,277,376		$	1,013,470		$	856,926

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Item 7.        Management’s Discussion and Analysis of Financial Condition and Results of Operations.

Industry Trends and Outlook

Room-night demand in the U.S. lodging industry is generally correlated to certain macroeconomic trends. Key drivers of lodging demand include growth in gross domestic product, corporate profits, capital investments and employment. Volatility in the economy and risks arising from global and domestic political or economic conditions may cause slowing economic growth, which would have an adverse effect on lodging demand. Also, increasing supply in the industry, and specifically in our markets or sub-markets, has and may continue to adversely affect RevPAR in the near-term.

The U.S. lodging industry has experienced a positive trend since emerging from the last downturn in 2009, though at a slower rate in recent periods. According to the PricewaterhouseCoopers LLP industry report, "Hospitality Directions: January 2020," RevPAR growth in the U.S. for Upscale hotels is forecasted to decline by 0.3% for 2020. Actual RevPAR growth in our industry and the Upscale market segment was lower in 2019 than originally forecasted and RevPAR is expected to continue to decelerate in fiscal year 2020.

Operating Performance Metrics

We use a variety of performance indicators and other information to evaluate the financial condition and operating performance of our business. These key indicators include financial information that is prepared in accordance with GAAP, as well as other financial information that is not prepared in accordance with GAAP. In addition, we use other information that may not be financial in nature, including statistical information and comparative data. We use this information to measure the performance of individual hotel properties, groups of hotel properties and/or our business as a whole. We periodically compare historical information to our internal budgets as well as industry-wide information. These key indicators include:

• Occupancy — Occupancy represents the total number of guestrooms occupied divided by the total number of guestrooms available.

• Average Daily Rate (ADR) — ADR represents total room revenues divided by the total number of guestrooms occupied.

• Revenue Per Available Room (RevPAR) — RevPAR is the product of ADR and Occupancy.

Occupancy, ADR and RevPAR are commonly used measures within the hotel industry to evaluate operating performance. RevPAR is an important metric for monitoring operating performance at the individual hotel property level and across our business as a whole. We evaluate individual hotel RevPAR performance on an absolute basis with comparisons to budget and prior periods, as well as on a company-wide and market-by-market basis. ADR and RevPAR are based only on room revenue. Room revenue depends on demand (as measured by occupancy), pricing (as measured by ADR), and our available supply of hotel guestrooms. Our ADR, occupancy and RevPAR performance may be affected by macroeconomic factors such as regional and local employment growth, personal income and corporate earnings, office vacancy rates and business relocation decisions, air travel and other business and leisure travel, new hotel property construction, and the pricing strategies of competitors. In addition, our ADR, occupancy and RevPAR performance is dependent on the continued success of our franchisors and brands.

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Hotel Property Portfolio Activity

Acquisitions

We acquired five hotel properties in 2019 and one hotel property in 2018. A summary of these acquisitions is as follows (dollars in thousands): 

Date Acquired	Franchise/Brand	Location	Guestrooms	Purchase  Price(1)
Year Ended December 31, 2019
August 6, 2019	Hampton Inn & Suites	Silverthorne, CO	88	$	25,500
October 8, 2019	Portfolio Purchase - four properties(4)	various(4)	710	249,000
			798	$	274,500	(2)
Year Ended December 31, 2018
September 12, 2018	Residence Inn by Marriott	Boston (Watertown), MA	150	$	71,000	(3)

(1)   In addition to the purchase price, we generally anticipate investing additional amounts for hotel renovations at the time we purchase a hotel property. Such additional investments are included in our underwriting of the hotel property prior to purchase, but are not included in the table above. See Item 7. – "Management's Discussion and Analysis of Financial Condition and Results of Operations – Capital Expenditures."

(2)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million. We own a 51% controlling interest in these hotel properties through a consolidated joint venture.

(3) The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

(4)   On October 8, 2019, we acquired a portfolio of four hotels for an aggregate purchase price of $249.0 million. The hotels acquired included the Hilton Garden Inn - San Francisco, CA, the Hilton Garden Inn - San Jose (Milpitas), CA, the Residence Inn by Marriott - Portland (Downtown), OR, and the Residence Inn by Marriott - Portland (Hillsboro), OR.

The acquisitions of the hotels acquired in 2019 were funded by cash generated from the sale of properties, borrowings under the Joint Venture Credit Facility (as defined in "Note 6 - Debt - Joint Venture Credit Facility" of our Consolidated Financial Statements), capital contributions from our joint venture partner, an advance on our $400 Million Revolver (as defined in "Note 6 - Debt - $600 Million Senior Unsecured Credit and Term Loan Facility" of our Consolidated Financial Statements), and operating cash flows. The acquisition of the hotel acquired in 2018 was funded by an advance on our former $300 million revolving credit facility, cash generated from the sale of properties, and operating cash flows.

Developed Properties

We completed the development and commenced operations of the 168-guestroom Hyatt House Across From Orlando Universal Resort™ on June 27, 2018. The total construction cost for this hotel was $32.8 million, excluding land that we acquired in a prior-year transaction. The carrying amount for this hotel includes internal capitalized costs of $1.6 million. Total costs of $37.2 million, including the carrying amount of the land, were reclassified as Investment in hotel properties, net upon completion.

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Asset Sales

A summary of the dispositions in 2019 and 2018 follows (dollars in thousands):

Disposition Date	Franchise/Brand	Location	Guestrooms	Gross Sales Price		Aggregate Gain, net
Year Ended December 31, 2019
February 12, 2019	Portfolio Sale - two properties(1)	Charleston, WV (1)	130	$	11,600	$	4,163
April 17, 2019	Portfolio Sale - six properties (2)	various (2)	815	135,000		36,626
November 8, 2019	Portfolio Sale - two properties (3)	Birmingham, AL (3)	225	21,800		4,857
Total			1,170	$	168,400	$	45,646
Year Ended December 31, 2018
June 29, 2018	Portfolio Sale - two properties(4)	various (4)	175	$	18,950	$	13,133
June 29, 2018	Portfolio Sale - two properties (5)	Duluth, GA (5)	265	24,850		4,218
July 24, 2018	Portfolio Sale - three properties (6)	various (6)	322	46,500		22,964
September 28, 2018	Hyatt Place	Fort Myers, FL	148	16,500		2,195
November 7, 2018	Land parcel	Spokane, WA	n/a	450		139
Total			910	$	107,250	$	42,649

(1)   The portfolio included the Country Inn & Suites and the Holiday Inn Express in Charleston, WV.

(2)   The portfolio included the SpringHill Suites in Minneapolis (Bloomington), MN, the Hampton Inn & Suites in Minneapolis (Bloomington), MN, the Residence Inn in Salt Lake City, UT, the Hyatt Place in Dallas (Arlington), TX, the Hampton Inn in Santa Barbara (Goleta), CA, and the Hampton Inn in Boston (Norwood), MA. The sale resulted in a net gain of $36.6 million based on a gross aggregate sales price of $135.0 million, or a net aggregate sales price of $133.0 million after a buyer credit of $2.0 million.

(3) The portfolio included the Hilton Garden Inn in Birmingham (Lakeshore), AL and the Hilton Garden Inn in Birmingham (Liberty Park), AL.

(4)   The portfolio included the Hampton Inn in Provo, UT and the Holiday Inn Express & Suites in Sandy, UT.

(5)   The portfolio included the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA. We provided seller financing of $3.6 million on the sale of these properties under two three-and-a-half-year second mortgage notes with a blended interest rate of 7.38%.

(6) The portfolio included the Hampton Inn & Suites in Smyrna, TN, the Hilton Garden Inn in Smyrna, TN and the Hyatt Place Phoenix North in Phoenix, AZ. The proceeds from these sales were used to complete a 1031 Exchange, which resulted in the deferral of taxable gains of $22.2 million.

Hotel Revenues and Operating Expenses

Our revenues are derived from hotel operations and consist of room revenue, food and beverage revenue and other revenue. As a result of our focus on select-service hotels, substantially all of our revenues are related to the sales of hotel guestrooms. Our other revenue consists of ancillary revenues related to meeting rooms, parking and other guest services provided at certain of our hotel properties.

Our hotel operating expenses consist primarily of expenses incurred in the day-to-day operation of our hotel properties. Many of our expenses are fixed, such as essential hotel staff, real estate taxes, insurance, and depreciation. These expenses generally do not decrease even if the revenues at our hotel properties decrease. Room expense includes housekeeping and front office wages and payroll taxes, reservation systems, room supplies, laundry services and other costs. Food and beverage expense primarily includes the cost of food, the cost of beverages and associated labor costs. Other operating expenses include labor and other costs associated with administrative departments, sales and marketing, repairs and maintenance, utility costs and franchise fees.

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Results of Operations

The comparisons that follow should be reviewed in conjunction with the Consolidated Financial Statements included elsewhere in this Form 10-K.

Comparison of 2019 to 2018

The following table contains key operating metrics for our total portfolio and our same-store portfolio for 2019 compared with 2018 (dollars in thousands, except ADR and RevPAR).  We define same-store hotels as properties that we owned as of December 31, 2019 and that we have owned at all times since January 1, 2018.

	2019						2018						Year-over-Year Dollar Change						Year-over-Year Percentage Change
	Total  Portfolio (72 hotels)			Same-Store Portfolio (65 hotels)			Total  Portfolio (77 hotels)			Same-Store Portfolio (65 hotels)			Total  Portfolio (72/77 hotels)			Same-Store Portfolio (65 hotels)			Total  Portfolio (72/77 hotels)			Same-Store Portfolio (65 hotels)
Revenues:
Room	$	505,342		$	461,138		$	523,439		$	456,180		$	(18,097	)	$	4,958		(3.5	)%		1.1	%
Food and beverage	23,785			22,304			24,225			22,188			(440		)	116			(1.8	)%		0.5	%
Other	20,221			19,299			19,606			18,639			615			660			3.1	%		3.5	%
Total	$	549,348		$	502,741		$	567,270		$	497,007		$	(17,922	)	$	5,734		(3.2	)%		1.2	%
Expenses:
Room	$	112,244		$	102,024		$	119,724		$	102,569		$	(7,480	)	$	(545	)	(6.2	)%		(0.5	)%
Food and beverage	18,552			17,143			19,191			17,264			(639		)	(121		)	(3.3	)%		(0.7	)%
Other hotel operating expenses	158,181			144,291			159,173			137,541			(992		)	6,750			(0.6	)%		4.9	%
Total	$	288,977		$	263,458		$	298,088		$	257,374		$	(9,111	)	$	6,084		(3.1	)%		2.4	%
Occupancy	78.5		%	78.3		%	77.9		%	77.9		%	n/a			n/a			62		bps	45		bps
ADR	$	158.45		$	158.57		$	153.79		$	157.83		$	4.66		$	0.74		3.0	%		0.5	%
RevPAR	$	124.35		$	124.21		$	119.75		$	122.91		$	4.60		$	1.30		3.8	%		1.1	%

The total portfolio information above includes revenues and expenses from the five hotels we acquired in 2019 (the “2019 Acquired Hotels”) and the one hotel property that we acquired and the one hotel we developed in 2018 (the “2018 Acquired Hotels”) from the date of acquisition through December 31, 2019, and operating information (occupancy, ADR, and RevPAR) for the period each hotel was owned. Accordingly, the information does not reflect a full twelve months of operations in 2019 for the 2019 Acquired Hotels or a full twelve months of operations in 2018 for the 2018 Acquired Hotels. The combined 2019 Acquired Hotels and 2018 Acquired Hotels are referred to as the “2019/2018 Acquired Hotels.” Additionally, the information does not reflect a full twelve months of operations in 2019 and 2018 for hotel properties sold in each respective year. The combined hotels sold in 2019 and 2018 are referred to as the "2019/2018 Sold Hotels."

Changes from the year ended December 31, 2019 compared with the year ended December 31, 2018 were due to the following:

• Revenues. The decline in revenues was due to a $47.5 million decline in revenue related to the 2019/2018 Sold Hotels, partially offset by incremental revenues of $23.8 million generated by the 2019/2018 Acquired Hotels and a $5.7 million increase in same-store revenues.

• RevPAR. The 3.8% increase in RevPAR for the total portfolio is the result of the purchase of higher RevPAR hotel properties with the 2019/2018 Acquired Hotels, which produced an aggregate RevPAR of $154.16 in 2019, the sale of lower RevPAR hotels with the 2019/2018 Sold Hotels, which produced an aggregate RevPAR of $99.15 in 2018, and a 1.1% increase in RevPAR for the same-store hotels.

• Expenses. The decrease in total portfolio expenses is the result of a decline in expenses of $26.0 million related to the 2019/2018 Sold Hotels, partially offset by incremental expenses of $10.8 million due to the 2019/2018 Acquired

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Hotels and an increase in same-store expenses of $6.1 million. The increase in same-store expenses was primarily driven by an increase in labor related costs.

The following table includes other consolidated income and expenses for 2019 compared with 2018 (dollars in thousands).

	For the Years Ended December 31,
	2019		2018			Dollar Change			Percentage Change
Property taxes, insurance and other	$	44,220	$	43,339		$	881		2.0	%
Management fees	16,575		18,521			(1,946		)	(10.5	)%
Depreciation and amortization	99,445		101,013			(1,568		)	(1.6	)%
Corporate general and administrative	23,622		21,509			2,113			9.8	%
Loss on impairment of assets	2,521		1,075			1,446			134.5	%
Gain on disposal of assets, net	45,418		41,474			3,944			9.5	%
Interest expense	41,030		41,944			(914		)	(2.2	)%
Other income, net	5,472		6,949			(1,477		)	(21.3	)%
Income tax expense (benefit)	1,500		(922		)	2,422			(262.7	)%

Changes from the year ended December 31, 2019 compared with the year ended December 31, 2018 were due to the following:

• Property Taxes, Insurance and Other. This increase is primarily due to increased insurance premiums related to our casualty and general liability policies and an increase in property taxes for the 2019/2018 Acquired Hotels offset by a decrease in property taxes for the 2019/2018 Sold Hotels.

• Management Fees. This decrease is primarily due to reduced consolidated revenues upon which management fees are based as a result of the sale of hotel properties during the period.

• Depreciation and Amortization. This decline is due to a decrease in depreciation expense of $6.3 million related to the hotel properties sold after December 31, 2017 and a decrease in depreciation expense of $1.0 million for the same-store portfolio as a result of assets becoming fully depreciated, partially offset by incremental depreciation associated with the 2019/2018 Acquired Hotels of $5.7 million.

• Corporate General and Administrative. This increase is primarily due to increases in incentive compensation costs.

• Loss on Impairment of Assets. In 2019, we recorded impairment charges on one hotel property and two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals and a purchase contract for the sale of one of the land parcels that is expected to be completed in 2020. In 2018, we recorded impairment charges on two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals.

• Gain on Disposal of Assets. This increase is primarily due to the sale of ten hotels in 2019 for a net gain of $45.6 million compared to the sale of eight hotels in 2018 for a net gain of $42.5 million.

• Interest Expense. Declines in base interest rates resulted in a reduction in interest expense in 2019.

• Other Income. This decline is due to a decline in casualty recoveries of $1.5 million and additional debt transaction costs of $1.5 million offset by an increase in interest income of $1.1 million as a result of an increase in the balance of real estate loans in 2019 and an increase in tenant income of $0.5 million.

• Income Tax Expense/Benefit. In 2019, we recorded income tax expense of $1.5 million primarily driven by the taxable income of our TRS entity for the period. In 2018, we recorded a tax benefit of $0.9 million as a result of state tax refunds in excess of our federal tax expense on the taxable income of our TRS entity for the period.

For information about our key operating metrics and results of operations for the year ended 2018 compared to the year ended 2017, refer to the "Management's Discussion and Analysis of Financial Conditions and Results of Operations - Results of Operations" section of the Company's Annual Report on Form 10-K for the year ended December 31, 2018 filed with the SEC.

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Non-GAAP Financial Measures

We disclose certain “non-GAAP financial measures,” which are measures of our historical financial performance. Non-GAAP financial measures are financial measures not prescribed by Generally Accepted Accounting Principles ("GAAP"). These measures are as follows: (i) Funds From Operations (“FFO”) and Adjusted Funds from Operations ("AFFO"), (ii) Earnings before Interest, Taxes, Depreciation and Amortization ("EBITDA"), Earnings before Interest, Taxes, Depreciation and Amortization for Real Estate ("EBITDAre") and Adjusted EBITDAre (as described below). We caution investors that amounts presented in accordance with our definitions of non-GAAP financial measures may not be comparable to similar measures disclosed by other companies, since not all companies calculate these non-GAAP financial measures in the same manner. Our non-GAAP financial measures should be considered along with, but not as alternatives to, net income (loss) as a measure of our operating performance. Our non-GAAP financial measures may include funds that may not be available for our discretionary use due to functional requirements to conserve funds for capital expenditures, property acquisitions, debt service obligations and other commitments and uncertainties. Although we believe that our non-GAAP financial measures can enhance the understanding of our financial condition and results of operations, these non-GAAP financial measures are not necessarily better indicators of any trend as compared to a comparable measure prescribed by GAAP such as net income (loss).

FFO and AFFO

As defined by Nareit, FFO represents net income or loss (computed in accordance with GAAP), excluding preferred dividends, gains (or losses) from sales of real property, impairment losses on real estate assets, items classified by GAAP as extraordinary, the cumulative effect of changes in accounting principles, plus depreciation and amortization related to real estate assets, and adjustments for unconsolidated partnerships, and joint ventures. AFFO represents FFO excluding amortization of deferred financing costs, franchise fees, equity-based compensation expense, debt transaction costs, premiums on redemption of preferred shares, losses from net casualties, non-cash interest income and non-cash income tax related adjustments to our deferred tax asset. Unless otherwise indicated, we present FFO and AFFO applicable to our common shares and common units. We present FFO and AFFO because we consider FFO and AFFO an important supplemental measure of our operational performance and believe it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO and AFFO when reporting their results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO and AFFO exclude depreciation and amortization related to real estate assets, gains and losses from real property dispositions and impairment losses on real estate assets, FFO and AFFO provide performance measures that, when compared year over year, reflect the effect to operations from trends in occupancy, guestroom rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income. Our computation of FFO differs slightly from the computation of Nareit-defined FFO related to the reporting of corporate depreciation and amortization expense. Our computation of FFO may also differ from the methodology for calculating FFO used by other equity REITs and, accordingly, may not be comparable to such other REITs. FFO and AFFO should not be considered as an alternative to net income (loss) (computed in accordance with GAAP) as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions.  Where indicated in this Annual Report on Form 10-K, FFO is based on our computation of FFO and not the computation of Nareit-defined FFO unless otherwise noted.

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The following is a reconciliation of our GAAP net income to FFO and AFFO for the years ended December 31, 2019, 2018 and 2017 (in thousands, except per share/unit amounts): 

	2019			2018			2017
Net income	$	82,348		$	91,126		$	99,521
Preferred dividends	(14,838		)	(16,671		)	(17,408		)
Premium on redemption of preferred stock	—			(3,277		)	(2,572		)
Loss related to non-controlling interest in joint venture	419			—			—
Net income applicable to common shares and common units	67,929			71,178			79,541
Real estate-related depreciation	99,013			100,545			85,524
Loss on impairment of assets	2,521			1,075			—
Gain on disposal of assets, net	(45,418		)	(41,474		)	(43,209		)
Adjustments related to non-controlling interest in consolidated joint venture	(1,554		)	—			—
FFO applicable to common shares and common units	122,491			131,324			121,856
Amortization of lease-related intangible assets, net	127			712			—
Amortization of deferred financing costs	1,485			1,973			2,022
Amortization of franchise fees	432			468			403
Equity-based compensation	6,219			6,665			5,887
Hotel property acquisition costs	—			—			354
Debt transaction costs	1,892			401			195
Premium on redemption of preferred stock	—			3,277			2,572
Non-cash interest income	(2,477		)	(2,045		)	(284		)
Non-cash lease expense, net	494			—			—
Casualty (recoveries) losses, net	(239		)	(1,786		)	500
Non-cash income tax related to adjustment to deferred tax asset	—			—			606
Adjustments related to non-controlling interest in consolidated joint venture	(68		)	—			—
AFFO applicable to common shares and common units	$	130,356		$	140,989		$	134,111
Weighted average diluted common shares/common units (1)	104,363			104,315			100,372
FFO per common share/common unit	$	1.17		$	1.26		$	1.21
AFFO per common share/common unit	$	1.25		$	1.35		$	1.34

(1)       Includes Common Units in the Operating Partnership held by limited partners (other than us and our subsidiaries) because the Common Units are redeemable for cash or, at our election, shares of our common stock.

During the year ended December 31, 2019, AFFO applicable to common shares and common units declined $10.6 million, or 7.5%, over the prior year due to forgone net income subsequent to the disposition of hotel properties during the period, partially offset by AFFO from acquired properties through the joint venture.

For information about our AFFO for the year ended 2018 compared to the year ended 2017, refer to the "Management's Discussion and Analysis of Financial Conditions and Results of Operations - Non-GAAP Financial Measures" section of the Company's Annual Report on Form 10-K for the year ended December 31, 2018 filed with the SEC.

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EBITDA, EBITDAre and Adjusted EBITDAre

EBITDA

EBITDA represents net income or loss, excluding: (i) interest, (ii) income tax expense and (iii) depreciation and amortization. We believe EBITDA is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results. Our management team also uses EBITDA as one measure in determining the value of acquisitions and dispositions.

EBITDAre and Adjusted EBITDAre

In September 2017, Nareit proposed a standardized performance measure, called EBITDAre, which is based on EBITDA and is expected to provide additional relevant information about REITs as real estate companies in support of growing interest among generalist investors. The conclusion was reached that, while dedicated REIT investors have long been accustomed to utilizing the industry’s supplemental measures such as FFO and net operating income (“NOI”) to evaluate the investment quality of REITs as real estate companies, it would be helpful to generalist investors for REITs as real estate companies to also present EBITDAre as a more widely known and understood supplemental measure of performance. EBITDAre is intended to be a supplemental non-GAAP performance measure that is independent of a company’s capital structure and will provide a uniform basis for one measurement of the enterprise value of a company compared to other REITs.

EBITDAre, as defined by Nareit, is calculated as EBITDA, excluding: (i) loss and gains on disposition of property and (ii) asset impairments, if any. We believe EBITDAre is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results.

We make additional adjustments to EBITDAre when evaluating our performance because we believe that the exclusion of certain additional non-recurring or unusual items described below provides useful supplemental information to investors regarding our ongoing operating performance. We believe that the presentation of Adjusted EBITDAre, when combined with the primary GAAP presentation of net income, is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results.

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The following is a reconciliation of our GAAP net income to EBITDAre for the years ended December 31, 2019, 2018 and 2017 (in thousands): 

	2019			2018			2017
Net income	$	82,348		$	91,126		$	99,521
Depreciation and amortization	99,445			101,013			85,927
Interest expense	41,030			41,944			29,687
Interest income	(278		)	(229		)	(104		)
Income tax expense (benefit)	1,500			(922		)	1,674
EBITDA	224,045			232,932			216,705
Loss on impairment of assets	2,521			1,075			—
Gain on disposal of assets, net	(45,418		)	(41,474		)	(43,209		)
EBITDAre	181,148			192,533			173,496
Amortization of lease-related intangible assets, net	127			712			—
Equity-based compensation	6,219			6,665			5,887
Hotel property acquisition costs	—			—			354
Debt transaction costs	1,892			401			195
Non-cash interest income	(2,477		)	(2,045		)	(284		)
Non-cash lease expense, net	494			—			—
Casualty (recoveries) losses, net	(239		)	(1,786		)	500
Loss related to non-controlling interest in joint venture	419			—			—
Adjustments related to non-controlling interest in consolidated joint venture	(2,320		)	—			—
Adjusted EBITDAre	$	185,263		$	196,480		$	180,148

During the year ended December 31, 2019, Adjusted EBITDAre decreased $11.2 million, or 5.7%, from the prior year primarily due to forgone net income subsequent to the disposition of hotel properties during the period, partially offset by Adjusted EBITDAre from acquired properties through the joint venture.

For information about our Adjusted EBITDAre for the year ended 2018 compared to the year ended 2017, refer to the "Management's Discussion and Analysis of Financial Conditions and Results of Operations - Non-GAAP Financial Measures" section of the Company's Annual Report on Form 10-K for the year ended December 31, 2018 filed with the SEC.

Liquidity and Capital Resources

Our short-term liquidity requirements consist primarily of operating expenses and other expenditures directly associated with our hotel properties, recurring maintenance and capital expenditures necessary to maintain our hotel properties in accordance with internal and brand standards, capital expenditures to improve our hotel properties, hotel development costs, acquisitions, interest payments, settlement of interest rate swaps, scheduled principal payments on outstanding indebtedness, restricted cash funding obligations, mezzanine loan funding commitments, joint venture acquisitions and capital requirements, corporate overhead, and distributions to our stockholders. Our long-term liquidity requirements consist primarily of the costs of acquiring additional hotel properties, renovations and other non-recurring capital expenditures that periodically are made with respect to our hotel properties, dividend distributions, and scheduled debt payments, including maturing loans.

To satisfy the requirements for qualification as a REIT, we must meet a number of organizational and operational requirements, including a requirement that we distribute annually at least 90% of our REIT taxable income to our stockholders, determined without regard to the deduction for dividends paid and excluding any net capital gains. We intend to distribute a sufficient amount of our taxable income to maintain our status as a REIT and to avoid tax on undistributed income. Because we anticipate distributing a substantial amount of our available cash from operations, if sufficient funds are not available to us from hotel dispositions, our senior unsecured revolving credit and term loan facilities and additional mortgage and other loans, we will need to raise capital to grow our business and invest in additional hotel properties.

We expect to satisfy our liquidity requirements with cash provided by operations, working capital, short-term borrowings under our $400 Million Revolver, term debt, collection of notes receivable, the strategic sale of hotels, distributions from the joint venture and the release of restricted cash upon satisfaction of the usage requirements. In addition, we may fund

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the purchase price of hotel acquisitions, hotel development costs, and cost of required capital improvements by borrowing under our $400 Million Revolver, assuming mortgage debt from the seller on acquired hotels, issuing securities (including common units issued by our Operating Partnership), contributions from joint venture partners, borrowings under our Joint Venture Credit Facility, or incurring various types of debt. Further, we may seek to meet our liquidity requirements by raising capital through public or private offerings of our equity or debt securities. However, certain factors may have an adverse effect on our ability to access these capital sources, including our degree of leverage, the value of our unencumbered hotel properties, borrowing restrictions imposed by lenders, volatility in the equity and debt capital markets and other market conditions. We will continue to analyze which sources of capital are most advantageous to us at any particular point in time, but financing may not be consistently available to us on terms that are attractive, or at all. We believe that our cash provided by operations, working capital, borrowings available under our various credit facilities and other sources of funds available to us will be sufficient to meet our ongoing liquidity requirements for at least the next twelve months.

On April 24, 2019, we repaid a mortgage loan with Compass Bank totaling $21.9 million that was secured by three hotel properties using funds from the 2018 Unsecured Credit Facility. There was no prepayment penalty associated with the repayment of this loan. After repayment of the mortgage loan, the three hotels were added to the Company’s Unencumbered Properties.

On April 17, 2019, we completed the sale of six hotel properties for a gross aggregate sales price of $135.0 million, or a net aggregate sales price of $133.0 million after a buyer credit of $2.0 million. The sale resulted in a net gain of $36.6 million. The net proceeds from the sale were used to pay down the balance of the 2018 Unsecured Credit Facility.

On April 11, 2019, we repaid a $10.6 million mortgage loan with U.S. Bank using funds from the 2018 Unsecured Credit Facility to release the encumbrance on the Hampton Inn in Goleta, CA to facilitate the sale of the property. As a result of this transaction, we incurred debt transaction costs of $1.0 million.

On March 19, 2019, we had a mortgage loan of $26.2 million that was secured by four hotel properties. We defeased $6.3 million of the principal using funds from the 2018 Unsecured Credit Facility to have the encumbrance released on one property, the Hyatt Place in Arlington, TX, to facilitate the sale of the property. As a result of this transaction, we recorded debt transaction costs of $0.6 million, primarily related to the debt defeasance premium. The mortgage loan remains outstanding and is secured by the remaining three hotel properties.

At December 31, 2019, our scheduled debt principal amortization payments during the next 12 months total approximately $3.7 million. Although we believe we will have the capacity to pay these scheduled principal debt payments from operations or that we will be able to fund them using draws under the 2018 Unsecured Credit Facility, there can be no assurances that our credit facility will be available to repay such amortizing debt as draws under our credit facility are subject to certain financial covenants. At December 31, 2019, we were in compliance with all of our covenants under the 2018 Unsecured Credit Facility.

We have provided mezzanine loans on four real estate development projects to fund up to an aggregate of $58.4 million for the development of four hotel properties. Three of the real estate development loans closed in the fourth quarter of 2017 and each has a stated interest rate of 8.0% and an initial term of approximately three years. One of the real estate development loans closed in the third quarter of 2019 and has a stated interest rate of 9% and an initial term of 30 months. As of December 31, 2019, we have funded $37.4 million of our $58.4 million loan commitment. See "Note 4 - Investment in Real Estate Loans" to the Consolidated Financial Statements for additional information concerning these loans and our rights to acquire ownership of the properties.

Outstanding Indebtedness

At December 31, 2019, we had $157.7 million in outstanding indebtedness secured by first priority mortgage liens on 15 hotel properties. We also had borrowed $275.0 million on our 2018 Unsecured Credit Facility, $225.0 million on our 2018 Term Loan, and $225.0 million on our 2017 Term Loan, each of which were supported at December 31, 2019 by a borrowing base of 52 unencumbered hotel properties. At December 31, 2019, the maximum amount of borrowing permitted under the 2018 Unsecured Credit Facility was $600.0 million, of which we had borrowed $275.0 million and $315.0 million was available to borrow.

At December 31, 2019, our subsidiary joint venture had $140.0 million outstanding on its credit facility, which included borrowings of $75.0 million on its $75 million term loan and $65.0 million on its $125 million revolving line of credit. The credit facility is supported by the five hotel properties in the joint venture.

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We intend to secure or assume term loan financing, use our 2018 Unsecured Credit Facility, or utilize our Joint Venture Credit Facility to fund joint venture acquisitions and capital improvements, together with other sources of financing, to fund future acquisitions and capital improvements. We may not succeed in obtaining new financing on favorable terms, or at all, and we cannot predict the size or terms of future financings. Our failure to obtain new financing could adversely affect our ability to grow our business.

We intend to maintain a prudent capital structure and, while the ratio will vary from time to time, we generally intend to limit our ratio of net indebtedness to Adjusted EBITDAre to no more than 6.5x. For purposes of calculating this ratio, we exclude preferred stock from indebtedness.

We have obtained financing through debt instruments having staggered maturities and intend to continue to do so in the future. Our debt includes, and may include in the future, debt secured by stock pledges, debt secured by first priority mortgage liens on certain hotel properties and unsecured debt. We believe we will have adequate liquidity to meet the requirements for scheduled maturities and principal repayments. However, we can provide no assurance that we will be able to refinance our indebtedness as it becomes due and, if refinanced, whether such refinancing will be available on favorable terms.

Our outstanding indebtedness requires us to comply with various financial and other covenants. We are currently in compliance with all covenants.

See "Note 6 - Debt" to the Consolidated Financial Statements for additional information concerning our 2018 Unsecured Credit Facility, 2018 Term Loan, and other unsecured and secured indebtedness of the Company.

     A summary of our debt at December 31, 2019 is as follows (dollars in thousands):

Lender	Interest Rate	Amortization  Period (Years)	Maturity Date	Number of  Encumbered Properties	Principal Amount Outstanding
$600 Million Senior Unsecured Credit and Term Loan Facility (1)
Deutsche Bank AG New York Branch
$400 Million Revolver	3.41% Variable	n/a	March 31, 2023	n/a	$	75,000
$200 Million Term Loan	3.36% Variable	n/a	April 1, 2024	n/a	200,000
Total Senior Unsecured Credit and Term Loan Facility					275,000
Joint Venture Credit Facility (2)
Bank of America, N.A.
$125 Million Revolver	3.91% Variable	n/a	October 8, 2023	n/a	65,000
$75 Million Term Loan	3.86% Variable	n/a	October 8, 2023	n/a	75,000
Total Joint Venture Credit Facility					140,000
Unsecured Term Loans (1)
KeyBank National Association
Term Loan	3.36% Variable	n/a	November 25, 2022	n/a	225,000
KeyBank National Association
Term Loan	3.66% Variable	n/a	February 14, 2025	n/a	225,000
Secured Mortgage Indebtedness
KeyBank National Association	4.46% Fixed	30	February 1, 2023	3	19,510
	4.52% Fixed	30	April 1, 2023	3	19,992
	4.30% Fixed	30	April 1, 2023	3	19,323
	4.95% Fixed	30	August 1, 2023	2	34,695
MetaBank	4.44% Fixed	25	July 1, 2027	3	47,226
Bank of Cascades (3)	3.76% Variable	25	December 19, 2024	1	8,490
	4.30% Fixed	25	December 19, 2024	—	8,490
Total Mortgage Loans				15	157,726
Total Debt					$	1,022,726

(1) The $600 Million Senior Secured Credit and Term Loan Facility and Unsecured Term Loans are supported by a borrowing base of 52 unencumbered hotel properties.

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(2) The Joint Venture Credit Facility is secured by pledges of the equity in the entities (and affiliated entities) that own the hotels.

(3) The Bank of Cascades mortgage loan is comprised of two promissory notes that are secured by the same collateral and cross-defaulted.

Capital Expenditures

During the year ended December 31, 2019, we funded $59.3 million in capital expenditures.  We anticipate spending an estimated $50.0 million to $70.0 million in capital expenditures on a consolidated basis, and $45.0 million to $65.0 million on a pro rata basis, across our portfolio in 2020. We expect to fund these expenditures through a combination of cash provided by operations, working capital, release of restricted cash, borrowings under the 2018 Unsecured Credit Facility, or other potential sources of capital, to the extent available to us.

Cash Flow Analysis

The following table summarizes changes in cash flows for the years ended December 31, 2019 and December 31, 2018:

	For the Years Ended December 31,
	2019			2018			Change
	(in thousands)
Net cash provided by operating activities	$	148,478		$	161,651		$	(13,173	)
Net cash used in investing activities	(182,164		)	(63,057		)	(119,107		)
Net cash provided by (used in) financing activities	30,963			(92,045		)	123,008
Net change in cash and cash equivalents	$	(2,723	)	$	6,549		$	(9,272	)

Changes from the year ended December 31, 2019 compared to the year ended December 31, 2018 were due to the following:

• Cash provided by operating activities. This decrease primarily resulted from a decrease in net income of $12.6 million, after adjusting for non-cash items, such as depreciation and amortization and gains on the sale of assets, due to the sale of hotel properties and net changes in working capital of $0.6 million primarily due to the timing of working capital changes.

• Cash used in investing activities. This increase in cash used in investing activities is primarily due to an increase in asset acquisitions of $211.6 million, partially offset by an increase in proceeds from asset dispositions of $61.7 million, a reduction in investments in hotel properties under development of $13.4 million, a reduction in the net funding of real estate loans of $10.0 million, and a reduction in capital expenditures of $7.3 million.

• Cash provided by (used in) financing activities. This increase is primarily due to net borrowings of $57.7 million during 2019 and capital contributions from the non-controlling interest in the joint venture of $68.7 million to fund acquisitions.

For information about our consolidated cash flows for the year ended 2018 compared to the year ended 2017, refer to the "Management's Discussion and Analysis of Financial Conditions and Results of Operations - Cash Flow Analysis" section of the Company's Annual Report on Form 10-K for the year ended December 31, 2018 filed with the SEC.

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Contractual Obligations

The following table outlines the timing of required payments related to our long-term debt and other contractual obligations at December 31, 2019 (dollars in thousands):

	Payments Due By Period
	Total		Less than One Year		One to Three Years		Three to Five Years		More than Five Years
Debt obligations (1)	$	1,022,726	$	3,742	$	233,321	$	419,427	$	366,236
Currently projected interest (2)	164,887		40,993		81,159		38,555		4,180
Operating lease obligations (3)	36,764		2,148		3,853		1,859		28,904
Purchase obligations (4)	10,535		10,535		—		—		—
Total	$	1,234,912	$	57,418	$	318,333	$	459,841	$	399,320

(1) Amounts shown include amortization of principal and debt maturities. 

(2) Interest payments on our variable rate debt have been estimated using the interest rates in effect at December 31, 2019, after giving effect to our interest rate swaps.

(3) Amounts consist primarily of non-cancelable ground lease and corporate office lease obligations.

(4) This amount represents purchase orders and executed contracts for renovation projects at our hotel properties. 

Inflation

Operators of hotel properties, in general, possess the ability to adjust guestroom rates daily to reflect the effects of inflation on our operating expenses. However, competitive pressures may limit the ability of our management companies to raise guestroom rates and thus, we may not be able to offset increased expenses with an increase in revenues.

Critical Accounting Policies

See "Note 2 - Basis of Presentation and Significant Accounting Policies" to the Consolidated Financial Statements.

New Accounting Standards

In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which clarifies when an entity recognizes a credit loss on certain financial assets. In May 2019, the FASB issued ASU No. 2019-05, Financial Instruments - Credit Losses: Targeted Transition Relief, which provides an option to irrevocably elect the fair value option in ASC No. 825-10, Financial Instruments - Overall, applied on an instrument-by-instrument basis for eligible instruments, upon adoption of ASC No. 326, Financial Instruments - Credit Losses. ASU 2016-13 and ASU 2019-05 are both effective for our fiscal year commencing on January 1, 2020, with early adoption permitted. The adoption of ASU No. 2016-13 or ASU No. 2019-05 did not have a material effect on our consolidated financial position or results of operations.

In August 2018, the FASB issued ASU No. 2018-15, Goodwill and Other- Internal-Use Software (Subtopic 350-40): Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement, which clarifies how an entity should account for fees paid in a cloud computing arrangement. ASU 2018-15 is effective for our fiscal year commencing on January 1, 2020, with early adoption permitted. During fiscal 2019, we elected to early adopt ASU No. 2018-15. The adoption of ASU No. 2018-15 did not have a material effect on our consolidated financial position or results of operations.

In December 2019, the FASB issued ASU No. 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes, which is intended to simplify various aspects related to accounting for income taxes. ASU No. 2019-12 removes certain exceptions to the general principles in Topic 740 and also clarifies and amends existing guidance to improve consistent application. ASU No. 2019-12 is effective for our fiscal year commencing on January 1, 2021, with early adoption permitted. The adoption of ASU No. 2019-12 will not have a material effect on our consolidated financial position or results of operations.

See "Note 2 - Basis of Presentation and Significant Accounting Policies" to the Consolidated Financial Statements.

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Cybersecurity

The hospitality industry and certain of the major hotel franchise companies have recently experienced cybersecurity breaches. We have not experienced any material cybersecurity losses at any of our properties. We manage cybersecurity risks with our franchisors and property management companies. An important part of our cybersecurity risk mitigation efforts includes maintaining cybersecurity insurance and indemnifications in certain of our property management agreements. Our Board of Directors provides on-going oversight of management's approach to managing cybersecurity risks.

Recent Developments

Equity Transactions

On January 31, 2020, our Board of Directors declared cash dividends of $0.18 per share of common stock, $0.403125 per share of 6.45% Series D Cumulative Redeemable Preferred Stock, and $0.390625 per share of 6.25% Series E Cumulative Redeemable Preferred Stock. These dividends are payable February 28, 2020 to stockholders of record on February 14, 2020.

Debt Transactions

On February 18, 2020, the Company repriced the $225 million 2018 Term Loan, lowering the interest rate to 150 basis points plus LIBOR based on the Company’s current leverage based pricing level, which represents a reduction of 40 basis points compared to the prior rate of 190 basis points plus LIBOR.  All other material provisions of the loan remain unchanged, including the maturity date of the loan which remains February 14, 2025. The Company expects to realize approximately $0.9 million of annual interest expense savings as a result of the transaction through the remaining term of the loan.

Item 7A.    Quantitative and Qualitative Disclosures about Market Risk.

Market Risk

Market risk includes risks that arise from changes in interest rates, foreign currency exchange rates, commodity prices, equity prices and other market changes that impact market-sensitive instruments. In pursuing our business strategies, the primary market risk to which we are exposed is interest rate risk. Our primary interest rate exposure is to 30-day LIBOR. We primarily use derivative financial instruments to manage interest rate risk.

Our interest rate derivatives are based on USD-LIBOR. In July 2017, the Financial Conduct Authority (“FCA”) that regulates LIBOR announced it intends to stop compelling banks to submit rates for the calculation of LIBOR after 2021. As a result, the Federal Reserve Board and the Federal Reserve Bank of New York organized the Alternative Reference Rates Committee, which identified the Secured Overnight Financing Rate ("SOFR") as its preferred alternative to USD-LIBOR in derivatives and other financial contracts. The Company has contracts that are indexed to LIBOR and is monitoring and evaluating the related changes and risks. The Company is not able to predict when LIBOR will cease to be available or when there will be sufficient liquidity in the SOFR markets. Any transition from LIBOR to another benchmark interest rate will result in a different calculation of our variable interest rates that are currently indexed to LIBOR. If adequate and reasonable means do not exist for ascertaining LIBOR and such circumstances are unlikely to be temporary, our loan agreements contain provisions for our lenders and us to jointly establish an alternative interest rate.

At December 31, 2019, we were party to four interest rate derivative agreements pursuant to which we receive variable-rate payments in exchange for making fixed-rate payments (dollars in thousands): 

			Notional Amount
Contract date	Effective Date	Expiration Date	December 31, 2019
October 2, 2017	January 29, 2018	January 31, 2023	$	100,000
October 2, 2017	January 29, 2018	January 31, 2023	100,000
June 11, 2018	September 28, 2018	September 30, 2024	75,000
June 11, 2018	December 31, 2018	December 31, 2025	125,000
			$	400,000

     At December 31, 2019, after giving effect to our interest rate derivative agreements, $549.2 million, or 53.7%, of our debt had fixed interest rates and $473.5 million, or 46.3%, had variable interest rates.  At December 31, 2018, after giving

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effect to our interest rate derivative agreements, $569.1 million, or 59.0%, of our debt had fixed interest rates and $395.9 million, or 41.0%, had variable interest rates. The increase in our variable rate debt is primarily due to the Joint Venture Credit Facility. Taking into consideration our existing interest rate swaps an increase in interest rates of 1.0% would decrease our cash flows by approximately $4.7 million per year.

As our fixed-rate debts mature, they will become subject to interest rate risk. At December 31, 2019, we have scheduled payments of principal on debt in 2020 totaling approximately $3.7 million.

Item 8.        Financial Statements and Supplementary Data.

The financial statements and supplementary data required by this item are included on pages F-1 through F-46 of this Annual Report on Form 10-K and are incorporated by reference herein.

Item 9.        Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.

None.

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Item 9A.    Controls and Procedures.

Disclosure Controls and Procedures

Our management evaluated, with the participation of our Chief Executive Officer and our Chief Financial Officer, the effectiveness of our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Exchange Act) as of December 31, 2019. Based on that evaluation, our Chief Executive Officer and our Chief Financial Officer concluded that, as of December 31, 2019, our disclosure controls and procedures were effective to provide reasonable assurance that information required to be disclosed in the reports we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to our management to allow timely decisions regarding required disclosure.

Management’s Report on the Effectiveness of Internal Control Over Financial Reporting

Our management is responsible for establishing and maintaining adequate internal control over financial reporting. Internal control over financial reporting is a process designed by, or under the supervision of, our Chief Executive Officer and our Chief Financial Officer, and effected by our board of directors, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with GAAP and includes those policies and procedures that:

• pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of our assets;

• provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with GAAP and that our receipts and our expenditures are being made only in accordance with authorizations of our management and our board of directors; and

• provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of our assets that could have a material effect on our financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements.  Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

In connection with the preparation of this Annual Report on Form 10-K, our management, under the supervision of our Chief Executive Officer and our Chief Financial Officer, conducted an evaluation of the effectiveness of our internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control—Integrated Framework (2013) established by the Committee of Sponsoring Organizations of the Treadway Commission. Based on such evaluation, our management concluded that we had effective internal control over financial reporting as of December 31, 2019.

Ernst & Young LLP, our independent registered public accounting firm, has issued an auditor’s attestation report on our management’s assessment of the effectiveness of our internal control over financial reporting as of December 31, 2019. This report is included in Part II, Item 8 of this Annual Report on Form 10-K.

Changes in Internal Control Over Financial Reporting

There were no material changes in our internal control over financial reporting during the three months ended December 31, 2019.

Item 9B.    Other Information.

None.

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 PART III

Item 10.        Directors, Executive Officers and Corporate Governance.

The information required by this item is incorporated by reference to our Definitive Proxy Statement on Schedule 14A (the “2020 Proxy Statement”) for the 2020 Annual Meeting of Stockholders.

Item 11.                          Executive Compensation.

The information required by this item is incorporated by reference to our 2020 Proxy Statement.

Item 12.                          Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.

Securities Authorized for Issuance Under Equity Compensation Plans

The following table provides information as of December 31, 2019 with respect to our securities that may be issued under existing equity compensation plans:

Plan Category	Number of Securities to be Issued Upon Exercise of Outstanding Options	Weighted Average Exercise Price of Outstanding Options		Number of Securities Remaining Available for Future Issuance Under Equity Compensation Plans (1)
Equity Compensation Plans Approved by Summit Hotel Properties, Inc. Stockholders (2)	235,000	$	9.75	1,844,221
Equity Compensation Plans Not Approved by Summit Hotel Properties, Inc. Stockholders	—	—		—
Total	235,000	$	9.75	1,844,221

(1)  Excludes securities reflected in the column entitled “Number of Securities to be Issued Upon Exercise of Outstanding Options.”

(2)  Consists of our Equity Plan.

The following table represents common shares retained by the Company for employee taxes due upon vesting of equity awards during the year ended December 31, 2019:

Period	Total Shares Purchased	Average Price Paid Per Share		Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs	Approximate Dollar Value of Shares that May Yet Be Purchased Under the Plans or Programs
March 1, 2019 - March 31, 2019	73,892	$	11.29	—	—
May 1, 2019 - May 31, 2019	448	$	11.74	—	—
Total	74,340			—

The other information required by this item is incorporated by reference to our 2020 Proxy Statement.

Item 13.                          Certain Relationships and Related Transactions, and Director Independence.

The information required by this item is incorporated by reference to our 2020 Proxy Statement.

Item 14.                          Principal Accountant Fees and Services.

The information required by this item is incorporated by reference to our 2020 Proxy Statement.

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PART IV

Item 15.                          Exhibits and Financial Statement Schedules.

1.              Financial Statements:

Included herein at pages F-1 through F-42

2.              Financial Statement Schedules:

The following financial statement schedule is included herein at pages F-43 through F-46.

Schedule III — Real Estate and Accumulated Depreciation

All schedules for which provision is made in Regulation S-X are either not required to be included herein pursuant to the related instructions or are inapplicable or the related information is included in the footnotes to the applicable financial statement.

3.              Exhibits:

The following exhibits are filed as part of this report:

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EXHIBITS

Exhibit Number	Description of Exhibit
3.1	Articles of Amendment and Restatement of Summit Hotel Properties, Inc. (incorporated by reference to Exhibit 3.1 to Annual Report on Form 10-K filed by Summit Hotel Properties, Inc. on February 28, 2012).
3.2	Articles Supplementary designating the Company’s 9.25% Series A Cumulative Redeemable Preferred Stock, $0.01 par value per share (incorporated by reference to Exhibit 3.1 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on October 28, 2011).
3.3	Articles Supplementary designating the Company’s 7.875% Series B Cumulative Redeemable Preferred Stock, $0.01 par value per share (incorporated by reference to Exhibit 3.1 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on December 7, 2012).
3.4	Articles Supplementary designating the Company’s 7.125% Series C Cumulative Redeemable Preferred Stock, $0.01 par value per share (incorporated by reference to Exhibit 3.1 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on March 19, 2013).
3.5	Articles Supplementary designating the Company’s 6.45% Series D Cumulative Redeemable Preferred Stock, $0.01 par value per share (incorporated by reference to Exhibit 3.2 to Registration Statement on Form 8-A filed by Summit Hotel Properties, Inc. on June 24, 2016).
3.6	Articles of Amendment of Summit Hotel Properties, Inc. (incorporated by reference to Exhibit 3.1 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on May 19, 2017).
3.7	Articles Supplementary of Summit Hotel Properties, Inc. (incorporated by reference to Exhibit 3.2 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on May 19, 2017).
3.8	Articles Supplementary to the Articles of Amendment and Restatement of Summit Hotel Properties, Inc. designating the Company’s 6.250% Series E Preferred Stock, $0.01 par value per share (incorporated by reference to Exhibit 3.7 to Registration Statement on Form 8-A filled by Summit Hotel Properties, Inc. on November 8, 2017).
3.9	Second Amended and Restated Bylaws of Summit Hotel Properties, Inc. (incorporated by reference to Exhibit 3.3 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc on May 19, 2017).
3.10	Articles Supplementary to the Articles of Amendment and Restatement of Summit Hotel Properties, Inc. prohibiting election under Sections 3-803, 3-804(a), 3-804(b) and 3-805 of the MGCL without stockholder approval (incorporated by reference to Exhibit 3.1 of the Current Report on Form 8-K filed with the SEC on May 26, 2016).
3.11	First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP, dated February 14, 2011, as amended (incorporated by reference to Exhibit 3.4 to the Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on May 6, 2013).
3.12	First Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP (incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on October 28, 2011).
3.13	Second Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP (incorporated by reference to Exhibit 3.1 of the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on April 16, 2012).
3.14	Third Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP (incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on December 7, 2012).
3.15	Fourth Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP (incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on March 19, 2013).
3.16	Fifth Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP (incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed with the SEC on June 24, 2016).
3.17	Sixth Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP. (incorporated by reference to Exhibit 3.5 of the Company’s Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on August 2, 2016).
3.18	Seventh Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP. (incorporated by reference to Exhibit 3.2 of the Company’s Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on November 8, 2017).
3.19	Eighth Amendment to the First Amended and Restated Agreement of Limited Partnership of Summit Hotel OP, LP. (incorporated by reference to Exhibit 3.19 of the Annual Report filed by Summit Hotel Properties, Inc. on February 21, 2018).

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3.20	First Amendment to the Second Amended and Restated Bylaws of Summit Hotel Properties, Inc. (incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on August 26, 2019).
4.1	Specimen certificate of common stock of Summit Hotel Properties, Inc. (incorporated by reference to Exhibit 4.1 to Amendment No. 5 to Registration Statement on Form S-11 filed by Summit Hotel Properties, Inc. on February 7, 2011).
4.2†	Form of securities.
10.1	$600,000,000 Credit Agreement, dated as of December 6, 2018, among Summit Hotel OP, LP, as Borrower, Summit Hotel Properties, Inc., as Parent Guarantor, the other guarantors named therein, as Subsidiary Guarantors, the Initial Lenders, Initial Issuing Banks and Swing Line Banks, Deutsche Bank AG New York Branch, as Administrative Agent, Bank of America, N.A., and Regions Bank, as Co-Syndication Agents, with Deutsche Bank Securities INC., Merrill Lynch, Pierce, Fenner & Smith Incorporated, as Joint Lead Arrangers and as Joint Bookrunners (incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on December 10, 2018).
10.2	$225,000,000 Credit Agreement, dated as of September 26, 2017, among Summit Hotel OP, LP, as Borrower, Summit Hotel Properties, Inc., as Parent Guarantor, the other guarantors named therein, Key Bank National Association, as administrative agent, Deutsche Bank AG New York Branch and Bank of America, N.A., as co-syndication agents, KeyBanc Capital Markets, Inc., Deutsche Bank Securities, Inc., and Merrill Lynch Pierce Fenner & Smith, as joint bookrunners and joint lead arrangers, and a syndicate of lenders including KeyBank National Association, Deutsche Bank AG New York Branch, Bank of America, N.A., Capital One, National Association, PNC Bank, National Association, Regions Bank, Raymond James Bank, N.A., Royal Bank of Canada, Branch Banking and Trust Company, and U.S. Bank National Association (incorporated by reference to Exhibit 10.1 to the Current Report of the Form 8-K filed by Summit Hotel Properties, Inc on October 2, 2017).
10.3	First Amended and Restated Credit Agreement, dated as of February 15, 2018, among Summit Hotel OP, LP, as Borrower, Summit Hotel Properties, Inc., as Parent Guarantor, the other guarantors named herein, as subsidiary guarantors, the initial lenders named therein, Keybank National Association, as Administrative Agent, Regions Bank, Raymond James Bank, N.A., PNC Bank, National Association, Capital One, National Association, and Branch Banking and Trust Company, as co-syndication agents, and Keybanc Capital Markets, Inc., as sole bookrunner, Keybanc Capital Markets, Inc., Regions Capital Markets, Raymond James Bank, N.A., PNC Capital Markets LLC, Capital One, National Association, and Branch Banking and Trust Company as joint lead arrangers. (incorporated by reference to Exhibit 10.9 of the Annual Report filed by Summit Hotel Properties, Inc. on February 21, 2018).
10.4	Amended and Restated Hotel Management Agreement, dated February 14, 2011, among Interstate Management Company, LLC and the subsidiaries of Summit Hotel Properties, Inc. party thereto (incorporated by reference to Exhibit 10.4 of the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on February 18, 2011).
10.5	First Amendment to Amended and Restated Hotel Management Agreement, dated June 30, 2011, among Interstate Management Company, LLC and the subsidiaries of the Company party thereto (incorporated by reference to Exhibit 10.2 of the Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on August 15, 2011).
10.6	Form of Lease Agreement between Summit Hotel OP, LP and TRS Lessee (incorporated by reference to Exhibit 10.4 to Amendment No. 2 to Registration Statement on Form S-11 filed by Summit Hotel Properties, Inc. on November 1, 2010).
10.7*	Summit Hotel Properties, Inc. 2011 Equity Incentive Plan, as amended and restated effective June 15, 2015 (incorporated by reference to Appendix B to the Definitive Proxy Statement on Schedule 14A filed by Summit Hotel Properties, Inc. on April 28, 2015).
10.8*	Form of Option Award Agreement (incorporated by reference to Exhibit 10.6 to Amendment No. 1 to Registration Statement on Form S-11 filed by Summit Hotel Properties, Inc. on September 23, 2010).
10.9*	Form of Stock Award Agreement (Service-Based Shares) between Summit Hotel Properties, Inc. and its executive officers (incorporated by reference to Exhibit 10.5 of the Company’s Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on May 3, 2016).
10.10*	Form of Stock Award Agreement (Performance Based Shares) between Summit Hotel Properties, Inc. and its executive officers (incorporated by reference to Exhibit 10.6 of the Company’s Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on May 3, 2016).
10.11*	Form of Incentive Award Agreement between Summit Hotel Properties, Inc. and its executive officers (incorporated by reference to Exhibit 10.7 of the Company’s Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on May 3, 2016).
10.12*	Employment Agreement, dated May 28, 2014, between Summit Hotel Properties, Inc. and Daniel P. Hansen (incorporated by reference to Exhibit 10.2 to Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on August 6, 2014).

55

10.13*	Employment Agreement, dated May 28, 2014, between Summit Hotel Properties, Inc. and Craig J. Aniszewski (incorporated by reference to Exhibit 10.3 to Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on August 6, 2014).
10.14*	Employment Agreement, dated May 28, 2014, between Summit Hotel Properties, Inc. and Christopher R. Eng (incorporated by reference to Exhibit 10.4 to Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on August 6, 2014).
10.15*	Employment Agreement, dated March 3, 2015, between Summit Hotel Properties, Inc. and Paul Ruiz (incorporated by reference to Exhibit 10.3 to the Quarterly Report on Form 10-Q filed by Summit Hotel Properties, Inc. on May 4, 2015).
10.16*	Employment Agreement, dated April 17, 2017, between Summit Hotel Properties, Inc. and Jonathan P. Stanner (incorporated by reference to Exhibit 10.1 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on April 4, 2017).
10.17*	Separation Agreement and Mutual General Release, dated January 24, 2018, between Summit Hotel Properties, Inc. and Greg A. Dowell (incorporated by reference to Exhibit 10.1 to the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on January 26, 2018).
10.18*	First Amendment to Stock Award Agreement (Performance Shares), dated January 24, 2018, between Summit Hotel Properties, Inc. and Greg A. Dowell (incorporated by reference to Exhibit 10.2 to the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on January 26, 2018).
10.19*	First Amendment to Stock Award Agreement (Performance Shares), dated January 24, 2018, between Summit Hotel Properties, Inc. and Greg A. Dowell (incorporated by reference to Exhibit 10.3 to the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on January 26, 2018).
10.20*	Form of Indemnification Agreement between Summit Hotel Properties, Inc. and each of its Executive Officers and Directors (incorporated by reference to Exhibit 10.14 to Amendment No. 2 to Registration Statement on Form S-11 filed by Summit Hotel Properties, Inc. on November 1, 2010).
10.21	Form of Sales Agreement between Summit Hotel Properties, Inc., Summit Hotel OP, LP and its sales agents (incorporated by reference to Exhibit 10.1 to the Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on May 25, 2017).
10.22	$200 Million Credit Agreement dated October 8, 2019 among Summit JV MR 1, LLC, as borrower, Summit Hospitality JV, LP, as parent, each party executing the credit facility documentation as a subsidiary guarantor, Bank of America N.A., as administrative agent and sole initial lender, and BofA Securities, Inc., as sole lead arranger and sole bookrunner (incorporated by reference to Exhibit 10.1 to Current Report on Form 8-K filed by Summit Hotel Properties, Inc. on October 15, 2019).
21.1†	List of Subsidiaries of Summit Hotel Properties, Inc.
23.1†	Consent of Ernst & Young, LLP
31.1†	Certification of Chief Executive Officer of Summit Hotel Properties, Inc. pursuant to Rule 13a-14(a)/15d-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2†	Certification of Chief Financial Officer of Summit Hotel Properties, Inc. pursuant to Rule 13a-14(a)/15d-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1†	Certification of Chief Executive Officer of Summit Hotel Properties, Inc. pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2†	Certification of Chief Financial Officer of Summit Hotel Properties, Inc. pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101.INS(1)	XBRL Instance Document
101.SCH(1)	XBRL Taxonomy Extension Schema Document
101.CAL(1)	XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF(1)	XBRL Taxonomy Extension Definition Linkbase Document
101.LAB(1)	XBRL Taxonomy Extension Labels Linkbase Document
101.PRE(1)	XBRL Taxonomy Presentation Linkbase Document
104(1)	The cover page for Summit Hotel Properties, Inc.'s Annual Report on Form 10-K for the year ended December 31, 2019 (formatted in Inline XBRL and contained in Exhibit 101).

 * Management contract or compensatory plan or arrangement.

† Filed herewith

(1) Submitted electronically herewith 

56

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

	SUMMIT HOTEL PROPERTIES, INC. (registrant)
Date: February 25, 2020	By:	/s/ Daniel P. Hansen
		Daniel P. Hansen
		Chairman of the Board of Directors
		President and Chief Executive Officer

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

Signature	Title	Date
/s/ Daniel P. Hansen	Chairman of the Board of Directors, President and Chief Executive Officer	February 25, 2020
Daniel P. Hansen	(principal executive officer)
/s/ Jonathan P. Stanner	Executive Vice President, Chief Financial Officer and Treasurer	February 25, 2020
Jonathan P. Stanner	(principal financial officer)
/s/ Paul Ruiz	Senior Vice President and Chief Accounting Officer	February 25, 2020
Paul Ruiz	(principal accounting officer)
/s/ Bjorn R. L. Hanson	Director	February 25, 2020
Bjorn R. L. Hanson
/s/ Jeffrey W. Jones	Director	February 25, 2020
Jeffrey W. Jones
/s/ Kenneth J. Kay	Director	February 25, 2020
Kenneth J. Kay
/s/ Thomas W. Storey	Director	February 25, 2020
Thomas W. Storey
/s/ Hope S. Taitz	Director	February 25, 2020
Hope S. Taitz

57

SUMMIT HOTEL PROPERTIES, INC.

INDEX TO FINANCIAL STATEMENTS AND SCHEDULE

	Page
Reports of Independent Registered Public Accounting Firm	F-1
Consolidated Balance Sheets at December 31, 2019 and 2018	F-6
Consolidated Statements of Operations for the years ended December 31, 2019, 2018, and 2017	F-7
Consolidated Statements of Comprehensive Income for the years ended December 31, 2019, 2018 and 2017	F-8
Consolidated Statements of Changes in Equity for the years ended December 31, 2019, 2018 and 2017	F-9
Consolidated Statements of Cash Flows for the years ended December 31, 2019, 2018 and 2017	F-10
Notes to Consolidated Financial Statements	F-11
Schedule III - Real Estate and Accumulated Depreciation	F-43

F-1

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Shareholders and the Board of Directors of

Summit Hotel Properties, Inc.

Opinion on the Financial Statements

We have audited the accompanying consolidated balance sheets of Summit Hotel Properties, Inc. (the Company) as of December 31, 2019 and 2018, the related consolidated statements of income, comprehensive income, shareholders' equity and cash flows for each of the three years in the period ended December 31, 2019, and the related notes and financial statement schedule listed in the Index at Item 15(a) (collectively referred to as the “consolidated financial statements”). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial position of the Company at December 31, 2019 and 2018, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2019, in conformity with U.S. generally accepted accounting principles.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the Company's internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework), and our report dated February 25, 2020 expressed an unqualified opinion thereon.

Adoption of ASU No. 2016-02

As discussed in Note 2 to the consolidated financial statements, the Company changed its method for accounting for leases in 2019 due to the adoption of ASU No. 2016-02, Leases (Topic 842).

Basis for Opinion

These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.

F-2

Critical Audit Matters

The critical audit matters communicated below are matters arising from the current period audit of the financial statements that were communicated or required to be communicated to the audit committee and that: (1) relate to accounts or disclosures that are material to the financial statements and (2) involved our especially challenging, subjective or complex judgments. The communication of critical audit matters does not alter in any way our opinion on the consolidated financial statements, taken as a whole, and we are not, by communicating the critical audit matters below, providing separate opinions on the critical audit matters or on the accounts or disclosures to which they relate.

	Loss on Impairment of Assets
Description of the Matter	Investment in hotel properties, net, including hotel properties under development and land held for development totaled $2.2 billion at December 31, 2019. For the year ended December 31, 2019, the Company recorded impairment losses of $2.5 million. As explained in Note 2 of the consolidated financial statements, hotel properties are evaluated by management for impairment when indicators are present. When such indicators are identified, management prepares a recoverability analysis using undiscounted cash flows and if this analysis fails, management recognizes an impairment when the estimated fair value of the property is less than the carrying value. Auditing the undiscounted property cash flow analysis was complex and involved a high degree of subjectivity, primarily around future growth rates used in the Company’s analysis, which can be affected by future market or economic conditions. Auditing the estimated fair value of properties that fail the recoverability analysis was complex and involved a high degree of subjectivity, primarily around the market assumptions and comparable sales figures used in the appraisal obtained by the Company to estimate the fair value of the underlying properties.
How We Addressed the Matter in Our Audit	We obtained an understanding, evaluated the design and tested the operating effectiveness of controls over the Company's process to determine (1) hotel properties with impairment indicators, (2) undiscounted cash flows for each identified property and (3) the fair value of hotel properties that did not pass the test of recoverability. For example, we tested controls over management’s review of triggering events and the significant assumptions, such as growth rates in future cash flows, used in the test for recoverability. To test the undiscounted cash flow analysis, our audit procedures included, among others, evaluating the Company's methodology, testing the future growth rate assumptions used to develop the forecasted cash flows and testing the completeness and accuracy of the underlying data. For example, we compared the future growth rates to current industry, market and economic trends, and historical results of the Company's business. We performed a sensitivity analysis of the future growth rates to evaluate the change in the recoverability analysis of the hotel properties resulting from changes in the assumptions. We also involved a valuation specialist to assist in our evaluation of the key assumptions used in the analysis, such as future growth rates and occupancy rates, and to perform a comparability assessment of the Company’s approach to value using observable market information. To test the fair value of the properties that did not pass the recoverability analysis, our audit procedures included, among others, involving a specialist to perform corroborative calculations using observable market data to develop an independent range of values to compare against the Company’s third-party appraisal. Our audit procedures further involved validating the completeness and accuracy of the net book value and historical financial information for the properties that were appraised.

F-3

	Hotel Property Acquisitions
Description of the Matter	During 2019, the Company completed its acquisition of five hotel properties for net consideration of $274.5 million, as disclosed in Note 3 to the consolidated financial statements. The transactions were accounted for as asset acquisitions. Determining the fair value of the individual assets acquired requires management to make significant judgments about the valuation methodologies (i.e., market approach or cost approach) and inputs to the model. Auditing the Company's accounting for its acquisitions of the five hotel properties was complex due to the significant estimation required by management to determine the fair value of the acquired land and hotel buildings and improvements. The significant assumptions used to estimate the value of these assets included (1) adjustments to market data to account for any transaction differences between the acquired land parcel and observable market transactions, and (2) estimating replacement costs for each hotel building and improvement, including estimating useful lives taking into consideration the physical condition of the assets at acquisition, and making adjustments to account for any transaction differences.
How We Addressed the Matter in Our Audit	We obtained an understanding, evaluated the design and tested the operating effectiveness of controls over the Company's accounting for asset acquisitions process, including controls over the Company’s valuation of the acquired assets. For example, we tested the Company's controls over the determination of the fair value of the land and hotel buildings and improvements, including the valuation models and underlying assumptions used to develop such estimates. To test the estimated fair value of the land and hotel buildings and site improvements our audit procedures included, among others, reading the purchase agreement, assessing the appropriateness of the valuation methodologies, evaluating the reasonableness of the significant assumptions discussed above and testing the completeness and accuracy of the underlying data used by the Company. We involved our valuation specialist to assist with our evaluation of the methodologies used by the Company and significant assumptions included in the fair value estimates. For example, we compared the significant assumptions to current industry, market and economic trends, to the assumptions used to value similar assets in other acquisitions in the same industry and evaluating whether assumptions used by management were reasonable considering consistency with external market and industry data. Specifically, for the market approach, we developed an independent range of fair values based on observable market transactions to compare to the Company’s conclusion on fair value. For the cost approach, we compared the replacement cost and estimated useful life for the hotel building and improvements to observable market information, taking into consideration the physical condition of the assets at the time of acquisition. We also performed sensitivity analyses of the estimated useful life assumptions to evaluate the change in the fair value resulting from changes in the assumptions.

/s/ Ernst & Young LLP

We have served as the Company’s auditor since 2013.

Austin, Texas

February 25, 2020

F-4

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Shareholders and Board of Directors of Summit Hotel Properties, Inc.

Opinion on Internal Control over Financial Reporting

We have audited Summit Hotel Properties, Inc.’s internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission 2013 framework (the COSO criteria). In our opinion, Summit Hotel Properties, Inc.’s (the Company) maintained, in all material respects, effective internal control over financial reporting as of December 31, 2019, based on the COSO criteria.

We also have audited in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB), the consolidated balance sheets of Summit Hotel Properties, Inc. (the Company) as of December 31, 2019 and 2018, the related consolidated statements of income, comprehensive income, shareholders’ equity and cash flows for each of the three years in the period ended December 31, 2019, and the related notes and financial statement schedule listed in the Index at Item 15(a) (collectively referred to as the “consolidated financial statements”) and our report dated February 25, 2020 expressed an unqualified opinion thereon.

Basis for Opinion

The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Management’s Report on the Effectiveness of Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.

Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.

Definition and Limitations of Internal Control Over Financial Reporting

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

/s/ Ernst & Young LLP

Austin, Texas

February 25, 2020

F-5

Summit Hotel Properties, Inc.

Consolidated Balance Sheets

(in thousands, except share amounts)

	December 31,
	2019			2018
ASSETS
Investment in hotel properties, net	$	2,184,232		$	2,065,554
Undeveloped land	1,500			2,267
Assets held for sale, net	425			7,633
Investment in real estate loans, net	30,936			30,700
Right-of-use assets	29,884			—
Cash and cash equivalents	42,238			44,088
Restricted cash	27,595			28,468
Trade receivables, net	13,281			13,978
Prepaid expenses and other	8,844			10,111
Deferred charges, net	4,709			4,691
Other assets	12,039			14,807
Total assets	$	2,355,683		$	2,222,297
LIABILITIES AND EQUITY
Liabilities:
Debt, net of debt issuance costs	$	1,016,163		$	958,712
Lease liabilities	19,604			—
Accounts payable	4,767			5,391
Accrued expenses and other	71,759			66,050
Total liabilities	1,112,293			1,030,153
Commitments and contingencies (Note 11)
Equity:
Preferred stock, $0.01 par value per share, 100,000,000 shares authorized:
6.45% Series D - 3,000,000 shares issued and outstanding at December 31, 2019 and 2018 (aggregate liquidation preference of $75,417 at December 31, 2019 and 2018)	30			30
6.25% Series E - 6,400,000 shares issued and outstanding at December 31, 2019 and 2018 (aggregate liquidation preference of $160,861 at December 31, 2019 and 2018)	64			64
Common stock, $0.01 par value per share, 500,000,000 shares authorized, 105,169,515 and 104,783,179 shares issued and outstanding at December 31, 2019 and 2018, respectively	1,052			1,048
Additional paid-in capital	1,190,949			1,185,310
Accumulated other comprehensive loss	(16,034		)	(1,441		)
(Distributions in excess of retained earnings) retained earnings	(2,283		)	4,838
Total stockholders’ equity	1,173,778			1,189,849
Non-controlling interests in operating partnership	1,809			2,295
Non-controlling interests in joint venture (Note 9)	67,803			—
Total equity	1,243,390			1,192,144
Total liabilities and equity	$	2,355,683		$	2,222,297

See Notes to Consolidated Financial Statements

F-6

Summit Hotel Properties, Inc.

Consolidated Statements of Operations

(in thousands, except per share amounts)

	For the Years Ended December 31,
	2019			2018			2017
Revenues:
Room	$	505,342		$	523,439		$	479,934
Food and beverage	23,785			24,225			21,359
Other	20,221			19,606			14,084
Total revenues	549,348			567,270			515,377
Expenses:
Room	112,244			119,724			108,715
Food and beverage	18,552			19,191			16,734
Other hotel operating expenses	158,181			159,173			144,526
Property taxes, insurance and other	44,220			43,339			37,419
Management fees	16,575			18,521			18,210
Depreciation and amortization	99,445			101,013			85,927
Corporate general and administrative	23,622			21,509			19,597
Hotel property acquisition costs	—			—			354
Loss on impairment of assets	2,521			1,075			—
Total expenses	475,360			483,545			431,482
Gain on disposal of assets, net	45,418			41,474			43,209
Operating income	119,406			125,199			127,104
Other income (expense):
Interest expense	(41,030		)	(41,944		)	(29,687		)
Other income, net	5,472			6,949			3,778
Total other expense	(35,558		)	(34,995		)	(25,909		)
Income from continuing operations before income taxes	83,848			90,204			101,195
Income tax (expense) benefit (Note 14)	(1,500		)	922			(1,674		)
Net income	82,348			91,126			99,521
Less: (Income) loss attributable to non-controlling interests:
Operating Partnership	(157		)	(205		)	(307		)
Joint venture	419			—			—
Net income attributable to Summit Hotel Properties, Inc.	82,610			90,921			99,214
Preferred dividends	(14,838		)	(16,671		)	(17,408		)
Premium on redemption of preferred stock	—			(3,277		)	(2,572		)
Net income attributable to common stockholders	$	67,772		$	70,973		$	79,234
Earnings per share:
Basic and diluted	$	0.65		$	0.68		$	0.79
Weighted average common shares outstanding:
Basic	103,887			103,623			99,406
Diluted	103,939			103,842			99,780
Dividends per share	$	0.72		$	0.72		$	0.67

See Notes to Consolidated Financial Statements

F-7

Summit Hotel Properties, Inc.

Consolidated Statements of Comprehensive Income

(in thousands)

	For the Years Ended December 31,
	2019			2018			2017
Net income	$	82,348		$	91,126		$	99,521
Other comprehensive income, net of tax:
Changes in fair value of derivative financial instruments	(14,596		)	(2,900		)	2,437
Comprehensive income	67,752			88,226			101,958
Comprehensive (income) loss attributable to non-controlling interests:
Operating Partnership	(123		)	(197		)	(316		)
Joint venture	419			—			—
Comprehensive income attributable to Summit Hotel Properties, Inc.	68,048			88,029			101,642
Preferred dividends	(14,838		)	(16,671		)	(17,408		)
Premium on redemption of preferred stock	—			(3,277		)	(2,572		)
Comprehensive income attributable to common stockholders	$	53,210		$	68,081		$	81,662

See Notes to Consolidated Financial Statements

F-8

Summit Hotel Properties, Inc.

Consolidated Statements of Changes in Equity

For the Years Ended December 31, 2019, 2018 and 2017

(in thousands, except share amounts)

	Shares of Preferred Stock		Preferred Stock			Shares of Common Stock		Common Stock			Additional Paid-In  Capital			Accumulated Other Comprehensive Income  (Loss)			Retained Earnings (Distributions in Excess of Retained Earnings)			Total Shareholders’ Equity			Non-controlling  Interests
																							Operating Partnership			Joint Venture			Total Equity
Balance at December 31, 2016	9,400,000		$	94		93,525,469		$	935		$	1,011,412		$	(977	)	$	(1,422	)	$	1,010,042		$	3,428		$	—		$	1,013,470
Net proceeds from sale of common stock	—		—			10,350,000		104			163,471			—			—			163,575			—			—			163,575
Net proceeds from sale of preferred stock	6,400,000		64			—		—			154,668			—			—			154,732			—			—			154,732
Redemption of preferred stock	(3,000,000	)	(30		)	—		—			(72,423		)	—			(2,572		)	(75,025		)	—			—			(75,025		)
Common stock redemption of common units	—		—			73,322		1			650			—			—			651			(651		)	—			—
Dividends	—		—			—		—			—			—			(86,019		)	(86,019		)	(241		)	—			(86,260		)
Equity-based compensation	—		—			397,448		4			5,861			—			—			5,865			22			—			5,887
Shares acquired for employee withholding requirements	—		—			(59,111	)	(1		)	(960		)	—			—			(961		)	—			—			(961		)
Other comprehensive income	—		—			—		—			—			2,428			—			2,428			9			—			2,437
Net income	—		—			—		—			—			—			99,214			99,214			307			—			99,521
Balance at December 31, 2017	12,800,000		128			104,287,128		1,043			1,262,679			1,451			9,201			1,274,502			2,874			—			1,277,376
Redemption of preferred stock	(3,400,000	)	(34		)	—		—			(81,689		)	—			(3,277		)	(85,000		)	—			—			(85,000		)
Common stock redemption of common units	—		—			64,126		1			576			—			—			577			(577		)	—			—
Dividends	—		—			—		—			—			—			(92,007		)	(92,007		)	(218		)	—			(92,225		)
Equity-based compensation	—		—			619,775		6			6,640			—			—			6,646			19			—			6,665
Shares acquired for employee withholding requirements	—		—			(187,850	)	(2		)	(2,722		)	—			—			(2,724		)	—			—			(2,724		)
Other	—		—			—		—			(174		)	—			—			(174		)	—			—			(174		)
Other comprehensive loss	—		—			—		—			—			(2,892		)	—			(2,892		)	(8		)	—			(2,900		)
Net income	—		—			—		—			—			—			90,921			90,921			205			—			91,126
Balance at December 31, 2018	9,400,000		94			104,783,179		1,048			1,185,310			(1,441		)	4,838			1,189,849			2,295			—			1,192,144
Contribution by non-controlling interest in joint venture	—		—			—		—			—			—			—			—			—			68,712			68,712
Common stock redemption of common units	—		—			50,244		1			475			(31		)	—			445			(445		)	—			—
Dividends	—		—			—		—			—			—			(89,731		)	(89,731		)	(178		)	(490		)	(90,399		)
Equity-based compensation	—		—			410,432		4			6,201			—			—			6,205			14			—			6,219
Shares acquired for employee withholding requirements	—		—			(74,340	)	(1		)	(838		)	—			—			(839		)	—			—			(839		)
Other	—		—			—		—			(199		)	—			—			(199		)	—			—			(199		)
Other comprehensive loss	—		—			—		—			—			(14,562		)	—			(14,562		)	(34		)	—			(14,596		)
Net income	—		—			—		—			—			—			82,610			82,610			157			(419		)	82,348
Balance at December 31, 2019	9,400,000		$	94		105,169,515		$	1,052		$	1,190,949		$	(16,034	)	$	(2,283	)	$	1,173,778		$	1,809		$	67,803		$	1,243,390

See Notes to Consolidated Financial Statements

F-9

Summit Hotel Properties, Inc.

Consolidated Statements of Cash Flows

(in thousands)

	For the Years Ended December 31,
	2019			2018			2017
OPERATING ACTIVITIES
Net income	$	82,348		$	91,126		$	99,521
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	99,445			101,013			85,927
Amortization of deferred financing costs	1,485			1,973			2,022
Loss on impairment of assets	2,521			1,075			—
Equity-based compensation	6,219			6,665			5,887
Deferred tax asset, net	(12		)	(430		)	887
Realization of deferred gain	—			—			(15,000		)
Gain on disposal of assets, net	(45,418		)	(41,474		)	(28,209		)
Non-cash interest income	(2,477		)	(2,045		)	(284		)
Debt transaction costs	1,892			401			195
Other	469			770			285
Changes in operating assets and liabilities:
Trade receivables, net	511			2,787			(5,032		)
Prepaid expenses and other	552			(1,127		)	(2,454		)
Accounts payable	(314		)	(424		)	(491		)
Accrued expenses and other	1,257			1,341			4,595
NET CASH PROVIDED BY OPERATING ACTIVITIES	148,478			161,651			147,849
INVESTING ACTIVITIES
Acquisitions of hotel properties and land	(282,557		)	(71,002		)	(588,822		)
Improvements to hotel properties	(59,268		)	(66,610		)	(37,191		)
Investment in hotel properties under development	—			(13,430		)	(20,993		)
Proceeds from asset dispositions, net	165,724			104,030			120,733
Funding of real estate loans	(8,363		)	(16,245		)	(17,935		)
Proceeds from principal payments on real estate loans	2,300			200			32,500
NET CASH USED IN INVESTING ACTIVITIES	(182,164		)	(63,057		)	(511,708		)
FINANCING ACTIVITIES
Proceeds from issuance of debt	360,000			815,000			667,640
Principal payments on debt	(302,287		)	(723,098		)	(452,082		)
Proceeds from equity offerings, net of issuance costs	—			—			318,307
Redemption of preferred stock	—			(85,000		)	(75,025		)
Dividends paid	(90,783		)	(92,245		)	(85,635		)
Proceeds from contribution by joint venture partner	68,712			—			—
Financing fees on debt and other issuance costs	(3,840		)	(3,978		)	(1,953		)
Repurchase of common shares for withholding requirements	(839		)	(2,724		)	(961		)
NET CASH PROVIDED BY (USED IN) FINANCING ACTIVITIES	30,963			(92,045		)	370,291
Net change in cash, cash equivalents and restricted cash	(2,723		)	6,549			6,432
CASH, CASH EQUIVALENTS AND RESTRICTED CASH
Beginning of period	72,556			66,007			59,575
End of period	$	69,833		$	72,556		$	66,007
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION
Cash payments for interest	$	41,648		$	38,743		$	27,362
Accrued improvements to hotel properties	$	4,856		$	6,084		$	7,074
Capitalized interest	$	—		$	446		$	301
Cash payments for income taxes, net of refunds	$	(229	)	$	839		$	623

 See Notes to Consolidated Financial Statements

F-10

SUMMIT HOTEL PROPERTIES, INC.

NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS

NOTE 1 –– DESCRIPTION OF BUSINESS

Summit Hotel Properties, Inc. (the “Company”) is a self-managed hotel investment company that was organized on June 30, 2010 as a Maryland corporation. The Company holds both general and limited partnership interests in Summit Hotel OP, LP (the “Operating Partnership”), a Delaware limited partnership also organized on June 30, 2010. On February 14, 2011, the Company closed on its initial public offering and completed certain formation transactions, including the merger of Summit Hotel Properties, LLC with and into the Operating Partnership. Unless the context otherwise requires, “we”, “us”, and “our” refer to the Company and its consolidated subsidiaries.

We focus on owning premium-branded hotels with efficient operating models primarily in the Upscale segment of the lodging industry. At December 31, 2019, our portfolio consisted of 72 hotels with a total of 11,288 guestrooms located in 23 states. At December 31, 2019, we own 100% of the outstanding equity interests in 67 of 72 of our hotels. We own a 51% controlling interest in five hotels that we acquired in 2019 through a joint venture. We have elected to be taxed as a real estate investment trust (“REIT”) for federal income tax purposes commencing with our short taxable year ended December 31, 2011. To qualify as a REIT, we cannot operate or manage our hotels. Accordingly, all of our hotels are leased to our taxable REIT subsidiaries (“TRS Lessees”).

NOTE 2 –– BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES

Basis of Presentation

We prepare our Consolidated Financial Statements in conformity with U.S. Generally Accepted Accounting Principles (“GAAP”), which requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the Consolidated Financial Statements and reported amounts of revenues and expenses in the reporting period. Actual results could differ from those estimates.

The accompanying Consolidated Financial Statements consolidate the accounts of all entities in which we have a controlling financial interest, as well as variable interest entities for which the Company is the primary beneficiary. All significant intercompany balances and transactions have been eliminated in the Consolidated Financial Statements.

We evaluate joint venture partnerships to determine if they should be consolidated based on whether the partners exercise joint control. For a joint venture where we exercise primary control and we also own a majority of the equity interests, we consolidate the joint venture partnership. We have consolidated the accounts of our joint venture partnership with GIC (see "Note 9 - Equity - Non-controlling Interest in Joint Venture") in our accompanying Consolidated Financial Statements.

Segment Disclosure

Accounting Standards Codification (“ASC”) Topic 280, Segment Reporting, establishes standards for reporting financial and descriptive information about an enterprise’s reportable segments. We have determined that we have one reportable segment, for activities related to investing in real estate. Our investments in real estate are geographically diversified and the chief operating decision makers evaluate operating performance on an individual asset level. As each of our assets has similar economic characteristics, the assets have been aggregated into one reportable segment.

F-11

Investment in Hotel Properties

The Company allocates the purchase price of acquired hotel properties based on the fair value of the acquired land, land improvements, building, furniture, fixtures and equipment, identifiable intangible assets or liabilities, other assets and assumed liabilities. Intangible assets may include certain value associated with the on-going operations of the hotel business being acquired as part of the hotel property acquisition.  Acquired intangible assets that derive their values from real property or an interest in real property, are inseparable from that real property or interest in real property, and do not produce or contribute to the production of income other than consideration for the use or occupancy of space, are recorded as a component of the related real estate asset in our Consolidated Financial Statements.  We allocate the purchase price of acquired hotel properties to land, building and furniture, fixtures and equipment based on third-party independent appraisals.

If substantially all of the fair value of the gross assets acquired are concentrated in a single identifiable asset or group of similar identifiable assets, the asset or asset group is not considered a business. When we conclude that an acquisition meets this threshold, acquisition costs will be capitalized as part of our allocation of the purchase price of the acquired hotel properties.

Our hotel properties and related assets are recorded at cost, less accumulated depreciation. We capitalize hotel development costs and the costs of significant additions and improvements that materially upgrade, increase the value or extend the useful life of the property. These costs may include hotel development, refurbishment, renovation, and remodeling expenditures, as well as certain indirect internal costs related to construction projects. If an asset requires a period of time in which to carry out the activities necessary to bring it to the condition necessary for its intended use, the interest cost incurred during that period as a result of expenditures for the asset is capitalized as part of the cost of the asset. We expense the cost of repairs and maintenance as incurred.

We generally depreciate our hotel properties and related assets using the straight-line method over their estimated useful lives as follows:

Classification	Estimated Useful Lives
Buildings and improvements	6 to 40 years
Furniture, fixtures and equipment	2 to 15 years

We periodically re-evaluate asset lives based on current assessments of remaining utilization, which may result in changes in estimated useful lives. Such changes are accounted for prospectively and will increase or decrease future depreciation expense. 

When depreciable property and equipment is retired or disposed, the related costs and accumulated depreciation are removed from the balance sheet and any gain or loss is reflected in current operations. 

On a limited basis, we provide financing to developers of hotel properties for development projects. We evaluate these arrangements to determine if we participate in residual profits of the hotel property through the loan provisions or other agreements. Where we conclude that these arrangements are more appropriately treated as an investment in the hotel property, we reflect the loan as an Investment in Hotel Properties, net in our Consolidated Balance Sheets.

We monitor events and changes in circumstances for indicators that the carrying value of a hotel property or undeveloped land may be impaired. Additionally, we perform at least annual reviews to monitor the factors that could trigger an impairment.  Factors that we consider for an impairment analysis include, among others: i) significant underperformance relative to historical or anticipated operating results, ii) significant changes in the manner of use of a property or the strategy of our overall business, including changes in the estimated holding periods for hotel properties and land parcels, iii) a significant increase in competition, iv) a significant adverse change in legal factors or regulations, v) changes in values of comparable land or hotel sales, and vi) significant negative industry or economic trends. When such factors are identified, we prepare an estimate of the undiscounted future cash flows of the specific property and determine if the carrying amount of the asset is recoverable. If the carrying amount of the asset is not recoverable, we estimate the fair value of the property based on discounted cash flows, third party appraisals, or sales price if the property is under contract and an adjustment is made to reduce the carrying value of the property to its estimated fair value.

F-12

Intangible Assets

We amortize intangible assets with determined finite useful lives using the straight-line method.  We do not amortize intangible assets with indefinite useful lives, but we evaluate these assets for impairment annually or at interim periods if events or circumstances indicate that the asset may be impaired.

Assets Held for Sale

We periodically review our hotel properties and our undeveloped land based on established criteria such as age, type of franchise, adverse economic and competitive conditions, and strategic fit to identify properties that we believe are either non-strategic or no longer complement our business. Based on our review, we periodically market properties for sale that no longer meet our investment criteria. We also periodically receive unsolicited external inquiries that result in the sale of hotel properties.

We classify assets as Assets Held for Sale in the period in which certain criteria are met, including when the sale of the asset within one year is probable.  Assets classified as Assets Held for Sale are no longer depreciated and are carried at the lower of carrying amount or fair value less selling costs.

Variable Interest Entities

We consolidate variable interest entities (each a “VIE”) if we determine that we are the primary beneficiary of the entity.  When evaluating the accounting for a VIE, we consider the purpose for which the VIE was created, the importance of each of the activities in which it is engaged and our decision-making role, if any, in those activities that significantly determine the entity’s economic performance relative to other economic interest holders.  We determine our rights, if any, to receive benefits or the obligation to absorb losses that could potentially be significant to the VIE by considering the economic interest in the entity, regardless of form, which may include debt, equity, management and servicing fees, or other contractual arrangements.  We consider other relevant factors including each entity’s capital structure, contractual rights to earnings or obligations for losses, subordination of our interests relative to those of other investors, contingent payments, and other contractual arrangements that may be economically significant. 

Additionally, we have in the past and may in the future enter into purchase and sale transactions in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended (“IRC”), for the exchange of like-kind property to defer taxable gains on the sale of real estate properties (“1031 Exchange”).  For reverse transactions under a 1031 Exchange in which we purchase a new property prior to selling the property to be matched in the like-kind exchange (we refer to a new property being acquired by us in the 1031 Exchange prior to the sale of the related property as a “Parked Asset”), legal title to the Parked Asset is held by a qualified intermediary engaged to execute the 1031 Exchange until the sale transaction and the 1031 Exchange is completed.  We retain essentially all of the legal and economic benefits and obligations related to a Parked Asset prior to completion of a 1031 Exchange.   As such, a Parked Asset is included in our Consolidated Balance Sheets and Consolidated Statements of Operations as a consolidated VIE until legal title is transferred to us upon completion of the 1031 Exchange. 

Cash and Cash Equivalents

We consider all highly liquid investments purchased with an original maturity of three months or less to be cash equivalents. At times, cash on deposit may exceed the federally insured limit. We maintain our cash with high credit quality financial institutions.

Restricted Cash

Restricted cash consists of certain funds maintained in escrow for property taxes, insurance, and certain capital expenditures. Funds may be disbursed from the account upon proof of expenditures and approval from the lender or other party requiring the restricted cash reserves.

F-13

Trade Receivables and Credit Policies

We grant credit to qualified customers, generally without collateral, in the form of trade accounts receivable. Trade receivables result from the rental of hotel guestrooms and the sales of food, beverage, and banquet services and are payable under normal trade terms. Trade receivables also include credit and debit card transactions that are in the process of being settled. Trade receivables are stated at the amount billed to the customer and do not accrue interest. 

We regularly review the collectability of our trade receivables. A provision for losses is determined on the basis of previous loss experience and current economic conditions. Our allowance for doubtful accounts was $0.2 million at December 31, 2019 and $0.1 million at December 31, 2018. Bad debt expense was $0.5 million, $0.6 million and $0.7 million for the years ended December 31, 2019, 2018 and 2017, respectively.

Leases

In February 2016, the FASB issued ASU No. 2016-02, Leases (Topic 842), which changed lessee accounting to reflect the financial liability and right-of-use assets that are inherent to leasing an asset on the balance sheet. We adopted ASU No. 2016-02 on January 1, 2019. A lessee is also required to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months regardless of their classification. In July 2018, the FASB issued ASU 2018-10, Codification Improvements to Topic 842, Leases, to clarify how to apply certain aspects of ASC No. 842, Leases. In July 2018, the FASB also issued ASU 2018-11, Leases (Topic 842): Targeted Improvements, to give companies another option for transition and to provide lessors with a practical expedient to reduce the cost and complexity of implementing the new standard. The transition option allows companies to not apply the new lease standard in the comparative periods they present in their financial statements in the year of adoption. The Company elected certain practical expedients allowed under the guidance and retained the original lease classification and historical accounting for initial direct costs for leases existing prior to the adoption date. The Company also elected not to restate prior periods for the effect of the adoption of the new standard. In accordance with ASU No. 2016-02, we reclassified certain existing lease-related assets and liabilities to Right-of-use assets as of January 1, 2019. The adoption of ASU No. 2016-02 resulted in the recognition of incremental right-of-use assets and related lease liabilities of $23.6 million on the Consolidated Balance Sheet as of January 1, 2019 (see "Note 7 - Leases").

Notes Receivables

We selectively provide mezzanine financing to developers, where we also have the opportunity to acquire the hotel at or after the completion of the development project. Separately, we also may provide seller financing in connection with a hotel disposition under limited circumstances. We classify notes receivable as held-to-maturity and carry the notes receivable at cost less the unamortized discount, if any. We routinely evaluate our notes receivable for potential credit or collection issues that may indicate an impairment. Losses on notes receivable are recognized when incurred based on our best estimate of probable impairment.

Deferred Charges, net

Initial franchise fees are capitalized and amortized over the term of the franchise agreement using the straight-line method.

Deferred Financing Fees

Debt issuance costs are presented as a direct deduction from the carrying value of the debt liability on the Consolidated Balance Sheets. Debt issuance costs are amortized as a component of interest expense over the term of the related debt using the straight-line method, which approximates the interest method.

Non-controlling Interests

Non-controlling interests represent the portion of equity in a consolidated entity held by owners other than the consolidating parent. Non-controlling interests are reported in the Consolidated Balance Sheets within equity, separately from stockholders’ equity. Revenue, expenses and net income attributable to both the Company and the non-controlling interests are reported in the Consolidated Statements of Operations. 

Our Consolidated Financial Statements include non-controlling interests related to common units of limited partnership interests (“Common Units”) in the Operating Partnership held by unaffiliated third parties and third-party ownership of a 49% interest in a consolidated joint venture (See "Note 9 - Equity - Non-controlling Interest in Joint Venture" for further information).

F-14

Revenue Recognition

On January 1, 2018, we adopted ASU No. 2014-09, Revenue from Contracts with Customers. In accordance with ASU No. 2014-09, revenues from the operation of our hotels are recognized when guestrooms are occupied, services have been rendered or fees have been earned. Revenues are recorded net of any discounts and sales and other taxes collected from customers. Revenues consist of room sales, food and beverage sales, and other hotel revenues and are presented on a disaggregated basis on our Consolidated Statements of Operations.

Room revenue is generated through short-term contracts with customers whereby customers agree to pay a daily rate for the right to occupy hotel rooms for one or more nights. Our performance obligations are fulfilled at the end of each night that the customers have the right to occupy the rooms. Room revenues are recognized daily at the contracted room rate in effect for each room night.

Food and beverage revenues are generated when customers purchase food and beverage at a hotel's restaurant, bar or other facilities. Our performance obligations are fulfilled at the time that food and beverage is purchased and provided to our customers.

Other revenues such as for parking, cancellation fees, meeting space or telephone services are recognized at the point in time or over the time period that the associated good or service is provided. Ancillary services such as parking at certain hotels are provided by third parties and we assess whether we are the principal or agent in such arrangements. If we are determined to be the agent, revenue is recognized based upon the commission paid to us by the third party for the services rendered to our customers. If we are determined to be the principal, revenues are recognized based upon the gross contract price of the service provided. Certain of our hotels have retail spaces, restaurants or other spaces that we lease to third parties. Lease revenues are recognized on a straight­ line basis over the respective lease terms and are included in Other income on our Consolidated Statement of Operations.

Cash received prior to customer arrival is recorded as an advance deposit from the customer and is recognized as revenue at the time of occupancy.

Sales and Other Taxes

We have operations in states and municipalities that impose sales or other taxes on certain sales. We collect these taxes from our customers and remit the entire amount to the various governmental units. The taxes collected and remitted are excluded from revenues and are included in accrued expenses until remitted.

Equity-Based Compensation

Our 2011 Equity Incentive Plan, which was amended and restated effective June 15, 2015 (as amended, the “Equity Plan”), provides for the grant of stock options, stock appreciation rights, restricted stock, restricted stock units, dividend equivalent rights, and other stock-based awards. We account for the stock options granted upon completion of our initial public offering at fair value using the Black-Scholes option-pricing model and we account for all other awards of equity, including time-based and performance-based stock awards using the grant date fair value of those equity awards. We have elected to account for forfeitures as they occur. Restricted stock awards with performance-based vesting conditions are market-based awards tied to total stockholder return and are valued using a Monte Carlo simulation model in accordance with ASC Topic 718, Compensation — Stock Compensation. We expense the fair value of awards under the Equity Plan ratably over the vesting period and market-based awards are not adjusted for performance. The amount of stock-based compensation expense may be subject to adjustment in future periods due to forfeitures or modification of previously granted awards.

Derivative Financial Instruments and Hedging

All derivative financial instruments are recorded at fair value in our Consolidated Balance Sheets. We use interest rate derivatives to hedge our risks on variable-rate debt. Interest rate derivatives could include interest rate swaps, caps and collars. We assess the effectiveness of each hedging relationship by comparing changes in fair value or cash flows of the derivative financial instrument with the changes in fair value or cash flows of the designated hedged item or transaction. The change in the fair value of the hedging instruments is recorded in Other comprehensive income. Amounts in Other comprehensive income will be reclassified to Interest expense in our Consolidated Statements of Operations in the period in which the hedged item affects earnings.

F-15

Income Taxes

 


We have elected to be taxed as a REIT under certain provisions of the IRC. To qualify as a REIT, we must meet certain organizational and operational requirements, including a requirement to distribute annually to our stockholders at least 90% of our REIT taxable income, determined without regard to the deduction for dividends paid and excluding net capital gains, which does not necessarily equal net income as calculated in accordance with GAAP. As a REIT, we generally will not be subject to federal income tax (other than taxes paid by our TRSs at regular corporate income tax rates) to the extent we distribute 100% of our REIT taxable income to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income tax on our taxable income at regular corporate income tax rates and generally will be unable to re-elect REIT status until the fifth calendar year after the year in which we failed to qualify as a REIT, unless we satisfy certain relief provisions.

Substantially all of our assets are held by and all of our operations are conducted through our Operating Partnership. Partnerships are not subject to U.S. federal income taxes as revenues and expenses pass through to and are taxed on the owners. Generally, the states and cities where partnerships operate follow the U.S. federal income tax treatment. However, there are a limited number of local and state jurisdictions that tax the taxable income of the Operating Partnership.  Accordingly, we provide for income taxes in these jurisdictions for the Operating Partnership.

Taxable income related to our TRSs are subject to federal, state and local income taxes at applicable tax rates. Our consolidated income tax provision includes the income tax provision related to the operations of the TRSs as well as state and local income taxes related to the Operating Partnership.

Where required, we account for federal and state income taxes using the asset and liability method. Deferred tax assets and liabilities are recognized for: i) the future tax consequences attributable to differences between carrying amounts of existing assets and liabilities based on GAAP and the respective carrying amounts for tax purposes, and ii) operating losses and tax-credit carryforwards. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the years in which temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in income in the period that includes the enactment date of the change in tax rates. However, deferred tax assets are recognized only to the extent that it is more likely than not they will be realized based on consideration of available evidence, including future reversals of taxable temporary differences, future projected taxable income and tax planning strategies. Valuation allowances are provided if, based upon the weight of the available evidence, it is more likely than not that some or all of the deferred tax assets will not be realized.

We perform a review of any uncertain tax positions and if necessary will record expected future tax consequences of uncertain tax positions in the financial statements.

On December 22, 2017, H.R. 1, originally known as the Tax Cuts and Jobs Act (the “TCJA”), was enacted. The TCJA made many significant changes to the U.S. federal income tax laws applicable to businesses and their owners, including REITs and their stockholders. Pursuant to this legislation, as of January 1, 2018, (1) the federal income tax rate applicable to corporations was reduced to 21%, (2) the highest marginal individual income tax rate was reduced to 37% (through taxable years ending in 2025), (3) the corporate alternative minimum tax was repealed, and (4) the backup withholding rate for U.S. stockholders was reduced to 24%. In addition, individuals, estates and trusts may deduct up to 20% of certain pass-through income, including ordinary REIT dividends that are not “capital gain dividends” or “qualified dividend income,” subject to certain limitations. For taxpayers qualifying for the full deduction, the effective maximum tax rate on ordinary REIT dividends would be 29.6% (through taxable years ending in 2025). The maximum rate of withholding with respect to our distributions to non-U.S. stockholders that are treated as attributable to gains from the sale or exchange of U.S. real property interests is also reduced from 35% to 21%. The deduction of net interest expense is limited for all businesses; provided that certain businesses, including real estate businesses, may elect not to be subject to such limitations and instead to depreciate their real property related assets over longer depreciable lives. The reduced corporate tax rate will apply to our TRSs and any other TRS that we form.

F-16

Fair Value Measurement

Fair value measures are classified into a three-tiered fair value hierarchy, which prioritizes the inputs used in measuring fair value as follows:

Level 1:	Observable inputs such as quoted prices in active markets.
Level 2:	Directly or indirectly observable inputs, other than quoted prices in active markets.
Level 3:	Unobservable inputs in which there is little or no market information, which require a reporting entity to develop its own assumptions.

Assets and liabilities measured at fair value are based on one or more of the following valuation techniques:

Market approach:	Prices and other relevant information generated by market transactions involving identical or comparable assets or liabilities.
Cost approach:	Amount required to replace the service capacity of an asset (replacement cost).
Income approach:	Techniques used to convert future amounts to a single amount based on market expectations (including present-value, option-pricing, and excess-earnings models).

Our estimates of fair value were determined using available market information and appropriate valuation methods. Considerable judgment is necessary to interpret market data and develop estimated fair value. The use of different market assumptions or estimation methods may have a material effect on the estimated fair value amounts. We classify assets and liabilities in the fair value hierarchy based on the lowest level of input that is significant to the fair value measurement.

We elected not to use the fair value option for cash and cash equivalents, restricted cash, trade receivables, prepaid expenses and other, debt, accounts payable, and accrued expenses and other. With the exception of our fixed-rate debt (See “Note 6 — Debt”), the carrying amounts of these financial instruments approximate their fair values due to their short-term nature or variable interest rates.

We have elected a measurement alternative for equity investments, such as our purchase options, that do not have readily determinable fair values. Under the alternative, our purchase options are measured at cost, less any impairment, plus or minus changes resulting from observable price changes in orderly transactions for an identical or similar investment of the same issuer, if any.

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make certain estimates and assumptions that affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Reclassifications 

Certain amounts reported in Food and beverage revenues, Other revenues, Food and beverage expenses, and Other hotel operating expenses in the Consolidated Statements of Operations in previous periods and certain amounts reported in the Consolidated Statements of Cash Flows in previous periods have been reclassified to conform to the current period presentation.

New Accounting Standards

In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which clarifies when an entity recognizes a credit loss on certain financial assets. In May 2019, the FASB issued ASU No. 2019-05, Financial Instruments - Credit Losses: Targeted Transition Relief, which provides an option to irrevocably elect the fair value option in ASC No. 825-10, Financial Instruments - Overall, applied on an instrument-by-instrument basis for eligible instruments, upon adoption of ASC No. 326, Financial Instruments - Credit Losses. ASU 2016-13 and ASU 2019-05 are both effective for our fiscal year commencing on January 1, 2020, with early adoption

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permitted. The adoption of ASU No. 2016-13 or ASU No. 2019-05 did not have a material effect on our consolidated financial position or results of operations.

In August 2018, the FASB issued ASU No. 2018-15, Goodwill and Other- Internal-Use Software (Subtopic 350-40): Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement, which clarifies how an entity should account for fees paid in a cloud computing arrangement. ASU 2018-15 is effective for our fiscal year commencing on January 1, 2020, with early adoption permitted. During fiscal 2019, we elected to early adopt ASU No. 2018-15. The adoption of ASU No. 2018-15 did not have a material effect on our consolidated financial position or results of operations.

In December 2019, the FASB issued ASU No. 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes, which is intended to simplify various aspects related to accounting for income taxes. ASU No. 2019-12 removes certain exceptions to the general principles in Topic 740 and also clarifies and amends existing guidance to improve consistent application. ASU No. 2019-12 is effective for our fiscal year commencing on January 1, 2021, with early adoption permitted. The adoption of ASU No. 2019-12 will not have a material effect on our consolidated financial position or results of operations.

NOTE 3 –– INVESTMENT IN HOTEL PROPERTIES

Investment in Hotel Properties, net

Investment in hotel properties, net at December 31, 2019 and 2018 include (in thousands):

	2019			2018
Land	$	319,603		$	288,833
Hotel buildings and improvements	2,049,384			1,916,194
Furniture, fixtures and equipment	173,128			165,026
Construction in progress	9,388			21,059
Intangible assets	11,231			22,064
Real estate development loan	5,485			—
	2,568,219			2,413,176
Less - accumulated depreciation	(383,987		)	(347,622		)
	$	2,184,232		$	2,065,554

During the year ended December 31, 2019, we provided a mezzanine loan to fund up to $28.9 million for a mixed-use development project that includes a hotel property, retail space, and parking. We have classified the mezzanine loan as Investment in hotel properties, net in our Consolidated Balance Sheets at December 31, 2019 (See "Note 4 - Investment in Real Estate Loans" for further information).

Depreciation expense was $99.0 million, $100.5 million, and $85.5 million for the years ended December 31, 2019, 2018 and 2017, respectively.

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Intangible assets included in Investment in hotel properties, net in our Consolidated Balance Sheets include the following (in thousands):

	Weighted Average Amortization Period (in Years)	2019			2018
Intangible assets:
Air rights (1)	n/a	$	10,754		$	10,754
Favorable leases (2)	n/a	—			10,550
In-place lease agreements	2.0	397			680
Other	n/a	80			80
		11,231			22,064
Less - accumulated amortization		(224		)	(1,108		)
Intangible assets, net		$	11,007		$	20,956

(1) In conjunction with the acquisition of the Courtyard by Marriott - Charlotte, NC, the Company acquired certain air rights related to the hotel property.

(2) In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain existing lease-related intangible assets to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

Future amortization expense is expected to be as follows (in thousands):

	Finite-Lived Intangible Assets
2020	$	87
2021	86
	$	173

Hotel Property Acquisitions

Hotel property acquisitions in 2019 and 2018 were as follows (in thousands):

Date Acquired	Franchise/Brand	Location	Guestrooms	Purchase  Price
Year Ended December 31, 2019
August 6, 2019	Hampton Inn & Suites	Silverthorne, CO	88	$	25,500
October 8, 2019	Portfolio Purchase - four properties(1)	various(1)	710	249,000
			798	$	274,500	(2)
Year Ended December 31, 2018
September 12, 2018	Residence Inn by Marriott	Boston (Watertown), MA	150	$	71,000
			150	$	71,000	(3)

(1)   On October 8, 2019, we acquired a portfolio of four hotels for an aggregate purchase price of $249.0 million. The hotels acquired included the Hilton Garden Inn - San Francisco, CA, the Hilton Garden Inn - San Jose (Milpitas), CA, the Residence Inn by Marriott - Portland (Downtown), OR, and the Residence Inn by Marriott - Portland (Hillsboro), OR.

(2)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million. We own a 51% controlling interest in these hotel properties through a consolidated joint venture.

(3)   The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

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The allocation of the aggregate purchase prices to the fair value of assets and liabilities acquired for the above acquisitions is as follows (in thousands):

	2019			2018
Land	$	44,868		$	25,083
Hotel buildings and improvements	219,410			42,676
Furniture, fixtures and equipment	12,995			3,300
Other assets	1,103			123
Total assets acquired	278,376			71,182
Less other liabilities	(79		)	(180		)
Net assets acquired (1) (2)	$	278,297		$	71,002

(1)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million.

(2)   The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

All hotel purchases completed in 2019 and 2018 were deemed to be the acquisition of assets. Therefore, acquisition costs related to these transactions have been capitalized as part of the recorded amount of the acquired assets.

On January 31, 2019, we exercised our option pursuant to a ground lease agreement to purchase the land upon which our Residence Inn by Marriott in Baltimore (Hunt Valley), MD is located for $4.2 million, which resulted in a termination of obligations under the ground lease. As a result, this hotel property is no longer subject to a ground lease.

On December 4, 2019, we exercised our right to acquire a fee simple interest in the land upon which our Hyatt Place in Garden City, NY is located for nominal consideration. As a result, the hotel is no longer subject to a PILOT (payment in lieu of taxes) lease with the Town of Hempstead Industrial Development Authority. 

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The results of operations of acquired hotel properties are included in the Consolidated Statements of Operations beginning on their respective acquisition dates. The following unaudited pro forma information includes operating results for 72 hotels owned as of December 31, 2019 as if all such hotels had been owned by us since January 1, 2018.  For hotels acquired by us after January 1, 2018 (the "Acquired Hotels"), we have included in the unaudited pro forma information the financial results of each of the Acquired Hotels for the period from January 1, 2018 to the date the Acquired Hotels were purchased by us (the "Pre-Acquisition Period"). The financial results for the Pre-Acquisition Period were provided by the third-party owner of such Acquired Hotel prior to purchase by us and such information has not been audited or reviewed by our auditors or adjusted by us. For hotels sold by us between January 1, 2018 and December 31, 2019 (the "Disposed Hotels"), the unaudited pro forma information excludes the financial results, including gains on disposal of assets, of each of the Disposed Hotels for the period of ownership by us from January 1, 2018 through the date that the Disposed Hotels were sold by us. The unaudited pro forma information is included to enable comparison of results for the current reporting period to results for the comparable period of the prior year and is not indicative of what actual results of operations would have been had the hotel acquisitions and dispositions taken place on or before January 1, 2018. The unaudited pro forma amounts exclude the gain or loss on the sale of hotel properties during the years ended December 31, 2018 and 2019. This information does not purport to be indicative of or represent results of operations for future periods.

The unaudited condensed pro forma financial information for the 72 hotel properties owned at December 31, 2019 for the twelve months ended December 31, 2019 and 2018 is as follows (in thousands, except per share):

	2019		2018
Revenues	$	572,262	$	562,097
Income from hotel operations	$	215,372	$	215,931
Net income (1)	$	57,909	$	71,478
Net income attributable to common stockholders, net of amount allocated to participating securities and non-controlling interests (1) (2)	$	33,671	$	38,803
Basic and diluted net income per share attributable to common stockholders (1) (2)	$	0.32	$	0.37

(1) Unaudited pro forma amounts include depreciation expense, property tax expense, interest expense, income tax expense, and corporate general and administrative expenses totaling $197.1 million and $181.9 million for the twelve months ended December 31, 2019 and 2018, respectively.

(2) Unaudited pro forma amounts for the twelve months ended December 31, 2018 include the effect of the premium on redemption of preferred stock of $3.3 million and higher preferred dividends of $1.8 million related to the redeemed preferred stock.

Developed Properties

We completed the development and commenced operations of the 168-guestroom Hyatt House Across From Orlando Universal Resort™ on June 27, 2018. The total construction cost for this hotel was $32.8 million, excluding land that we acquired in a prior-year transaction. The carrying amount for this hotel includes internal capitalized costs of $1.6 million. Total costs of $37.2 million, including the carrying amount of the land, were reclassified as Investment in hotel properties, net upon completion.

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Asset Sales

A summary of the dispositions in 2019 and 2018 follows (dollars in thousands):

Disposition Date	Franchise/Brand	Location	Guestrooms	Gross Sales Price		Aggregate Gain, net
Year Ended December 31, 2019
February 12, 2019	Portfolio Sale - two properties(1)	Charleston, WV (1)	130	$	11,600	$	4,163
April 17, 2019	Portfolio Sale - six properties (2)	various (2)	815	135,000		36,626
November 8, 2019	Portfolio Sale - two properties (3)	Birmingham, AL (3)	225	21,800		4,857
Total			1,170	$	168,400	$	45,646
Year Ended December 31, 2018
June 29, 2018	Portfolio Sale - two properties(4)	various (4)	175	$	18,950	$	13,133
June 29, 2018	Portfolio Sale - two properties (5)	Duluth, GA (5)	265	24,850		4,218
July 24, 2018	Portfolio Sale - three properties (6)	various (6)	322	46,500		22,964
September 28, 2018	Hyatt Place	Fort Myers, FL	148	16,500		2,195
November 7, 2018	Land parcel	Spokane, WA	n/a	450		139
Total			910	$	107,250	$	42,649

(1)   The portfolio included the Country Inn & Suites and the Holiday Inn Express in Charleston, WV.

(2)   The portfolio included the SpringHill Suites in Minneapolis (Bloomington), MN, the Hampton Inn & Suites in Minneapolis (Bloomington), MN, the Residence Inn in Salt Lake City, UT, the Hyatt Place in Dallas (Arlington), TX, the Hampton Inn in Santa Barbara (Goleta), CA, and the Hampton Inn in Boston (Norwood), MA. The sale resulted in a net gain of $36.6 million based on a gross aggregate sales price of $135.0 million, or a net aggregate sales price of $133.0 million after a buyer credit of $2.0 million.

(3) The portfolio included the Hilton Garden Inn in Birmingham (Lakeshore), AL and the Hilton Garden Inn in Birmingham (Liberty Park), AL.

(4)   The portfolio included the Hampton Inn in Provo, UT and the Holiday Inn Express & Suites in Sandy, UT.

(5)   The portfolio included the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA. We provided seller financing of $3.6 million on the sale of these properties under two three-and-a-half-year second mortgage notes with a blended interest rate of 7.38%.

(6) The portfolio included the Hampton Inn & Suites in Smyrna, TN, the Hilton Garden Inn in Smyrna, TN and the Hyatt Place Phoenix North in Phoenix, AZ. The proceeds from these sales were used to complete a 1031 Exchange, which resulted in the deferral of taxable gains of $22.2 million.

Loss on Impairment of Assets

During the year ended December 31, 2019, the Company recorded an impairment charge of $1.7 million for the Hyatt Place - Chicago (Hoffman Estates) to reduce the net carrying amount of the property to its estimated net fair market value of $5.9 million, which was determined by a third-party independent appraisal.

During the year ended December 31, 2019, the Company also recorded impairment charges on two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals and a purchase contract for the sale of one of the land parcels that is expected to be completed in 2020. In 2018, we recorded impairment charges on two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals.

NOTE 4 — INVESTMENT IN REAL ESTATE LOANS

Investment in real estate loans, net at December 31, 2019 and 2018 is as follows (in thousands):

	2019			2018
Real estate loans	$	32,831		$	34,650
Unamortized discount	(1,895		)	(3,950		)
	$	30,936		$	30,700

The amortized cost bases of our Investment in real estate loans approximate their fair value. The amortized cost bases and the contractual maturities of our Investment in real estate loans outstanding at December 31, 2019 are $28.9 million in 2020 and $2.0 million in 2021.

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Real Estate Development Loans

We provided mezzanine loans on three real estate development projects to fund up to an aggregate of $29.6 million for the development of three hotel properties. The three real estate development loans closed in the fourth quarter of 2017 and each has a stated interest rate of 8% and an initial term of approximately three years.  Interest income on the mezzanine loans will be recorded in our Consolidated Statement of Operations as it is earned. As of December 31, 2019, we have funded the full amount of $29.6 million. We have separate options related to each loan (each the "Initial Option") to purchase a 90% interest in each joint venture that owns the respective hotel upon completion of construction. The Initial Options are exercisable while the related real estate development loan is outstanding. We also have the right to purchase the remaining interests in each joint venture at future dates, generally five years after we exercise our Initial Option. We have recorded the aggregate estimated fair value of the Initial Options totaling $6.1 million in Other assets and as a discount to the related real estate loans. The discount will be amortized as a component of non-cash interest income over the initial term of the real estate loans using the straight-line method, which approximates the interest method. We recorded amortization of the discount of $2.1 million and $2.0 million during the years ended December 31, 2019 and 2018, respectively. We intend to hold our Investment in Real Estate Loans to maturity and therefore, such loans are recorded as held-to-maturity.

During the year ended December 31, 2019, we provided a mezzanine loan to fund up to $28.9 million for a mixed-use development project that includes a hotel property, retail space, and parking. The loan closed in the third quarter of 2019 and has a stated interest rate of 9% and an initial term of 30 months. The loan is secured by a second mortgage on the development project and a pledge of the equity in the project owner. As of December 31, 2019, we have funded $7.9 million of the loan commitment. Upon completion of construction, we have an option to purchase a 90% interest in the hotel (the “Initial Purchase Option”). We also have the right to purchase the remaining interest in the hotel five years after the completion of construction. We have issued a $10.0 million letter of credit under our senior unsecured credit facility to secure the exercise of the Initial Purchase Option. As such, we have classified the loan as Investment in hotel properties, net on our Consolidated Balance Sheets at December 31, 2019. Interest income on the mezzanine loan will be recorded in our Consolidated Statement of Operations as it is earned. We have recorded the aggregate estimated fair value of the Initial Purchase Option totaling $2.8 million in Other assets and as a contra-asset to Investment in hotel properties, net. The contra-asset will be amortized as a component of non-cash interest income over the term of the real estate development loan using the straight-line method, which approximates the interest method. During the year ended December 31, 2019, we amortized $0.4 million as non-cash interest income.

Seller-Financing Loans

On June 29, 2018, we sold the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA for an aggregate selling price of $24.9 million. We provided seller financing totaling $3.6 million on the sale of these properties under two, 3.5 year second mortgage notes with a blended interest rate of 7.38%. As of December 31, 2019, there was $2.5 million outstanding on the seller-financing loans.

NOTE 5 — SUPPLEMENTAL BALANCE SHEET INFORMATION

Assets Held for Sale, net

Assets held for sale at December 31, 2019 and 2018 include the following (in thousands):

	2019		2018
Land	$	425	$	2,442
Hotel building and improvements	—		7,929
Furniture, fixtures and equipment	—		2,519
Franchise fees	—		131
	425		13,021
Less - accumulated depreciation and amortization	—		(5,388		)
	$	425	$	7,633

Assets held for sale at December 31, 2019 included a land parcel in Flagstaff, AZ, which is currently under contract for sale. Assets held for sale at December 31, 2018 included a land parcel in Flagstaff, AZ and two hotels that were sold on February 12, 2019.

F-23

During the year ended December 31, 2019, we recognized a loss on impairment of assets of $0.1 million to reduce the carrying value of the land parcel in Flagstaff, AZ to its estimated net sales price based on a pending sales contract that is expected to close in 2020.

Restricted Cash

Restricted cash at December 31, 2019 and 2018 was as follows (in thousands):

	2019		2018
FF&E reserves	$	25,664	$	24,386
Property taxes	1,728		1,625
Other	203		2,457
	$	27,595	$	28,468

Prepaid Expenses and Other

Prepaid expenses and other at December 31, 2019 and 2018 included the following (in thousands): 

	2019		2018
Prepaid insurance	$	3,501	$	2,822
Prepaid taxes	2,032		3,825
Other	3,311		3,464
	$	8,844	$	10,111

Deferred Charges

Deferred charges at December 31, 2019 and 2018 were as follows (in thousands): 

	2019			2018
Initial franchise fees	$	6,615		$	6,463
Less - accumulated amortization	(1,906		)	(1,772		)
	$	4,709		$	4,691

Amortization expense for the years ended December 31, 2019, 2018, and 2017 was $0.4 million, $0.5 million and $0.4 million, respectively.

Other Assets

Other assets at December 31, 2019 and 2018 included the following (in thousands):

	2019		2018
Purchase options related to real estate loans	$	8,920	$	6,120
Deferred tax asset, net	2,138		2,046
Other	981		—
Prepaid land lease	—		3,180
Derivative financial instruments	—		3,461
	$	12,039	$	14,807

In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain prepaid land lease assets to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

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Accrued Expenses and Other

Accrued expenses and other at December 31, 2019 and 2018 included the following (in thousands):

	2019		2018
Accrued property, sales and income taxes	$	21,392	$	19,570
Derivative financial instruments	16,177		5,042
Other accrued expenses at hotels	13,274		13,288
Accrued salaries and benefits	11,625		10,540
Other	8,209		9,801
Accrued interest	1,082		3,186
Acquired unfavorable leases	—		4,623
	$	71,759	$	66,050

In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain acquired unfavorable lease liabilities to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

NOTE 6 –– DEBT

At December 31, 2019, our indebtedness is comprised of borrowings under the 2018 Unsecured Credit Facility (as defined below), the 2018 Term Loan (as defined below), the 2017 Term Loan (as defined below), the Joint Venture Credit Facility (as defined below), and indebtedness secured by first priority mortgage liens on various hotel properties. At December 31, 2018, our indebtedness is comprised of borrowings under the 2018 Unsecured Credit Facility (as defined below), the 2018 Term Loan (as defined below), the 2017 Term Loan (as defined below), and indebtedness secured by first priority mortgage liens on various hotel properties. The weighted average interest rate, after giving affect to our interest rate derivatives, for all borrowings was 3.95% and 4.27% at December 31, 2019 and 2018, respectively.

$600 Million Senior Unsecured Credit and Term Loan Facility 

On December 6, 2018, the Operating Partnership, as borrower, the Company, as parent guarantor, and each party executing the loan documentation as a subsidiary guarantor, entered into a $600.0 million senior unsecured facility (the “2018 Unsecured Credit Facility”) with Deutsche Bank AG New York Branch as administrative agent, and a syndicate of lenders. The 2018 Unsecured Credit Facility is comprised of a $400.0 million revolving credit facility (the “$400 Million Revolver”) and a $200.0 million term loan (the “$200 Million Term Loan”). At December 31, 2019, the maximum amount of borrowing provided by the 2018 Unsecured Credit Facility was $600.0 million, of which we had $275.0 million borrowed and $315.0 million available to borrow. 

The 2018 Unsecured Credit Facility has an accordion feature which will allow the Company to increase the total commitments by an aggregate of up to $300.0 million.  The $400 Million Revolver will mature on March 31, 2023 and can be extended to March 31, 2024 at the Company’s option, subject to certain conditions. The $200 Million Term Loan will mature on April 1, 2024.  

The interest rate on the 2018 Unsecured Credit Facility is based on a pricing grid ranging from 135 basis points to 210 basis points plus LIBOR for the $200 Million Term Loan and 140 basis points to 215 basis points plus LIBOR for the $400 Million Revolver, depending upon the Company's leverage ratio. The interest rate at December 31, 2019 for the $200 Million Term Loan was 3.36%. 

Financial and Other Covenants.  We are required to comply with various financial and other covenants to draw and maintain borrowings under the 2018 Unsecured Credit Facility. At December 31, 2019, we were in compliance with all financial covenants.

Unencumbered Assets. The 2018 Unsecured Credit Facility is unsecured.  However, borrowings under the 2018 Unsecured Credit Facility are limited by the value of hotel assets that qualify as unencumbered assets. At December 31, 2019, the Company had 52 unencumbered hotel properties (the "Unencumbered Properties") supporting the 2018 Unsecured Credit Facility. 

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Unsecured Term Loans

2018 Term Loan

On February 15, 2018, our Operating Partnership, as borrower, the Company, as parent guarantor, and each party executing the term loan documentation as a subsidiary guarantor, entered into a new $225.0 million unsecured term loan (the “2018 Term Loan”) with KeyBank National Association, as administrative agent, and a syndicate of lenders listed in the loan documentation. The 2018 Term Loan has an accordion feature that allows us to increase the total commitments by $150.0 million prior to the maturity date of February 14, 2025, subject to certain conditions.  At closing, we drew $140.0 million of the $225.0 million available under the 2018 Term Loan and used the proceeds to pay off and replace a term loan entered into in 2015. On May 16, 2018, we drew the remaining $85.0 million available under the 2018 Term Loan and used the proceeds to pay down our former $300 million revolving credit facility.

We pay interest on advances at varying rates, based upon, at our option, either (i) 1-, 2-, 3-, or 6-month LIBOR, plus a LIBOR margin between 1.80% and 2.55%, depending upon our leverage ratio (as defined in the loan documents), or (ii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, the federal funds rate plus 0.50%, and 1-month LIBOR plus 1.00%, plus a base rate margin between 0.80% and 1.55%, depending upon our leverage ratio.  We are required to pay other fees, including customary arrangement and administrative fees. The interest rate at December 31, 2019 was 3.66%.

On February 18, 2020, the Company repriced the $225 million 2018 Term Loan, lowering the interest rate to 150 basis points plus LIBOR based on the Company’s current leverage based pricing level, which represents a reduction of 40 basis points compared to the prior rate of 190 basis points plus LIBOR.  All other material provisions of the loan remain unchanged, including the maturity date of the loan which remains February 14, 2025. The Company expects to realize approximately $0.9 million of annual interest expense savings as a result of the transaction through the remaining term of the loan.

Financial and Other Covenants.  We are required to comply with various financial and other covenants to draw and maintain borrowings under the 2018 Term Loan. At December 31, 2019, we were in compliance with all financial covenants.

Unencumbered Assets.  The 2018 Term Loan is unsecured.  However, borrowings under the term loan are limited by the value of the assets that qualify as unencumbered assets.  At December 31, 2019, the Unencumbered Properties also supported the 2018 Term Loan.

2017 Term Loan

On September 26, 2017, our Operating Partnership, as borrower, the Company, as parent guarantor, and each party executing the term loan documentation as a subsidiary guarantor, entered into a $225.0 million unsecured term loan (the "2017 Term Loan") with KeyBank National Association, as administrative agent, and a syndicate of lenders listed in the loan documentation. 

The 2017 Term Loan has an accordion feature which allows us to increase the total commitments by an aggregate of $175.0 million prior to the maturity date, subject to certain conditions. The 2017 Term Loan matures on November 25, 2022.

We pay interest on advances at varying rates, based upon, at our option, either (i) 1, 2, 3, or 6-month LIBOR, plus a LIBOR margin between 1.45% and 2.20%, depending upon our leverage ratio (as defined in the loan documents), or (ii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, the federal funds rate plus 0.50%, and 1-month LIBOR plus 1.00%, plus a base rate margin between 0.45% and 1.20%, depending upon our leverage ratio. We are required to pay other fees, including customary arrangement and administrative fees.

Financial and Other Covenants. In addition, we are required to comply with various financial and other covenants in order to borrow and maintain borrowings under the 2017 Term Loan. At December 31, 2019 we are in compliance with all financial covenants. 

Unencumbered Assets. The 2017 Term Loan is unsecured. However, borrowings under the term loan are limited by the value of hotel assets that qualify as unencumbered assets. As of December 31, 2019, the Unencumbered Properties also supported the 2017 Term Loan.

The 2017 Term Loan gave us the option to delay draws of the principal amount of the term loan. On September 26, 2017, we drew $125.0 million of the $225.0 million available under the 2017 Term Loan and used the proceeds to pay down the principal

F-26

balance of our former $300 million revolving credit facility. On December 11, 2017, we drew the remaining $100.0 million of the $225.0 million available under the 2017 Term Loan and used the proceeds to pay down the principal balance of our former $300 million revolving credit facility. The interest rate at December 31, 2019 was 3.36%.

Joint Venture Credit Facility

On October 8, 2019, Summit JV MR 1, LLC (the “Borrower”), as borrower, Summit Hospitality JV, LP (the “Parent”), as parent, and each party executing the credit facility documentation as a subsidiary guarantor, entered into a $200 million credit facility (the “Joint Venture Credit Facility”) with Bank of America, N.A., as administrative agent and sole initial lender, and BofA Securities, Inc., as sole lead arranger and sole bookrunner.

The Operating Partnership and the Company are not borrowers or guarantors of the Joint Venture Credit Facility. The Joint Venture Credit Facility is guaranteed by all of the Borrower’s existing and future subsidiaries, subject to certain exceptions.

The Joint Venture Credit Facility is comprised of a $125 million revolving credit facility (the “$125 Million Revolver”) and a $75 million term loan (the “$75 Million Term Loan”). The Joint Venture Credit Facility has an accordion feature which will allow us to increase the total commitments by up to $300 million, for aggregate potential borrowings of up to $500 million on the Joint Venture Credit Facility.

The $125 Million Revolver and the $75 Million Term Loan will mature on October 8, 2023. Each individually can be extended for a single twelve-month period at the Joint Venture's option, subject to certain conditions.

Interest is paid on revolving credit advances at varying rates based upon, at the Borrower's option, either (i) 1-, 2-, 3-, or 6-month LIBOR, plus a margin of 2.15% for Eurodollar rate advances, or (ii) LIBOR, plus a margin of 2.15% for LIBOR floating rate advances, or (iii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, the federal funds rate plus 0.50%, and 1-month LIBOR plus 1.00%, plus a base rate margin of 1.15%. The applicable margin for a term loan advance shall be five basis points less than revolving credit advances referenced above.

Borrowing Base Assets. The Joint Venture Credit Facility is secured primarily by a first priority pledge of the Borrower's equity interests in the subsidiaries that hold the borrowing base assets, and the related TRS entities, which wholly own the TRS lessees that lease each of the borrowing base assets.

Financial and Other Covenants. In addition, the Borrower is required to comply with a series of financial and other covenants in order to borrow under the Joint Venture Credit Facility.

MetaBank Loan

On June 30, 2017, we entered into a $47.6 million secured, non-recourse loan with MetaBank (the "MetaBank Loan"). During the year ended December 31, 2017, we borrowed $47.6 million on the MetaBank Loan and used the proceeds to pay down the principal balance of our former $300 million revolving credit facility. The MetaBank Loan provides for a fixed interest rate of 4.44% and originally provided for interest only payments for 18 months following the closing date. On January 31, 2019, we entered into a modification agreement, at no additional cost, that increased the interest-only period from 18 months to 24 months following the closing date. Beginning August 1, 2019, the loan amortizes over 25 years through the maturity date of July 1, 2027. The MetaBank Loan is secured by three hotels and is subject to a prepayment penalty if prepaid prior to April 1, 2027.

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At December 31, 2019 and 2018 our outstanding indebtedness was as follows (in thousands):

Lender	Reference	Interest Rate	Amortization Period (Years)	Maturity Date	Number of  Properties Encumbered	Balance at
						December 31,
					12/31/2019	2019			2018
$600 Million Senior Unsecured Credit and Term Loan Facility (1)
Deutsche Bank AG New York Branch
$400 Million Revolver		3.41% Variable	n/a	March 31, 2023	n/a	$	75,000		$	115,000
$200 Million Term Loan		3.36% Variable	n/a	April 1, 2024	n/a	200,000			200,000
Total Senior Unsecured Credit and Term Loan Facility						275,000			315,000
Joint Venture Credit Facility (2)
Bank of America, N.A.
$125 Million Revolver		3.91% Variable	n/a	October 8, 2023	n/a	65,000			—
$75 Million Term Loan		3.86% Variable	n/a	October 8, 2023	n/a	75,000			—
Total Joint Venture Credit Facility						140,000			—
Unsecured Term Loan (1)
Term Loan (KeyBank National Association, as Administrative Agent)		3.36% Variable	n/a	November 25, 2022	n/a	225,000			225,000
Term Loan (KeyBank National Association, as Administrative Agent)		3.66% Variable	n/a	February 14, 2025	n/a	225,000			225,000
Secured Mortgage Indebtedness
KeyBank National Association	(3)	4.46% Fixed	30	February 1, 2023	3	19,510			26,357
	(4)	4.52% Fixed	30	April 1, 2023	3	19,992			20,444
	(5)	4.30% Fixed	30	April 1, 2023	3	19,323			19,777
	(6)	4.95% Fixed	30	August 1, 2023	2	34,695			35,411
MetaBank	(7)	4.44% Fixed	25	July 1, 2027	3	47,226			47,640
Bank of Cascades	(8)	3.76% Variable	25	December 19, 2024	1	8,490			8,757
	(8)	4.30% Fixed	25	December 19, 2024	—	8,490			8,757
Compass Bank	(9)	n/a	25	May 6, 2020	—	—			22,151
U.S. Bank, NA	(10)	n/a	25	November 11, 2021	—	—			10,717
Total Mortgage Loans					15	157,726			200,011
Total Debt						1,022,726			965,011
Unamortized debt issuance costs						(6,563		)	(6,299		)
Debt, net of issuance costs						$	1,016,163		$	958,712

(1) The $600 million Senior Secured Credit and Term Loan Facility and Unsecured Term Loans are supported by a borrowing base of 52 unencumbered hotel properties.

(2) The Joint Venture Credit Facility is secured by pledges of the equity in the entities (and affiliated entities) that own the hotels.

(3) On January 25, 2013, we closed on a $29.4 million loan with a fixed rate of 4.46% and a maturity of February 1, 2023. This loan is secured by three of the Hyatt Place hotels we acquired in October 2012. These hotels are located in Chicago (Lombard), IL; Denver (Lone Tree), CO; and Denver (Englewood), CO.  This loan is subject to defeasance costs if prepaid. On March 19, 2019, we defeased $6.3 million of the principal balance to have the encumbrance released on one property, the Hyatt Place in Arlington, TX, to facilitate the sale of the property. As a result of this transaction, we recorded debt transaction costs of $0.6 million primarily related to the debt defeasance premium.

(4) On March 7, 2013, we closed on a $22.7 million loan with a fixed rate of 4.52% and a maturity of April 1, 2023. This loan is secured by three of the Hyatt hotels we acquired in October 2012. These hotels include a Hyatt House in Denver (Englewood), CO and Hyatt Place hotels in Baltimore (Owings Mills), MD and Scottsdale, AZ.  This loan is subject to defeasance if prepaid.

(5) On March 8, 2013, we closed on a $22.0 million loan with a fixed rate of 4.30% and a maturity of April 1, 2023. This loan is secured by the three Hyatt Place hotels we acquired in January 2013. These hotels are located in Chicago (Hoffman Estates), IL; Orlando (Convention), FL; and Orlando (Universal), FL. This loan is subject to defeasance if prepaid.

(6) On July 22, 2013, we closed on a $38.7 million loan with a fixed rate of 4.95% and a maturity of August 1, 2023. This loan is secured by two Marriott hotels we acquired in May 2013. These hotels include a Fairfield Inn & Suites and SpringHill Suites in Louisville, KY. This loan is subject to defeasance if prepaid.

(7) On June 30, 2017, we entered into the MetaBank Loan. The MetaBank Loan is secured by the Hampton Inn & Suites in Minneapolis, MN, the Four Points by Sheraton Hotel & Suites in South San Francisco, CA, and the Hyatt Place in Mesa, AZ. The MetaBank Loan is subject to a prepayment penalty if prepaid prior to April 1, 2027.

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(8) On December 19, 2014, we refinanced our loan with Bank of the Cascades and increased the amount financed by $7.9 million.  As part of the refinance the loan was split into two notes. Note A carries a variable interest rate of 30-day LIBOR plus 200 basis points and Note B carries a fixed interest rate of 4.3%. Both notes have amortization periods of 25 years and maturity dates of December 19, 2024. The Bank of Cascades mortgage loan is comprised of two promissory notes that are secured by the same collateral and cross-defaulted.

(9) On April 24, 2019, we repaid a mortgage loan with Compass Bank totaling $21.9 million that was secured by three hotel properties. There was no prepayment penalty associated with the repayment of this loan. After the repayment of this loan, the three hotels were added to the Company's Unencumbered Properties.

(10) On April 11, 2019, we repaid a $10.6 million mortgage loan with U.S. Bank to release the encumbrance on the Hampton Inn in Goleta, CA to facilitate the sale of the property. As a result of this transaction, we incurred debt transaction costs of $1.0 million.

Our outstanding indebtedness requires us to comply with various financial and other covenants. We are currently in compliance with all covenants.

Our total fixed-rate and variable-rate debt at December 31, 2019 and 2018, after giving effect to our interest rate derivatives, is as follows (in thousands): 

	2019		Percentage		2018		Percentage
Fixed-rate debt	$	549,236	54	%	$	569,103	59	%
Variable-rate debt	473,490		46	%	395,908		41	%
	$	1,022,726			$	965,011

Contractual principal payments for each of the next five years are as follows (in thousands): 

2020	$	3,742
2021	3,912
2022	229,072
2023	303,434
2024	216,105
Thereafter	266,461
	$	1,022,726

 Information about the fair value of our fixed-rate debt that is not recorded at fair value is as follows (in thousands): 

	2019				2018
	Carrying Value		Fair Value		Carrying Value		Fair Value		Valuation Technique
Fixed-rate debt	$	149,236	$	151,268	$	169,103	$	166,256	Level 2 - Market approach

At December 31, 2019 and 2018, we had $400.0 million of debt with variable interest rates that had been converted to fixed interest rates through derivative financial instruments which are carried at fair value. Differences between carrying value and fair value of our fixed-rate debt are primarily due to changes in interest rates. Inherently, fixed-rate debt is subject to fluctuations in fair value as a result of changes in the current market rate of interest on the valuation date. For additional information on our use of derivatives as interest rate hedges, refer to “Note 8 –– Derivative Financial Instruments and Hedging.”

NOTE 7 –– LEASES

The Company has operating leases related to the land under certain hotel properties, conference centers, parking spaces, automobiles, our corporate office and other miscellaneous office equipment. These leases have remaining terms of 1 year to 79 years, some of which include options to extend the leases for additional years. The exercise of lease renewal options is at our sole discretion. Certain leases also include options to purchase the leased property. Leases with an initial term of 12 months or less are not recorded on the balance sheet; we recognize lease expense for these leases on a straight-line basis over the lease term.

Certain of our lease agreements include rental payments based on a percentage of revenue over contractual levels and others include rental payments adjusted periodically for inflation. Our lease agreements do not contain any material residual value guarantees or restrictive covenants that materially affect our business. We rent or sublease certain real estate to third parties. In

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2019, 2018, and 2017, we recorded gross third party tenant income of $2.2 million, $1.7 million, and $1.4 million, respectively, which were recorded in Other income in the Consolidated Statements of Operations.

On January 1, 2019, the Company adopted ASC No. 842, Leases, and recognized right-of-use lease assets and related liabilities. The right-of-use assets and related liabilities include renewal options reasonably certain to be exercised. We base our lease calculations on our estimated incremental borrowing rate. As of December 31, 2019, our weighted average incremental borrowing rate was 4.9%.

In 2019, 2018, and 2017, the Company's total operating lease cost was $3.3 million, $3.6 million, and $4.0 million, respectively, and the operating cash outflows from operating leases was $3.0 million, $3.6 million, and $3.5 million, respectively. As of December 31, 2019, the weighted average operating lease term was 28.25 years.

On January 31, 2019, we exercised our option pursuant to a ground lease agreement to purchase the land upon which our hotel property in Baltimore (Hunt Valley), MD is located for $4.2 million, which resulted in a termination of obligations under the ground lease.

On December 4, 2019, we exercised our right to acquire a fee simple interest in the land upon which our Hyatt Place in Garden City, NY is located for nominal consideration. As a result, the hotel is no longer subject to a PILOT (payment in lieu of taxes) lease with the Town of Hempstead Industrial Development Authority.  

Operating lease maturities as of December 31, 2019 are as follows (in thousands):

2020	$	2,148
2021	2,038
2022	1,815
2023	959
2024	900
Thereafter	28,904
Total lease payments (1)	36,764
Less imputed interest	(17,160		)
Total	$	19,604

(1) Certain payments above include future increases to the minimum fixed rent based on the Consumer Price Index in effect at the initial measurement of the lease balances.

NOTE 8 — DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING

We are exposed to interest rate risk through our variable-rate debt. We manage this risk primarily by managing the amount, sources, and duration of our debt funding and through the use of derivative financial instruments. Specifically, we enter into derivative financial instruments to manage our exposure to known or expected cash payments related to our variable-rate debt. The maximum length of time over which we have hedged our exposure to variable interest rates with our existing derivative financial instruments is approximately seven years.

Our objectives in using derivative financial instruments are to add stability to interest expense and to manage our exposure to interest rate movements. To accomplish these objectives, we primarily use interest rate swaps as part of our interest rate risk management strategy. Our interest rate swaps are designated as cash flow hedges and involve the receipt of variable-rate payments from a counterparty in exchange for making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

Our agreements with our derivative counterparties contain provisions such that if we default, or can be declared in default, on any of our indebtedness, then we could also be declared in default on our derivative financial instruments.

F-30

Information about our derivative financial instruments at December 31, 2019 and 2018 is as follows (dollar amounts in thousands):

			Average Annual Effective Fixed Rate		Notional Amount				Fair Value
Contract date	Effective Date	Expiration Date			December 31, 2019		December 31, 2018		December 31, 2019			December 31, 2018
October 2, 2017	January 29, 2018	January 31, 2023	1.98	%	$	100,000	$	100,000	$	(1,316	)	$	1,758
October 2, 2017	January 29, 2018	January 31, 2023	1.98	%	100,000		100,000		(1,350		)	1,703
June 11, 2018	September 28, 2018	September 30, 2024	2.87	%	75,000		75,000		(4,389		)	(1,656		)
June 11, 2018	December 31, 2018	December 31, 2025	2.93	%	125,000		125,000		(9,122		)	(3,386		)
					$	400,000	$	400,000	$	(16,177	)	$	(1,581	)

Our interest rate swaps have been designated as cash flow hedges and are valued using a market approach, which is a Level 2 valuation technique. At December 31, 2019, all of our interest rate swaps were in a liability position as a result of a decline in short term interest rates and a continued flattening of the forward yield curve during 2019. At December 31, 2018, two of our interest rate swaps were in an asset position and two were in a liability position. We are not required to post any collateral related to these agreements and we are not in breach of any financial provisions of the agreements.

Changes in the fair value of the hedging instruments included in the assessment of hedge effectiveness will be recorded in other comprehensive income. Amounts deferred in other comprehensive income will be reclassified to interest expense as interest payments are made on the hedged variable-rate debt. In 2020, we estimate that an additional $3.4 million will be reclassified from other comprehensive income and recorded as an increase to interest expense.

The table below details the location in the financial statements of the gain or loss recognized on derivative financial instruments designated as cash flow hedges (in thousands):

	2019			2018			2017
(Loss) Gain recognized in Accumulated other comprehensive loss on derivative financial instruments	$	(15,327	)	$	(3,050	)	$	1,703
Loss reclassified from Accumulated other comprehensive loss to interest expense	$	(731	)	$	(150	)	$	(734	)
Total interest expense and other finance expense presented in the Consolidated Statement of Operations in which the effects of cash flow hedges are recorded	$	(41,030	)	$	(41,944	)	$	(29,687	)

NOTE 9 — EQUITY

Common Stock

The Company is authorized to issue up to 500,000,000 shares of common stock, $0.01 par value per share.   Each outstanding share of our common stock entitles the holder to one vote on all matters submitted to a vote of stockholders, including the election of directors and, except as may be provided with respect to any other class or series of stock, the holders of such shares possess the exclusive voting power.

On May 25, 2017, the Company and the Operating Partnership entered into separate sales agreements (collectively, the “Sales Agreements”) with each of Robert W. Baird & Co. Incorporated, Raymond James & Associates, Inc., Merrill Lynch, Pierce, Fenner & Smith Incorporated, Deutsche Bank Securities Inc., RBC Capital Markets, LLC, KeyBanc Capital Markets Inc., Canaccord Genuity Inc. (this agreement was terminated on September 29, 2017), Jefferies LLC, BB&T Capital Markets, a division of BB&T Securities, LLC, and BTIG, LLC (collectively, the “Sales Agents”), pursuant to which the Company may sell our common stock having an aggregate offering price of up to $200.0 million (the “Shares”), from time to time through the Sales Agents, each acting as a sales agent and/or principal (the "2017 ATM Program"). At the same time, the Company terminated each of the sales agreements entered into in connection with its prior at-the-market offering program, which was established in August 2016 and under which 6,151,514 shares of the Company’s common stock were sold for net proceeds of approximately $89.1 million. To date, we have not sold any shares of our common stock under the 2017 ATM Program.

F-31

Changes in common stock during the years ended December 31, 2019 and 2018 were as follows:

	2019		2018
Beginning common shares outstanding	104,783,179		104,287,128
Grants under the Equity Plan	537,734		583,738
Common Unit redemptions	50,244		64,126
Annual grants to independent directors	40,455		34,130
Common stock issued for director fees	—		3,543
Performance share and other forfeitures	(167,757	)	(1,636	)
Shares retained for employee tax withholding requirements	(74,340	)	(187,850	)
Ending common shares outstanding	105,169,515		104,783,179

At December 31, 2019 and 2018, the Company had reserved 14,365,537 and 14,591,213 shares of common stock, respectively, for the issuance of common stock (i) upon the exercise of stock options, issuance of time-based restricted stock awards, issuance of performance-based restricted stock awards, grants of director stock awards, or other awards issued pursuant to our Equity Plan, (ii) upon redemption of Common Units, or (iii) under the 2017 ATM Program.

Preferred Stock

The Company is authorized to issue up to 100,000,000 shares of preferred stock, $0.01 par value per share, of which 90,600,000 is currently undesignated and 3,000,000 shares have been designated as 6.45% Series D Cumulative Redeemable Preferred Stock (the "Series D preferred shares") and 6,400,000 shares have been designated as 6.25% Series E Cumulative Redeemable Preferred Stock (the "Series E preferred shares").

On March 20, 2018, the Company paid $85.3 million to redeem all 3,400,000 of its outstanding 7.125% Series C Cumulative Redeemable Preferred Stock at a redemption price of $25 per share plus accrued and unpaid dividends. The premium on redemption of $3.3 million was recorded as a reduction to retained earnings.

The Company's preferred shares (collectively, “Preferred Shares”) rank senior to our common stock and on parity with each other with respect to the payment of dividends and distributions of assets in the event of a liquidation, dissolution, or winding up. The Preferred Shares do not have any maturity date and are not subject to mandatory redemption or sinking fund requirements. The Company may not redeem the Series D preferred shares or Series E preferred shares prior to June 28, 2021 and November 13, 2022, respectively, except in limited circumstances relating to the Company’s continuing qualification as a REIT or in connection with certain changes in control. After those dates, the Company may, at its option, redeem the applicable Preferred Shares, in whole or from time to time in part, by payment of $25 per share, plus any accumulated, accrued and unpaid distributions up to, but not including, the date of redemption. If the Company does not exercise its rights to redeem the Preferred Shares upon certain changes in control, the holders of the Preferred Shares have the right to convert some or all of their shares into a number of the Company’s common shares based on a defined formula, subject to a share cap, or alternative consideration. The share cap on each Series D preferred share is 3.9216 shares of common stock and each Series E preferred share is 3.1686 shares of common stock, all subject to certain adjustments.

The Company pays dividends at an annual rate of $1.6125 for each Series D preferred share and $1.5625 for each Series E preferred share. Dividend payments are made quarterly in arrears on or about the last day of February, May, August and November of each year.

Non-controlling Interests in Operating Partnership

Pursuant to the limited partnership agreement of our Operating Partnership, the unaffiliated third parties who hold Common Units in our Operating Partnership have the right to cause us to redeem their Common Units in exchange for cash based upon the fair value of an equivalent number of our shares of common stock at the time of redemption; however, the Company has the option to redeem with shares of our common stock on a one-for-one basis. The number of shares of our common stock issuable upon redemption of Common Units may be adjusted upon the occurrence of certain events such as share dividend payments, share subdivisions or combinations.

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At December 31, 2019 and 2018, unaffiliated third parties owned 209,021 and 259,265, respectively, of Common Units of the Operating Partnership, representing less than a 1% limited partnership interest in the Operating Partnership.

We classify outstanding Common Units held by unaffiliated third parties as non-controlling interests in the Operating Partnership, a component of equity in the Company’s Consolidated Balance Sheets. The portion of net income allocated to these Common Units is reported on the Company’s Consolidated Statement of Operations as net income attributable to non-controlling interests of the Operating Partnership.

Non-controlling Interest in Joint Venture

In July 2019, the Company entered into a joint venture with GIC, Singapore’s sovereign wealth fund, to acquire assets that align with the Company’s current investment strategy and criteria. The Company serves as general partner and asset manager of the joint venture and intends to invest 51% of the equity capitalization of the limited partnership, with GIC investing the remaining 49%. The Company earns fees for providing services to the joint venture and will have the potential to earn incentive fees based on the joint venture achieving certain return thresholds. As of December 31, 2019, the joint venture owns the five hotel properties acquired in 2019.

The joint venture owns the hotels through a master real estate investment trust (“Master REIT”) and subsidiary REITs (“Subsidiary REIT”). All of the hotels owned by the joint venture are leased to taxable REIT subsidiaries of the Subsidiary REITs (“Subsidiary REIT TRS”). To qualify as a REIT, the Master REIT must meet all of the REIT requirements summarized under “Note 2 - Basis of Presentation and Significant Accounting Policies - Income Taxes.” Taxable income related to the Subsidiary REIT TRSs is subject to federal, state and local income taxes at applicable tax rates.

We classify the non-controlling interest in the joint venture as a component of equity in the Company’s Consolidated Balance Sheets. The portion of net income allocated to this non-controlling interest is reported on the Company’s Consolidated Statements of Operations as net income attributable to non-controlling interest of the joint venture.

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NOTE 10 — FAIR VALUE MEASUREMENT

The following table presents information about our financial instruments measured at fair value on a recurring basis as of December 31, 2019 and 2018. In instances in which the inputs used to measure fair value fall into different levels of the fair value hierarchy, we classify assets and liabilities based on the lowest level of input that is significant to the fair value measurement. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

Disclosures concerning financial instruments measured at fair value are as follows (in thousands):

	Fair Value Measurement at December 31, 2019 using
	Level 1		Level 2		Level 3		Total
Assets:
Purchase options related to real estate loans	$	—	$	—	$	8,920	$	8,920
Liabilities:
Interest rate swaps	—		16,177		—		16,177
	Fair Value Measurement at December 31, 2018 using
	Level 1		Level 2		Level 3		Total
Assets:
Interest rate swaps	$	—	$	3,461	$	—	$	3,461
Purchase options related to real estate loans	—		—		6,120		6,120
Liabilities:
Interest rate swaps	—		5,042		—		5,042

Our purchase options related to real estate loans do not have readily determinable fair values. The fair value of each purchase option was estimated using a binomial lattice or Black-Scholes model. The estimated fair values of the purchase options were based on unobservable inputs for which there is little or no market information available and required us to develop our own assumptions as follows (dollar amounts in thousands):

	Real Estate Loan 1			Real Estate Loan 2			Real Estate Loan 3			Real Estate Loan 4
Exercise price	$	15,143		$	17,377		$	5,503		$	37,800
First option exercise date (1)	12/31/2018			3/31/2019			5/31/2019			8/15/2021
Last option exercise date	11/1/2020			12/5/2020			12/1/2020			8/30/2021
Expected volatility	32.0		%	38.0		%	37.0		%	31.3		%
Risk free rate	1.7		%	1.8		%	1.9		%	1.5		%
Expected annualized equity dividend yield	6.8		%	9.9		%	6.5		%	—		%	(2)

(1) The first option date is the date used for valuing the Purchase Option. The actual option exercise dates are on or after the hotels are fully constructed and open for business. As of December 31, 2019, three of the four hotels were open for business.

(2) The purchase option was valued using the Black-Scholes model which assumes no dividends.

There were no transfers between Level 1 and Level 2 of the fair value hierarchy during the years ended December 31, 2019 or 2018.

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NOTE 11 — COMMITMENTS AND CONTINGENCIES

Franchise Agreements

All of our hotel properties operate under franchise agreements with major hotel franchisors. The terms of our franchise agreements generally range from 10 to 20 years with various extension provisions. Each franchisor receives franchise fees ranging from 2% to 6% of each hotel property’s gross revenue, and some agreements require that we pay marketing fees of up to 4% of gross revenue. In addition, some of these franchise agreements require that we deposit a percentage of the hotel property’s gross revenue, generally not more than 5%, into a reserve fund for capital expenditures. We also pay fees to our franchisors for services related to reservation and information systems. In 2019, 2018, and 2017, we expensed fees related to our franchise agreements of $47.8 million, $47.7 million, and $41.6 million, respectively.

Management Agreements

Our hotel properties operate pursuant to management agreements with various professional third-party management companies. The terms of our management agreements range from month-to-month to twenty-five years with various extension provisions. Each management company receives a base management fee, generally a percentage of total hotel property revenues. In some cases there are also monthly fees for certain services, such as accounting, based on the number of guestrooms. Generally there are also incentive fees based on attaining certain financial thresholds. In 2019, 2018, and 2017, we expensed fees related to our hotel management agreements of $16.6 million, $18.5 million, and $18.2 million, respectively.

Litigation

We are involved from time to time in litigation arising in the ordinary course of business. We are not currently aware of any actions against us that would have a material effect on our financial condition or results of operations.

NOTE 12 — EQUITY-BASED COMPENSATION

Our currently outstanding equity-based awards were issued under our Equity Plan which provides for the granting of stock options, stock appreciation rights, restricted stock, restricted stock units, dividend equivalent rights, and other equity-based awards or incentive awards.

Stock options granted may be either incentive stock options or non-qualified stock options. Vesting terms may vary with each grant, and stock option terms are generally five to ten years. We have outstanding equity-based awards in the form of stock options and restricted stock awards. All of our outstanding equity-based awards are classified as equity.

Stock Options Granted Under Our Equity Plan

As of December 31, 2019, 2018 and 2017, we had 235,000 outstanding and exercisable stock options. At December 31, 2019, the stock options had a weighted average exercise price of $9.75 and a weighted average contractual term of 1.2 years.

At December 31, 2019, the intrinsic value of outstanding and exercisable options was $0.6 million. At December 31, 2018, the exercise price of our outstanding and exercisable stock options exceeded the market price of our common stock, resulting in no intrinsic value. The intrinsic value of outstanding and exercisable options at December 31, 2017 was $1.3 million. 

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Time-Based Restricted Stock Awards Made Pursuant to Our Equity Plan

The following table summarizes time-based restricted stock activity under our Equity Plan for 2019 and 2018:

	Number of Shares		Weighted Average Grant Date Fair Value per Share		Aggregate Current Value
					(in thousands)
Non-vested December 31, 2017	391,477		$	13.52
Granted	185,930		13.15
Vested	(205,619	)	13.41
Forfeited	(1,636	)	12.84
Non-vested December 31, 2018	370,152		13.40
Granted	235,407		11.32
Vested	(154,801	)	12.82
Forfeited	(2,291	)	12.65
Non-vested December 31, 2019	448,467		$	12.51	$	5,534

The awards granted to our non-executive employees generally vest over a four-year period based on continuous service (20% on the first, second and third anniversary of the grant date and 40% on the fourth anniversary of the grant date). 

The awards granted to our executive officers generally vest over a three-year period based on continuous service (25% on the first and second anniversary of the grant date and 50% on the third anniversary of the grant date) or in certain circumstances upon a change in control.

The holders of these awards have the right to vote the related shares of common stock and receive all dividends declared and paid whether or not vested. The fair value of time-based restricted stock awards granted is calculated based on the market value of our common stock on the date of grant.

During the years ended December 31, 2019, 2018, and 2017, the total fair value of time-based restricted stock awards that vested was $2.0 million, $2.8 million and $1.4 million, respectively.

Performance-Based Restricted Stock Awards Made Pursuant to Our Equity Plan

The following table summarizes performance-based restricted stock activity under our Equity Plan for 2019 and 2018:

	Number of Shares		Weighted Average Grant Date Fair Value per Share		Aggregate Current Value
					(in thousands)
Non-vested December 31, 2017	619,429		$	16.16
Granted	397,808		15.69
Vested	(309,010	)	18.78
Non-vested December 31, 2018	708,227		14.75
Granted	302,327		12.81
Vested	(89,097	)	13.77
Forfeited	(165,466	)	13.77
Non-vested December 31, 2019	755,991		$	14.31	$	9,329

Our performance-based restricted stock awards are market-based awards and are accounted for based on the fair value of our common stock on the grant date. The fair value of the performance-based restricted stock awards granted was estimated using a Monte Carlo simulation valuation model. These awards generally vest over a three-year period based on our percentile ranking within the SNL U.S. REIT Hotel Index at the end of the period or upon a change in control. The awards require continued service during the measurement period and are subject to the other conditions described in the Equity Plan or award document.

F-36

The number of shares the executive officers may earn under these awards range from zero shares to twice the number of shares granted based on our percentile ranking within the index at the end of the measurement period. In addition, a portion of the performance-based shares may be earned based on the Company's absolute total shareholder return calculated during the performance period.

The holders of these grants have the right to vote the granted shares of common stock and any dividends declared will be accumulated and will be subject to the same vesting conditions as the awards.  Further, if additional shares are earned based on our percentile ranking within the index, dividend payments will be issued as if the additional shares had been held throughout the measurement period.

The fair value of performance-based restricted stock awards granted was estimated using a Monte Carlo simulation valuation model and the following assumptions:

 

	2019			2018			2017
Expected dividend yield	6.17		%	5.33		%	4.14		%
Expected stock price volatility	23.2		%	25.7		%	24.8		%
Risk-free interest rate	2.43		%	2.41		%	1.59		%
Monte Carlo iterations	100,000			100,000			100,000
Weighted average estimated fair value of performance-based restricted stock awards	$	12.81		$	13.73		$	17.13

The expected dividend yield was calculated based on our annual expected dividend payments at the time of grant. The expected volatility was based on historical price changes of our common stock for a period comparable to the performance period. The risk-free interest rates were interpolated from the Federal Reserve Bond Equivalent Yield rates for “on-the-run” U.S. Treasury securities.

Director Stock Awards Made Pursuant to Our Equity Plan

During the years ended December 31, 2019 and 2018, we granted 40,455 and 34,130 shares of common stock, respectively, to our non-employee directors as a part of our director compensation program. These grants were made pursuant to our Equity Plan and were vested upon grant.

Our non-employee directors have the option to receive shares of our common stock in lieu of cash for their director fees. In 2019, all directors elected to receive cash for their director fees. In 2018, we issued 3,543 shares of common stock for director fees. The fair value of director stock awards is calculated based on the market value of our common stock on the date of grant.

Equity-Based Compensation Expense

Equity-based compensation expense included in Corporate General and Administrative expense in the Consolidated Statements of Operations for the years ended December 31, 2019, 2018, and 2017 was as follows (in thousands):

	2019		2018		2017
Time-based restricted stock	$	2,327	$	2,384	$	2,145
Performance-based restricted stock	3,396		3,727		3,183
Director stock	496		554		559
	$	6,219	$	6,665	$	5,887

We recognize equity-based compensation expense ratably over the vesting terms. The amount of expense may be subject to adjustment in future periods due to a change in the forfeiture assumptions.

F-37

Unrecognized equity-based compensation expense for all non-vested awards pursuant to our Equity Plan was $7.4 million at December 31, 2019 as follows (in thousands):

	Total		2020		2021		2022		2023
Time-based restricted stock	$	3,092	$	1,798	$	1,048	$	231	$	15
Performance-based restricted stock	4,270		2,578		1,477		215		—
	$	7,362	$	4,376	$	2,525	$	446	$	15

NOTE 13 — BENEFIT PLANS

On August 1, 2011, we initiated a qualified contributory retirement plan (the “Plan”) under Section 401(k) of the IRC, which covers all full-time employees who meet certain eligibility requirements. Voluntary contributions may be made to the Plan by employees. The Plan is a Safe Harbor Plan and requires a mandatory employer contribution. The employer contribution expense for the years ended December 31, 2019, 2018 and 2017 was $0.3 million, $0.2 million, and $0.2 million, respectively.

NOTE 14 — INCOME TAXES

We have elected to be taxed as a REIT. As a REIT, we are generally not subject to corporate level income taxes on taxable income we distribute to our shareholders. We believe we have met the annual REIT distribution requirement by distribution of at least 90% of our taxable income to our shareholders.

Income related to our TRSs is subject to federal, state and local taxes at applicable tax rates. Our consolidated tax provision includes the income tax provision related to the operations of the TRSs as well as state and local income taxes related to the Operating Partnership.

The components of income tax expense (benefit) for the years ended December 31, 2019, 2018, and 2017 are as follows (in thousands):

	2019			2018			2017
Current:
Federal	$	869		$	(67	)	$	10
State and local	643			(425		)	777
Deferred:
Federal	(32		)	(279		)	232
State and local	20			(151		)	49
Effect of federal tax law change	—			—			606
Income tax expense (benefit)	$	1,500		$	(922	)	$	1,674

Below is a reconciliation between the provision for income taxes and the amounts computed by applying the federal statutory income tax rate to the income or loss before taxes:

	2019			2018			2017
Statutory federal income tax provision	$	17,608		$	18,943		$	35,418
Nontaxable income of the REITs	(16,996		)	(19,073		)	(35,073		)
Effect of graduated corporate tax rates	—			—			(10		)
State income taxes, net of federal tax benefit	568			266			716
Provision to return and deferred adjustment	(6		)	75			—
Effect of permanent differences and other	326			(184		)	17
Tax benefit from deduction for partnership distributions	—			(949		)	—
Effect of federal tax law change	—			—			606
Income tax provision (benefit)	$	1,500		$	(922	)	$	1,674

F-38

Deferred tax assets and liabilities are included within Other Assets in the accompanying Consolidated Balance Sheets.

Significant components of deferred tax assets (liabilities) are as follows (in thousands):

	2019			2018
Tax carryforwards	$	38		$	154
Accrued expenses	2,068			1,893
Other	32			(1		)
Net deferred tax assets	$	2,138		$	2,046
Gross deferred tax assets	$	2,172		$	2,086
Gross deferred tax liabilities	(34		)	(40		)
Net deferred tax assets	$	2,138		$	2,046

At December 31, 2019, we had state net operating losses of $0.7 million which expire beginning in 2027.

We had no unrecognized tax benefits at December 31, 2019 or in the three year period then ended. We expect no significant increase or decrease in unrecognized tax benefits due to changes in tax positions within one year of December 31, 2019. We have no material interest or penalties relating to unrecognized tax benefits in the Consolidated Statements of Operations for the years ended December 31, 2019, 2018 or 2017 or in the Consolidated Balance Sheets as of December 31, 2019 or 2018.

We file U.S. and state income tax returns in jurisdictions with varying statutes of limitations. In general, we are not subject to tax examinations by tax authorities for years before 2016.

F-39

Characterization of Distributions

For income tax purposes, distributions paid consist of ordinary income and capital gains or a combination thereof. For the years ended December 31, 2019, 2018, and 2017 distributions paid per share were characterized as follows (unaudited):

	2019				2018				2017
	Amount		%		Amount		%		Amount		%
Common Stock
Ordinary income	$	0.6132	85.16	%	$	0.7200	100.00	%	$	0.6725	100.00	%
Capital gain distributions	0.1068		14.84	%	—		—	%	—		—	%
Total	$	0.7200	100.00	%	$	0.7200	100.00	%	$	0.6725	100.00	%
Preferred Stock - Series B
Ordinary income	$	—	—	%	$	—	—	%	$	2.0234	100.00	%
Capital gain distributions	—		—	%	—		—	%	—		—	%
Total	$	—	—	%	$	—	—	%	$	2.0234	100.00	%
Preferred Stock - Series C
Ordinary income	$	—	—	%	$	0.5393	100.00	%	$	1.7813	100.00	%
Capital gain distributions	—		—	%	—		—	%	—		—	%
Total	$	—	—	%	$	0.5393	100.00	%	$	1.7813	100.00	%
Preferred Stock - Series D
Ordinary income	$	1.3732	85.16	%	$	1.6125	100.00	%	$	1.6125	100.00	%
Capital gain distributions	0.2393		14.84	%	—		—	%	—		—	%
Total	$	1.6125	100.00	%	$	1.6125	100.00	%	$	1.6125	100.00	%
Preferred Stock - Series E
Ordinary Income	$	1.3307	85.16	%	$	1.5625	100.00	%	$	0.0694	100.00	%
Capital gain distributions	0.2318		14.84	%	—		—	%	—		—	%
Total	$	1.5625	100.00	%	$	1.5625	100.00	%	$	0.0694	100.00	%

The dividends that were taxable to our stockholders in 2019 were 85.16% ordinary income and 14.84% capital gain distributions. The 2019 capital gain distribution was 100% related to unrecaptured Section 1250 gain. The 2019 ordinary income dividends are eligible for the 20% deduction provided by Section 199A for qualified REIT dividends.

The dividends that were taxable to our stockholders in 2018 were 100% ordinary income and were eligible for the 20% deduction provided by Section 199A for qualified REIT dividends.

The dividends that were taxable to our stockholders in 2017 were 100% ordinary income.

NOTE 15 — EARNINGS PER SHARE

We apply the two-class method of computing earnings per share, which requires the calculation of separate earnings per share amounts for our non-vested time-based restricted stock awards with non-forfeitable dividends and for our common stock. Our non-vested time-based restricted stock awards with non-forfeitable rights to dividends are considered securities which participate in undistributed earnings with common stock. Under the two-class computation method, net losses are not allocated to participating securities unless the holder of the security has a contractual obligation to share in the losses. Our non-vested time-based restricted stock awards with non-forfeitable dividends do not have such an obligation so they are not allocated losses.

F-40

All outstanding stock options were included in the computation of diluted earnings per share for the years ended December 31, 2019, 2018 and 2017 due to their dilutive effect. The Common Units held by the non-controlling interest holders have been excluded from the denominator of the diluted earnings per share as there would be no effect on the amounts since the limited partners' share of income would also be added to derive net income attributable to common stockholders. For the years ended December 31, 2019, 2018, and 2017, we had unvested performance-based restricted stock awards of 755,991 shares, 453,664 shares and 464,924 shares, respectively, which were excluded from the denominator of the diluted earnings per share as the awards had not achieved the requisite performance conditions for vesting at each period end.

Below is a summary of the components used to calculate basic and diluted earnings per share (in thousands, except per share amounts):

	2019			2018			2017
Numerator:
Net income	$	82,348		$	91,126		$	99,521
Less: Preferred dividends	(14,838		)	(16,671		)	(17,408		)
Premium on redemption of preferred stock	—			(3,277		)	(2,572		)
Allocation to participating securities	(309		)	(271		)	(307		)
Attributable to non-controlling interest in Operating Partnership	(157		)	(205		)	(307		)
Attributable to non-controlling interest in joint venture	419			—			—
Net income attributable to common stockholders, net of amount allocated to participating securities	$	67,463		$	70,702		$	78,927
Denominator:
Weighted average common shares outstanding - basic	103,887			103,623			99,406
Dilutive effect of equity-based compensation awards	52			219			374
Weighted average common shares outstanding - diluted	103,939			103,842			99,780
Earnings per share:
Basic and diluted	$	0.65		$	0.68		$	0.79

NOTE 16 — SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)

Selected quarterly financial data for the years ended December 31, 2019 and 2018 are as follows (in thousands, except per share amounts):

	2019
	First Quarter		Second Quarter		Third Quarter		Fourth Quarter
Total revenues	$	138,952	$	142,930	$	133,685	$	133,781
Net income	$	12,900	$	49,069	$	11,626	$	8,753
Net income attributable to Summit Hotel Properties, Inc.	$	12,877	$	48,957	$	11,534	$	9,242
Earnings per share:
Basic and diluted	$	0.09	$	0.43	$	0.07	$	0.05

	2018
	First Quarter		Second Quarter		Third Quarter		Fourth Quarter
Total revenues	$	140,199	$	152,222	$	142,340	$	132,509
Net income	$	9,691	$	37,677	$	38,001	$	5,757
Net income attributable to Summit Hotel Properties, Inc.	$	9,688	$	37,576	$	37,901	$	5,756
Earnings per share:
Basic	$	0.01	$	0.33	$	0.33	$	0.02
Diluted	$	0.01	$	0.32	$	0.33	$	0.02

F-41

NOTE 17 — SUBSEQUENT EVENTS

Equity Transactions

On January 31, 2020, our Board of Directors declared cash dividends of $0.18 per share of common stock, $0.403125 per share of 6.45% Series D Cumulative Redeemable Preferred Stock, and $0.390625 per share of 6.25% Series E Cumulative Redeemable Preferred Stock. These dividends are payable February 28, 2020 to stockholders of record on February 14, 2020.

F-42

SUMMIT HOTEL PROPERTIES, INC

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2019

(in thousands)

			Initial Cost					Cost Capitalized Subsequent to Acquisition			Total Cost
Location	Franchise	Year Acquired/ Constructed	Land			Building & Improvements		Land, Building & Improvements			Land		Building & Improvements		Total		Accumulated Depreciation			Total Cost Net of Accumulated Depreciation		Mortgage Debt
Aliso Viejo, CA	Homewood Suites	2017	$	5,599		$	32,367	$	354		$	5,599	$	32,721	$	38,320	$	(4,030	)	$	34,290	$	—
Arlington, TX	Courtyard	2012	1,497			15,573		(565		)	1,497		15,008		16,505		(3,830		)	12,675		—
Arlington, TX	Residence Inn	2012	1,646			15,440		16			1,646		15,456		17,102		(4,071		)	13,031		—
Asheville, NC	Hotel Indigo	2015	2,100			34,755		1,051			2,100		35,806		37,906		(6,687		)	31,219		—
Atlanta, GA	Courtyard	2012	2,050			27,969		834			2,050		28,803		30,853		(5,702		)	25,151		—
Atlanta, GA	Residence Inn	2016	3,381			34,820		790			3,381		35,610		38,991		(4,801		)	34,190		—
Atlanta, GA	AC Hotel	2017	5,670			51,922		567			5,670		52,489		58,159		(5,378		)	52,781		—
Austin, TX	Hampton Inn & Suites	2014	—		(2)	56,394		4,846			—		61,240		61,240		(9,519		)	51,721		—
Austin, TX	Corporate Office	2017	—			6,048		1,410			—		7,458		7,458		(2,207		)	5,251		—
Baltimore, MD	Hampton Inn & Suites	2017	2,205			16,013		2,342			2,205		18,355		20,560		(1,373		)	19,187		—
Baltimore, MD	Residence Inn	2017	1,986			37,016		6,198			1,986		43,214		45,200		(4,372		)	40,828		—
Boulder, CO	Marriott	2016	11,115			49,204		8,946			11,115		58,150		69,265		(7,000		)	62,265		—
Branchburg, NJ	Residence Inn	2015	2,374			24,411		285			2,374		24,696		27,070		(4,754		)	22,316		—
Brisbane, CA	DoubleTree	2014	3,300			39,686		1,137			3,300		40,823		44,123		(11,496		)	32,627		—
Camarillo, CA	Hampton Inn & Suites	2013	2,200			17,366		384			2,200		17,750		19,950		(5,749		)	14,201		—
Charlotte, NC	Courtyard	2017	—			41,094		1,468			—		42,562		42,562		(4,581		)	37,981		—
Chicago, IL	Hyatt Place	2016	5,395			68,355		192			5,395		68,547		73,942		(9,533		)	64,409		—
Cleveland, OH	Residence Inn	2017	10,075			33,340		1,699			10,075		35,039		45,114		(3,925		)	41,189		—
Decatur, GA	Courtyard	2015	4,046			34,151		3,816			4,046		37,967		42,013		(5,818		)	36,195		—
Eden Prairie, MN	Hilton Garden Inn	2013	1,800			11,211		146			1,800		11,357		13,157		(3,981		)	9,176		—
Englewood, CO	Hyatt Place	2012	2,000			11,950		(441		)	2,000		11,509		13,509		(4,054		)	9,455		19,510		(1)
Englewood, CO	Hyatt House	2012	2,700			16,267		224			2,700		16,491		19,191		(6,553		)	12,638		19,992		(1)
Fort Lauderdale, FL	Courtyard	2017	37,950			47,002		1,421			37,950		48,423		86,373		(5,861		)	80,512		—
Fort Worth, TX	Courtyard	2017	1,920			38,070		9,029			1,920		47,099		49,019		(3,748		)	45,271		—
Garden City, NY	Hyatt Place	2012	4,200			27,775		272			4,283		27,964		32,247		(5,787		)	26,460		—
Glendale, CO	Staybridge Suites	2011	2,100			10,151		333			2,100		10,484		12,584		(3,679		)	8,905		—
Greenville, SC	Hilton Garden Inn	2013	1,200			14,566		3,009			1,200		17,575		18,775		(3,772		)	15,003		—
Hillsboro, OR	Residence Inn	2019	4,943			42,541		9			4,943		42,550		47,493		(461		)	47,032		—
Hoffman Estates, IL	Hyatt Place	2013	1,900			8,917		(1,861		)	1,900		7,056		8,956		(3,186		)	5,770		19,323		(1)

F-43

SUMMIT HOTEL PROPERTIES, INC

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2019

(in thousands)

			Initial Cost					Cost Capitalized Subsequent to Acquisition			Total Cost
Location	Franchise	Year Acquired/ Constructed	Land			Building & Improvements		Land, Building & Improvements			Land		Building & Improvements		Total		Accumulated Depreciation			Total Cost Net of Accumulated Depreciation		Mortgage Debt
Houston, TX	Hilton Garden Inn	2014	$	—	(2)	$	41,838	$	5,951		$	—	$	47,789	$	47,789	$	(11,015	)	$	36,774	$	—
Houston, TX	Hilton Garden Inn	2014	2,800			33,777		1,373			2,800		35,150		37,950		(5,950		)	32,000		—
Hunt Valley, MD	Residence Inn	2015	—			35,436		1,326			1,076		35,686		36,762		(6,432		)	30,330		—
Indianapolis, IN	SpringHill Suites	2013	4,012			27,910		(646		)	4,012		27,264		31,276		(5,588		)	25,688		—
Indianapolis, IN	Courtyard	2013	7,788			54,384		(2,077		)	7,788		52,307		60,095		(10,470		)	49,625		—
Kansas City, MO	Courtyard	2017	3,955			20,608		1,769			3,955		22,377		26,332		(2,702		)	23,630		—
Lombard, IL	Hyatt Place	2012	1,550			17,351		(445		)	1,550		16,906		18,456		(5,597		)	12,859		—		(1)
Lone Tree, CO	Hyatt Place	2012	1,300			11,704		(203		)	1,314		11,487		12,801		(4,302		)	8,499		—		(1)
Louisville, KY	Fairfield Inn & Suites	2013	3,120			24,231		(531		)	3,120		23,700		26,820		(5,901		)	20,919		34,695		(1)
Louisville, KY	SpringHill Suites	2013	4,880			37,361		(719		)	4,880		36,642		41,522		(9,181		)	32,341		—		(1)
Mesa, AZ	Hyatt Place	2017	2,400			19,848		820			2,400		20,668		23,068		(3,648		)	19,420		47,226		(1)
Metairie, LA	Courtyard	2013	1,860			25,168		349			1,860		25,517		27,377		(7,505		)	19,872		—
Metairie, LA	Residence Inn	2013	1,791			23,386		338			1,791		23,724		25,515		(7,901		)	17,614		—
Miami, FL	Hyatt House	2015	4,926			40,087		1,385			4,926		41,472		46,398		(8,386		)	38,012		—
Milpitas, CA	Hilton Garden Inn	2019	7,921			46,141		4			7,921		46,145		54,066		(588		)	53,478		—
Minneapolis, MN	Hyatt Place	2013	—			34,026		1,424			—		35,450		35,450		(7,901		)	27,549		—
Minneapolis, MN	Hampton Inn & Suites	2015	3,502			35,433		165			3,502		35,598		39,100		(7,669		)	31,431		—		(1)
Minnetonka, MN	Holiday Inn Express & Suites	2013	1,000			7,662		212			1,000		7,874		8,874		(2,723		)	6,151		—
Nashville, TN	SpringHill Suites	2004	777			5,598		299			777		5,897		6,674		(3,473		)	3,201		—
Nashville, TN	Courtyard	2016	8,792			62,759		7,852			8,792		70,611		79,403		(8,259		)	71,144		—
New Haven, CT	Courtyard	2017	11,990			51,497		1,555			11,990		53,052		65,042		(4,489		)	60,553		—
New Orleans, LA	Courtyard	2013	1,944			25,120		3,356			1,944		28,476		30,420		(9,012		)	21,408		—
New Orleans, LA	Courtyard	2013	2,490			34,220		1,136			2,490		35,356		37,846		(10,592		)	27,254		—
New Orleans, LA	SpringHill Suites	2013	2,046			33,270		6,099			2,046		39,369		41,415		(10,459		)	30,956		—
Orlando, FL	Hyatt Place	2013	3,100			11,343		(539		)	3,100		10,804		13,904		(3,861		)	10,043		—		(1)
Orlando, FL	Hyatt Place	2013	2,716			11,221		422			2,716		11,643		14,359		(3,928		)	10,431		—		(1)
Orlando, FL	Hyatt House	2018	2,800			34,423		94			2,800		34,517		37,317		(3,394		)	33,923		—
Owings Mills, MD	Hyatt Place	2012	2,100			9,799		(175		)	2,100		9,624		11,724		(3,337		)	8,387		—		(1)
Pittsburgh, PA	Courtyard	2017	1,652			40,749		5,683			1,652		46,432		48,084		(3,871		)	44,213		—
Portland, OR	Hyatt Place	2009	—		(2)	14,700		457			—		15,157		15,157		(4,534		)	10,623		—
Portland, OR	Residence Inn	2009	—		(2)	15,629		286			—		15,915		15,915		(5,571		)	10,344		16,980		(1)
Portland, OR	Residence Inn	2019	12,813			76,868		38			12,813		76,906		89,719		(1,204		)	88,515		—
Poway, CA	Hampton Inn & Suites	2013	2,300			14,728		1,228			2,300		15,956		18,256		(3,923		)	14,333		—
San Francisco, CA	Hilton Garden Inn	2019	12,346			45,730		36			12,346		45,766		58,112		(585		)	57,527		—
San Francisco, CA	Holiday Inn Express & Suites	2013	15,545			49,469		3,875			15,545		53,344		68,889		(13,191		)	55,698		—
San Francisco, CA	Four Points	2014	1,200			21,397		2,874			1,200		24,271		25,471		(5,094		)	20,377		—		(1)

F-44

SUMMIT HOTEL PROPERTIES, INC

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2019

(in thousands)

			Initial Cost				Cost Capitalized Subsequent to Acquisition			Total Cost
Location	Franchise	Year Acquired/ Constructed	Land		Building & Improvements		Land, Building & Improvements			Land		Building & Improvements		Total		Accumulated Depreciation			Total Cost Net of Accumulated Depreciation		Mortgage Debt
Scottsdale, AZ	Hyatt Place	2012	$	1,500	$	10,171	$	(431	)	$	1,500	$	9,740	$	11,240	$	(3,120	)	$	8,120	$	—	(1)
Scottsdale, AZ	Courtyard	2003	3,225		12,571		3,648			3,225		16,219		19,444		(5,694		)	13,750		—
Scottsdale, AZ	SpringHill Suites	2003	2,195		9,496		1,750			2,195		11,246		13,441		(4,109		)	9,332		—
Silverthorne, CO	Hampton Inn & Suites	2019	6,845		21,125		145			6,845		21,270		28,115		(334		)	27,781		—
Tampa, FL	Hampton Inn & Suites	2012	3,600		20,366		4,466			3,600		24,832		28,432		(4,641		)	23,791		—
Tucson, AZ	Homewood Suites	2017	2,570		22,802		996			2,570		23,798		26,368		(2,981		)	23,387		—
Waltham, MA	Hilton Garden Inn	2017	10,644		21,713		5,888			10,644		27,601		38,245		(2,212		)	36,033		—
Watertown, MA	Residence Inn	2018	25,083		45,917		223			25,083		46,140		71,223		(2,528		)	68,695		—
Land Parcels	Land Parcels		4,645		—		(2,720		)	1,925		—		1,925		—			1,925		—
			$	323,075	$	2,123,406	$	106,947		$	321,528	$	2,231,900	$	2,553,428	$	(383,763	)	$	2,169,665	$	157,726

(1) Properties cross-collateralize the related loan, refer to "Note 6 - Debt" in the Consolidated Financial Statements.

(2) Properties subject to ground lease, refer to "Note 7 - Leases" in the Consolidated Financial Statements.

F-45

SUMMIT HOTEL PROPERTIES, INC

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2019

(in thousands)

(a)         ASSET BASIS

	2019			2018			2017
Reconciliation of land, buildings and improvements:
Balance at beginning of period	$	2,406,269		$	2,355,723		$	1,848,673
Additions to land, buildings and improvements	336,480			151,829			636,389
Disposition of land, buildings and improvements	(186,800		)	(100,208		)	(129,339		)
Impairment loss	(2,521		)	(1,075		)	—
Balance at end of period	$	2,553,428		$	2,406,269		$	2,355,723

 (b)         ACCUMULATED DEPRECIATION

	2019			2018			2017
Reconciliation of accumulated depreciation:
Balance at beginning of period	$	351,821		$	290,066		$	241,760
Depreciation	99,013			100,545			85,524
Depreciation on assets sold or disposed	(67,071		)	(38,790		)	(37,218		)
Balance at end of period	$	383,763		$	351,821		$	290,066

 (c)        The aggregate cost of real estate for Federal income tax purposes was approximately $2,358.1 million.

(d)         Depreciation is computed based upon the following useful lives:

Buildings and improvements 6-40 years

Furniture and equipment 2-15 years

(e)          We have mortgages payable on the properties as noted.  Additional mortgage information can be found in "Note 6 - Debt" to the Consolidated Financial Statements.

(f)           The negative balance for costs capitalized subsequent to acquisition include out-parcels sold, disposal of assets, and recorded impairment losses.

F-46

EX-4.2

Exhibit 4.2

DESCRIPTION OF THE REGISTRANT’S SECURITIES

REGISTERED PURSUANT TO SECTION 12 OF THE

SECURITIES EXCHANGE ACT OF 1934

As of December 31, 2019, Summit Hotel Properties, Inc., which is referred to herein as the Company, “we,” “our” or “us,” had three classes of securities registered under Section 12 of the Securities Exchange Act of 1934, as amended, or the Exchange Act, as follows:

(i) common stock, $0.01 par value per share, or common stock, of which there were 105,169,515 outstanding, listed on the New York Stock Exchange, or the NYSE, under the trading symbol “INN”;

(ii) 6.45% Series D Cumulative Redeemable Preferred Stock, $0.01 par value per share, or the Series D Preferred Stock, of which there were 3,000,000 outstanding, having an aggregate liquidation preference of $75,000,000, listed on the NYSE under the trading symbol “INN-PD”;

(iii) 6.25% Series E Cumulative Redeemable Preferred Stock, $0.01 par value per share, or the Series E Preferred Stock, of which there were 6,400,000 outstanding, having an aggregate liquidation preference of $160,000,000, listed on the NYSE under the trading symbol “INN-PE”;

Although the following summary describes the material terms of our authorized shares of common stock and preferred stock, and each class or series thereof, it is not a complete description of the Maryland General Corporation Law, or the MGCL, provisions applicable to a Maryland corporation or our charter and bylaws. This summary is qualified in its entirety by, and should be read in conjunction with, our charter, our bylaws and the MGCL. We have incorporated by reference our charter and bylaws as exhibits to the Annual Report on Form 10-K with which this exhibit was filed.

General

Our charter provides that we may issue up to 500,000,000 shares of common stock, $0.01 par value per share, and 100,000,000 shares of preferred stock, $0.01 par value per share, of which 3,000,000 shares have been classified as our Series D Preferred Stock and 6,400,000 shares have been classified as our Series E Preferred Stock. Our charter authorizes our board of directors, with the approval of a majority of the entire board of directors and without any action on the part of our stockholders, to amend our charter to increase or decrease the aggregate number of authorized shares of stock or the number of authorized shares of stock of any class or series. Under Maryland law, stockholders generally are not liable for a corporation's debts or obligations.

Common Stock

All outstanding shares of our common stock are duly authorized, validly issued, fully paid and nonassessable. Subject to the preferential rights of any other class or series of our stock, including our Series D Preferred Stock and our Series E Preferred Stock, and to the provisions of our charter regarding the restrictions on ownership and transfer of our stock, holders of shares of our common stock are entitled to receive dividends on such stock when, as and if authorized by our board of directors out of assets legally available therefor and declared by us and to share ratably in the assets of our company legally available for distribution to our stockholders in the event of our liquidation, dissolution or winding up after payment of or adequate provision for all known debts and liabilities of our company.

Holders of shares of our common stock have no redemption, sinking fund, conversion, preemptive or appraisal rights with respect to our common stock. Subject to the provisions of our charter regarding the restrictions on ownership and transfer of stock, shares of our common stock have equal dividend, liquidation and other rights.

Subject to the provisions of our charter regarding the restrictions on ownership and transfer of our stock and except as may otherwise be specified in the terms of any class or series of stock, each outstanding share of our common stock entitles the holder to one vote on all matters submitted to a vote of stockholders, including the election of directors and, except as may be provided with respect to any other class or series of stock, the holders of such shares possess the exclusive voting power. There is no cumulative voting in the election of our directors, and directors are elected by a majority of the votes cast in the election of directors. Consequently, at each annual meeting of stockholders, the holders of a majority of the outstanding shares of our common stock can elect all of the directors then standing for election, and the holders of the remaining shares will not be able to elect any directors.

Our board of directors has adopted a policy pursuant to which at any meeting of stockholders at which members of the board of directors are to be elected by the stockholders in an uncontested election, any nominee for director who receives a

greater number of votes “against” his or her election than votes “for” his or her election must submit to our board of directors a written offer to resign from our board of directors no later than two weeks after the certification of the voting results. The Nominating and Corporate Governance Committee of our board of directors will consider any such resignation offer and, within 60 days after the certification of the voting results, recommend to our board of directors whether to accept or reject the resignation offer. Our board of directors will act on the committee's recommendation, which will not be binding, no later than 90 days after the certification of the voting results.

Our common stock is traded on the NYSE under the symbol “INN.” The transfer agent and registrar for our common stock is Broadridge Corporate Issuer Solutions, Inc.

Series D Preferred Stock

General.The shares of outstanding Series D Preferred Stock are validly issued, fully paid and nonassessable and are listed on the NYSE under the symbol “INN-PD.” Our board of directors may, without notice to or the consent of holders of Series D Preferred Stock, authorize the issuance and sale of additional Series D Preferred Stock from time to time. For purposes of this section “Series D Preferred Stock”: (1) the term “Parity Stock” means the Series E Preferred Stock and any class or series of our capital stock expressly designated as ranking on a parity with the Series D Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up; (2) the term “Junior Stock” means any class or series of our capital stock expressly designated as ranking junior to the Series D Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up; and (3) terms that are defined in this section have such meanings in this section only.

Ranking.The Series D Preferred Stock, with respect to distribution rights and rights upon our liquidation, dissolution or winding up, ranks:

• senior to our common stock and Junior Stock;

• on a parity with our Parity Stock; and

• junior to any class or series of our capital stock expressly designated as ranking senior to the Series D Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up.

Dividends. Holders of Series D Preferred Stock are entitled to receive cumulative cash dividends on the Series D Preferred Stock at the rate of 6.45% per annum of the $25.00 per share liquidation preference, which is equivalent to $1.6125 per annum per share. Dividends on the Series D Preferred Stock are payable quarterly in arrears on or about the last day of February, May, August and November of each year. The first dividend on the Series D Preferred Stock was paid on August 31, 2016 in the amount of $0.28219 per share.

No maturity. The Series D Preferred Stock has no maturity date, and we are not required to redeem the Series D Preferred Stock. In addition, we are not required to set aside assets to redeem the Series D Preferred Stock. Accordingly, the shares of Series D Preferred Stock will remain outstanding indefinitely unless we decide to redeem them or, under circumstances where the holders of Series D Preferred Stock have a conversion right, such holders decide to convert their shares.

Optional redemption. We may not redeem the Series D Preferred Stock prior to June 28, 2021, except as described below under “Special Optional Redemption” and in limited circumstances relating to maintaining our qualification as a REIT. On and after June 28, 2021, we may, at our option, redeem the Series D Preferred Stock, in whole, at any time, or in part, from time to time, by paying $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the date of redemption.

Special optional redemption. In the event of a Change of Control (as defined below), we may, at our option, exercise our special optional redemption right to redeem the Series D Preferred Stock, in whole or in part within 120 days after the first date on which such Change of Control occurred, by paying $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the date of redemption. To the extent that we exercise our redemption right relating to the Series D Preferred Stock, the holders of Series D Preferred Stock will not be permitted to exercise the conversion right described below in respect of their shares called for redemption.

A “Change of Control” is when, after the original issuance of the Series D Preferred Stock, the following have occurred and are continuing:

• the acquisition by any person, including any syndicate or group deemed to be a “person” under Section 13(d)(3) of the Securities Exchange Act of 1934, as amended, or the Exchange Act, of beneficial ownership, directly or indirectly, through a purchase, merger or other acquisition transaction or series of purchases, mergers or other acquisition transactions of shares of our capital stock entitling that person to exercise more than 50% of the total voting power of all shares of our capital stock entitled to vote generally in elections of directors (except that such person will be deemed to have beneficial ownership of all securities that such person has the right to acquire, whether such right is currently exercisable or is exercisable only upon the occurrence of a subsequent condition); and

• following the closing of any transaction referred to in the bullet point above, neither we nor the acquiring or surviving entity has a class of common securities (or American Depositary Receipts representing such common securities) listed on the NYSE, the NYSE MKT or NASDAQ, or listed or quoted on an exchange or quotation system that is a successor to the NYSE, the NYSE MKT or NASDAQ.

Conversion rights. Except to the extent that we have elected to exercise our optional redemption right or our special optional redemption right by providing a notice of redemption prior to the Change of Control Conversion Date, upon the occurrence of a Change of Control, each holder of Series D Preferred Stock will have the right to convert some or all of the Series D Preferred Stock held by such holder on the Change of Control Conversion Date into a number of shares of our common stock per share of Series D Preferred Stock to be converted equal to the lesser of:

• the quotient obtained by dividing (i) the sum of the $25.00 liquidation preference plus the amount of any accrued and unpaid dividends to, but not including, the Change of Control Conversion Date (unless the Change of Control Conversion Date is after a record date for a Series D Preferred Stock dividend payment and prior to the corresponding Series D Preferred Stock dividend payment date, in which case no additional amount for such accrued and unpaid dividend will be included in this sum) by (ii) the Common Stock Price; and

• 3.9216 (i.e., the Share Cap), subject to certain adjustments;

subject, in each case, to provisions for the receipt of alternative consideration upon conversion as described more fully in our charter.

If we have provided a redemption notice with respect to some or all of the Series D Preferred Stock, holders of any Series D Preferred Stock that we have called for redemption will not be permitted to exercise their Change of Control Conversion Right in respect of any of their shares of Series D Preferred Stock that have been called for redemption, and any Series D Preferred Stock subsequently called for redemption that has been tendered for conversion will be redeemed on the applicable date of redemption instead of converted on the Change of Control Conversion Date.

For definitions of “Change of Control Conversion Right,” “Change of Control Conversion Date” and “Common Stock Price” and for a description of the adjustments and provisions for the receipt of alternative consideration that may be applicable to the Change of Control Conversion Right, refer to the articles supplementary designating the Series D Preferred Stock, which we have incorporated by reference as an exhibit to our Annual Report on Form 10-K with which this exhibit was filed.

Except as provided above in connection with a Change of Control, the Series D Preferred Stock is not convertible into or exchangeable for any other securities or property.

Liquidation preference. In the event of our liquidation, dissolution or winding up, the holders of Series D Preferred Stock will be entitled to be paid out of our assets legally available for distribution to our stockholders a liquidation preference in cash or property, at fair market value as determined by our board of directors, of $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the date of the payment. Holders of Series D Preferred Stock will be entitled to receive this liquidating distribution before we distribute any assets to holders of our common stock and any other class or series of Junior Stock.

Voting rights. Holders of Series D Preferred Stock generally will have no voting rights. However, if we do not pay dividends on the Series D Preferred Stock for six quarterly periods, whether or not consecutive, the holders of Series D Preferred Stock, voting together as a single class with the holders of our Parity Stock having similar voting rights, including the Series A Preferred Stock, the Series B Preferred Stock and the Series C Preferred Stock, will be entitled to vote for the election of two additional directors to serve on our Board of Directors until we pay all dividends which we owe on the Series D Preferred Stock. The affirmative vote of the holders of at least two-thirds of the outstanding shares of Series D Preferred Stock, voting together as a single class with the holders of any other class or series of our preferred stock upon which like voting rights have been conferred and are exercisable (currently the Series A Preferred Stock, Series B Preferred Stock and the Series C Preferred Stock), is required for us to authorize, create or increase the number of shares of any class or series of our capital stock expressly designated as ranking senior to the Series D Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up. In addition, the affirmative vote of at least two-thirds of the outstanding shares of Series D Preferred Stock (voting as a separate class) is required to amend our charter (including the articles supplementary designating the Series D Preferred Stock) in a manner that materially and adversely affects the rights of the holders of Series D Preferred Stock.

Among other things, we may, without any vote of the holders of Series D Preferred Stock, issue additional shares of Series D Preferred Stock and we may authorize and issue additional shares of any class or series of our Junior Stock or our Parity Stock, including the Series A Preferred Stock, the Series B Preferred Stock and the Series C Preferred Stock.

Information rights. During any period in which we are not subject to the reporting requirements of Section 13 or Section 15(d) of the Exchange Act and any Series D Preferred Stock is outstanding, we will (i) transmit by mail or other permissible means under the Exchange Act to all holders of Series D Preferred Stock as their names and addresses appear in our record books and

without cost to such holders, copies of the Annual Report on Form 10-K and Quarterly Reports on Form 10-Q that we would have been required to file with the SEC pursuant to Section 13 or Section 15(d) of the Exchange Act if we were subject thereto (other than any exhibits that would have been required) and (ii) within 15 days following written request, supply copies of such reports to any prospective holder of the Series D Preferred Stock. We will mail (or otherwise provide) the reports to the holders of Series D Preferred Stock within 15 days after the respective dates by which we would have been required to file such reports with the SEC if we were subject to Section 13 or Section 15(d) of the Exchange Act.

Restrictions on ownership and transfer. Our charter, subject to certain exceptions, prohibits any person from directly or indirectly owning more than 9.8% by value or number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our capital stock, including the Series D Preferred Stock. These provisions may limit the ability of the holders of Series D Preferred Stock to convert their Series D Preferred Stock into our common stock. Our board of directors may, in its sole discretion, exempt a person from the 9.8% ownership limit under certain circumstances.

Transfer agent. The transfer agent for the Series E Preferred Stock is Broadridge Financial Solutions, Inc.

Series E Preferred Stock

General.The outstanding shares of our Series E Preferred Stock are validly issued, fully paid and nonassessable and are listed on the NYSE under the symbol “INN-PE.” Our board of directors may, without notice to or the consent of holders of Series E Preferred Stock, authorize the issuance and sale of additional Series E Preferred Stock from time to time. For purposes of this section “Series E Preferred Stock”: (1) the term “Parity Stock” means the Series D Preferred Stock and any class or series of our capital stock expressly designated as ranking on a parity with the Series E Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up; (2) the term “Junior Stock” means any class or series of our capital stock expressly designated as ranking junior to the Series E Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up; and (3) terms that are defined in this section have such meanings in this section only.

Ranking.The Series E Preferred Stock, with respect to distribution rights and rights upon our liquidation, dissolution or winding up, ranks:

• senior to our common stock and Junior Stock;

• on a parity with our Parity Stock; and

• junior to any class or series of our capital stock expressly designated as ranking senior to the Series E Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up.

Dividends. Holders of Series E Preferred Stock are entitled to receive cumulative cash dividends on the Series E Preferred Stock at the rate of 6.250% per annum of the $25.00 per share liquidation preference, which is equivalent to $1.5625 per annum per share. Dividends on the Series E Preferred Stock are payable quarterly in arrears on or about the last day of February, May, August and November of each year. The first dividend on the Series E Preferred Stock was paid on December 15, 2017 in the amount of $0.06944 per share.

No maturity. The Series E Preferred Stock has no maturity date, and we are not required to redeem the Series E Preferred Stock. In addition, we are not required to set aside assets to redeem the Series E Preferred Stock. Accordingly, the shares of Series E Preferred Stock will remain outstanding indefinitely unless we decide to redeem them or, under circumstances where the holders of Series E Preferred Stock have a conversion right, such holders decide to convert their shares.

Optional redemption. We may not redeem the Series E Preferred Stock prior to November 13, 2022, except as described below under “Special Optional Redemption” and in limited circumstances relating to maintaining our qualification as a REIT. On and after November 13, 2022, we may, at our option, redeem the Series E Preferred Stock, in whole, at any time, or in part, from time to time, by paying $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the date of redemption

Special optional redemption. In the event of a Change of Control (as defined below), we may, at our option, exercise our special optional redemption right to redeem the Series E Preferred Stock, in whole or in part within 120 days after the first date on which such Change of Control occurred, by paying $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the date of redemption. To the extent that we exercise our redemption right relating to the Series E Preferred Stock, the holders of Series E Preferred Stock will not be permitted to exercise the conversion right described below in respect of their shares called for redemption.

A “Change of Control” is when, after the original issuance of the Series D Preferred Stock, the following have occurred and are continuing:

• the acquisition by any person, including any syndicate or group deemed to be a “person” under Section 13(d)(3) of the Securities Exchange Act of 1934, as amended, or the Exchange Act, of beneficial ownership, directly or indirectly, through a purchase, merger or other acquisition transaction or series of purchases, mergers or other acquisition transactions of shares of our capital stock entitling that person to exercise more

than 50% of the total voting power of all shares of our capital stock entitled to vote generally in elections of directors (except that such person will be deemed to have beneficial ownership of all securities that such person has the right to acquire, whether such right is currently exercisable or is exercisable only upon the occurrence of a subsequent condition); and

• following the closing of any transaction referred to in the bullet point above, neither we nor the acquiring or surviving entity has a class of common securities (or ADRs representing such common securities) listed on the NYSE, the NYSE American or Nasdaq, or listed or quoted on an exchange or quotation system that is a successor to the NYSE, the NYSE American or Nasdaq.

Conversion rights. Except to the extent that we have elected to exercise our optional redemption right or our special optional redemption right by providing a notice of redemption prior to the Change of Control Conversion Date, upon the occurrence of a Change of Control, each holder of Series E Preferred Stock will have the right to convert some or all of the Series E Preferred Stock held by such holder on the Change of Control Conversion Date into a number of shares of our common stock per share of Series E Preferred Stock to be converted equal to the lesser of:

• the quotient obtained by dividing (i) the sum of the $25.00 liquidation preference plus the amount of any accrued and unpaid dividends to, but not including, the Change of Control Conversion Date (unless the Change of Control Conversion Date is after a record date for a Series E Preferred Stock dividend payment and prior to the corresponding Series E Preferred Stock dividend payment date, in which case no additional amount for such accrued and unpaid dividend will be included in this sum) by (ii) the Common Stock Price; and

• 3.1686 (i.e., the Share Cap), subject to certain adjustments;

subject, in each case, to provisions for the receipt of alternative consideration upon conversion as described more fully in our charter.

If we have provided a redemption notice with respect to some or all of the Series E Preferred Stock, holders of any Series E Preferred Stock that we have called for redemption will not be permitted to exercise their Change of Control Conversion Right in respect of any of their shares of Series E Preferred Stock that have been called for redemption, and any Series E Preferred Stock subsequently called for redemption that has been tendered for conversion will be redeemed on the applicable date of redemption instead of converted on the Change of Control Conversion Date.

For definitions of “Change of Control Conversion Right,” “Change of Control Conversion Date” and “Common Stock Price” and for a description of the adjustments and provisions for the receipt of alternative consideration that may be applicable to the Change of Control Conversion Right, refer to the articles supplementary designating the Series E Preferred Stock, which we have incorporated by reference as an exhibit to our Annual Report on Form 10-K with which this exhibit was filed.

Except as provided above in connection with a Change of Control, the Series E Preferred Stock is not convertible into or exchangeable for any other securities or property.

Liquidation preference. In the event of our liquidation, dissolution or winding up, the holders of Series E Preferred Stock will be entitled to be paid out of our assets legally available for distribution to our stockholders a liquidation preference in cash or property, at fair market value as determined by our board of directors, of $25.00 per share, plus any accrued and unpaid dividends (whether or not declared) to, but not including, the date of the payment. Holders of Series E Preferred Stock will be entitled to receive this liquidating distribution before we distribute any assets to holders of our common stock and any other class or series of Junior Stock.

Voting rights. Holders of Series E Preferred Stock generally will have no voting rights. However, if we do not pay dividends on the Series E Preferred Stock for six quarterly periods, whether or not consecutive, the holders of Series E Preferred Stock, voting together as a single class with the holders of our Parity Stock having similar voting rights, including the Series B Preferred Stock, the Series C Preferred Stock and the Series D Preferred Stock, will be entitled to vote for the election of two additional directors to serve on our Board of Directors until we pay all dividends which we owe on the Series E Preferred Stock. The affirmative vote of the holders of at least two-thirds of the outstanding shares of Series E Preferred Stock, voting together as a single class with the holders of any other class or series of our preferred stock upon which like voting rights have been conferred and are exercisable (currently the Series B Preferred Stock, Series C Preferred Stock and the Series D Preferred Stock), is required for us to authorize, create or increase the number of shares of any class or series of our capital stock expressly designated as ranking senior to the Series E Preferred Stock as to distribution rights and rights upon our liquidation, dissolution or winding up. In addition, the affirmative vote of at least two-thirds of the outstanding shares of Series E Preferred Stock (voting as a separate class) is required to amend our charter (including the articles supplementary designating the Series E Preferred Stock) in a manner that materially and adversely affects the rights of the holders of Series E Preferred Stock.

Among other things, we may, without any vote of the holders of Series E Preferred Stock, issue additional shares of Series E Preferred Stock and we may authorize and issue additional shares of any class or series of our Junior Stock or our Parity Stock, including the Series B Preferred Stock, the Series C Preferred Stock and the Series D Preferred Stock.

Information rights. During any period in which we are not subject to the reporting requirements of Section 13 or Section 15(d) of the Exchange Act and any Series E Preferred Stock is outstanding, we will (i) transmit by mail or other permissible means under the Exchange Act to all holders of Series E Preferred Stock as their names and addresses appear in our record books and without cost to such holders, copies of the Annual Report on Form 10-K and Quarterly Reports on Form 10-Q that we would have been required to file with the SEC pursuant to Section 13 or Section 15(d) of the Exchange Act if we were subject thereto (other than any exhibits that would have been required) and (ii) within 15 days following written request, supply copies of such reports to any prospective holder of the Series E Preferred Stock. We will mail (or otherwise provide) the reports to the holders of Series E Preferred Stock within 15 days after the respective dates by which we would have been required to file such reports with the SEC if we were subject to Section 13 or Section 15(d) of the Exchange Act.

Restrictions on ownership and transfer. Our charter, subject to certain exceptions, prohibits any person from directly or indirectly owning more than 9.8% by value or number of shares, whichever is more restrictive, of the outstanding shares of any class or series of our capital stock, including the Series E Preferred Stock. These provisions may limit the ability of the holders of Series E Preferred Stock to convert their Series E Preferred Stock into our common stock. Our Board of Directors may, in its sole discretion, exempt a person from the 9.8% ownership limit under certain circumstances.

Transfer agent. The transfer agent for the Series E Preferred Stock is Broadridge Financial Solutions, Inc.

EX-21.1

Exhibit 21.1

List of Subsidiaries of Summit Hotel Properties, Inc.

ENTITY	STATE OF INCORPORATION OR ORGANIZATION
Summit Hotel GP, LLC	Delaware
Summit Hotel OP, LP	Delaware
Summit Hotel TRS, Inc	Delaware
Summit Arlington CTY License, LLC	Delaware
Summit Licensing 121, LLC	Delaware
Summit Licensing 137, LLC	Delaware
Summit Licensing Ft Worth CTY Holding, LLC	Delaware
Summit Licensing Ft Worth CTY, LLC	Delaware
Summit Meta 2017, LLC	Delaware
Summit Hospitality I, LLC	Delaware
Summit Hospitality V, LLC	South Dakota
Summit Hospitality XIII, LLC	Delaware
Summit Hospitality XIV, LLC	Delaware
Summit Hospitality XV, LLC	Delaware
Summit Group of Scottsdale, Arizona LLC	South Dakota
Summit IHG JV, LLC	Delaware
San Fran JV, LLC	Delaware
Carnegie Hotels, LLC	Georgia
Summit Hospitality 17, LLC	Delaware
Summit Hospitality 18, LLC	Delaware
Summit Hospitality 19,LLC	Delaware
Summit Hospitality 20, LLC	Delaware
Summit Hospitality 21, LLC	Delaware
Summit Hospitality 22, LLC	Delaware
Summit Hospitality 23, LLC	Delaware
Summit Hospitality 24, LLC	Delaware
Summit Hospitality 25, LLC	Delaware
Summit Hospitality 036, LLC	Delaware
Summit Hospitality 057, LLC	Delaware
Summit Hospitality 060, LLC	Delaware
Summit Hospitality 066, LLC	Delaware
Summit Hospitality 084, LLC	Delaware
Summit Hospitality 085, LLC	Delaware
Summit Hospitality 099, LLC	Delaware
Summit Hospitality 100, LLC	Delaware
Summit Hospitality 102, LLC	Delaware
Summit Hospitality 104, LLC	Delaware
Summit Hospitality 110, LLC	Delaware

Summit Hospitality 111, LLC	Delaware
Summit Hospitality 114, LLC	Delaware
Summit Hospitality 115, LLC	Delaware
Summit Hospitality 116, LLC	Delaware
Summit Hospitality 117, LLC	Delaware
Summit Hospitality 118, LLC	Delaware
Summit Hospitality 119, LLC	Delaware
Summit Hospitality 120, LLC	Delaware
Summit Hospitality 121, LLC	Delaware
Summit Hospitality 123, LLC	Delaware
Summit Hospitality 126, LLC	Delaware
Summit Hospitality 127, LLC	Delaware
Summit Hospitality 128, LLC	Delaware
Summit Hospitality 129, LLC	Delaware
Summit Hospitality 130, LLC	Delaware
Summit Hospitality 131, LLC	Delaware
Summit Hospitality 132, LLC	Delaware
Summit Hospitality 133, LLC	Delaware
Summit Hospitality 134, LLC	Delaware
Summit Hospitality 135, LLC	Delaware
Summit Hospitality 136, LLC	Delaware
Summit Hospitality 137, LLC	Delaware
Summit Hospitality 138, LLC	Delaware
Summit Hospitality 139, LLC	Delaware
Summit Hospitality 140, LLC	Delaware
Summit Hospitality 141, LLC	Delaware
Summit Hospitality 142, LLC	Delaware
Summit Hospitality 143, LLC	Delaware
Summit Hospitality 144, LLC	Delaware
Summit Hospitality 145, LLC	Delaware
BP Watertown Hotel, LLC	Massachusetts
Summit AM, LLC	Delaware
Summit Hotel GP 2, LLC	Delaware
Summit Hospitality JV, LP	Delaware

EX-23.1

Exhibit 23.1

Consent of Independent Registered Public Accounting Firm

We consent to the incorporation by reference in the following Registration Statements:

(1) Registration Statement (Form S-3 No. 333-231156) of Summit Hotel Properties, Inc.,

(2) Registration Statement (Form S-3 No. 333-223989) of Summit Hotel Properties, Inc.,

(3) Registration Statement (Form S-3 No. 333-223988) of Summit Hotel Properties, Inc.,

(4) Registration Statement (Form S-8 No. 333-206050) pertaining to the 2011 Equity Incentive Plan of Summit Hotel Properties, Inc.,

(5) Registration Statement (Form S-8 No. 333-172145) pertaining to the 2011 Equity Incentive Plan of Summit Hotel Properties, Inc.,

of our reports dated February 25, 2020, with respect to the consolidated financial statements and schedule III of Summit Hotel Properties, Inc. and the effectiveness of internal control over financial reporting of Summit Hotel Properties, Inc. included in this Annual Report (Form 10-K) of Summit Hotel Properties, Inc. for the year ended December 31, 2019.

/s/ Ernst & Young LLP

Austin, Texas

February 25, 2020

EX-31.1

Exhibit 31.1

Certification of Chief Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

I, Daniel P. Hansen, certify that:

1.    I have reviewed this Annual Report on Form 10-K of Summit Hotel Properties, Inc.;

2.     Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.     Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.     The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)), and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have:

a.    Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b.    Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of the financial statement for external purposes in accordance with generally accepted accounting principles;

c.   Evaluated the effectiveness of the registrant’s disclosure controls and procedures, and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures as of the end of the period covered by the report based on such evaluation; and

d.    Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.     The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a.  All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b. Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: February 25, 2020	/s/ Daniel P. Hansen
	Daniel P. Hansen
	Chairman of the Board of Directors President and Chief Executive Officer
	(principal executive officer)

EX-31.2

EXHIBIT 31.2

Certification of Chief Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

I, Jonathan P. Stanner, certify that:

1.     I have reviewed this Annual Report on Form 10-K of Summit Hotel Properties, Inc.;

2.     Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.     Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.     The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)), and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), for the registrant and have:

a.     Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b.     Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of the financial statement for external purposes in accordance with generally accepted accounting principles;

c.     Evaluated the effectiveness of the registrant’s disclosure controls and procedures, and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures as of the end of the period covered by the report based on such evaluation; and

d.     Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.     The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a.     All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b.     Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: February 25, 2020	/s/ Jonathan P. Stanner
	Jonathan P. Stanner Executive Vice President, Chief Financial Officer and  Treasurer  (principal financial officer)

EX-32.1

EXHIBIT 32.1

Certification Pursuant To

18 U.S.C. Section 1350,

as Adopted Pursuant to

Section 906 of The Sarbanes-Oxley Act of 2002

In connection with the Annual Report of Summit Hotel Properties, Inc. (the “Company”) on Form 10-K for the fiscal year ended December 31, 2019 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Daniel P. Hansen, Chairman of the Board of Directors, President and Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

(1)    the Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and

(2)     the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: February 25, 2020	/s/ Daniel P. Hansen
	Daniel P. Hansen
	Chairman of the Board of Directors President and Chief Executive Officer
	(principal executive officer)

EX-32.2

EXHIBIT 32.2

Certification Pursuant To

18 U.S.C. Section 1350,

as Adopted Pursuant to

Section 906 of The Sarbanes-Oxley Act of 2002

In connection with the Annual Report of Summit Hotel Properties, Inc. (the “Company”) on Form 10-K for the fiscal year ended December 31, 2019 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Jonathan P. Stanner, Executive Vice President, Chief Financial Officer and Treasurer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

(1)    the Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and

(2)    the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: February 25, 2020	/s/ Jonathan P. Stanner
	Jonathan P. Stanner
	Executive Vice President, Chief Financial Officer and Treasurer
	(principal financial officer)

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BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES - Estimated Useful Lives of Hotel Properties and Related Assets (Details)	12 Months Ended
	Dec. 31, 2019
Buildings and improvements | Minimum
INVESTMENT IN HOTEL PROPERTIES, NET
Estimated Useful Lives	6 years
Buildings and improvements | Maximum
INVESTMENT IN HOTEL PROPERTIES, NET
Estimated Useful Lives	40 years
Furniture, fixtures and equipment | Minimum
INVESTMENT IN HOTEL PROPERTIES, NET
Estimated Useful Lives	2 years
Furniture, fixtures and equipment | Maximum
INVESTMENT IN HOTEL PROPERTIES, NET
Estimated Useful Lives	15 years

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INVESTMENT IN HOTEL PROPERTIES - Schedule of Investment in Hotel Properties, net (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Investment in Hotel Properties, net
Investment in hotel properties at cost	$ 2,568,219	$ 2,413,176
Less - accumulated depreciation	(383,987)	(347,622)
Investment in hotel properties, net	2,184,232	2,065,554
Real estate development loan
Investment in Hotel Properties, net
Investment in hotel properties at cost	5,485	0
Land
Investment in Hotel Properties, net
Investment in hotel properties at cost	319,603	288,833
Hotel building and improvements
Investment in Hotel Properties, net
Investment in hotel properties at cost	2,049,384	1,916,194
Furniture, fixtures and equipment
Investment in Hotel Properties, net
Investment in hotel properties at cost	173,128	165,026
Construction in progress
Investment in Hotel Properties, net
Investment in hotel properties at cost	9,388	21,059
Intangible assets
Investment in Hotel Properties, net
Investment in hotel properties at cost	$ 11,231	$ 22,064

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DEBT - Schedule of Principal Payments for Each of the Next Five Years (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Principal payments for each of the next five years
2020	$ 3,742
2021	3,912
2022	229,072
2023	303,434
2024	216,105
Thereafter	266,461
Debt, gross	$ 1,022,726	$ 965,011

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SUBSEQUENT EVENTS (Details) - $ / shares		12 Months Ended
	Jan. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
6.45% Series D Preferred Stock
Subsequent events
Preferred stock, dividend rate (as a percent)		6.45%	6.45%
6.25% Series E Preferred Stock
Subsequent events
Preferred stock, dividend rate (as a percent)		6.25%	6.25%
Subsequent events
Subsequent events
Cash dividends declared, common stock (in dollars per share)	$ 0.18
Subsequent events | 6.45% Series D Preferred Stock
Subsequent events
Cash dividends declared, preferred stock (in dollars per share)	0.403125
Subsequent events | 6.25% Series E Preferred Stock
Subsequent events
Cash dividends declared, preferred stock (in dollars per share)	$ 0.390625

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SUPPLEMENTAL BALANCE SHEET INFORMATION - Accrued Expenses and Other (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Accrued expenses and other
Accrued property, sales and income taxes	$ 21,392	$ 19,570
Derivative financial instruments	16,177	5,042
Other accrued expenses at hotels	13,274	13,288
Accrued salaries and benefits	11,625	10,540
Other	8,209	9,801
Accrued interest	1,082	3,186
Acquired unfavorable leases	0	4,623
Total	$ 71,759	$ 66,050

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DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING - Additional Information (Details) $ in Millions	12 Months Ended
	Dec. 31, 2019 USD ($)	Dec. 31, 2018 Instrument
Derivative [Line Items]
Maximum length of time over which instruments are hedged	7 years
Interest rate swaps
Derivative [Line Items]
Estimated reclassification from other comprehensive income as an increase to interest expense in 2017 | $	$ 3.4
Designated as hedges | Interest rate swaps
Derivative [Line Items]
Number of instruments held in asset position		2
Number of instruments held in liability account		2

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Consolidated Statements of Cash Flows - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
OPERATING ACTIVITIES
Net income	$ 82,348	$ 91,126	$ 99,521
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	99,445	101,013	85,927
Amortization of deferred financing costs	1,485	1,973	2,022
Loss on impairment of assets	2,521	1,075	0
Equity-based compensation	6,219	6,665	5,887
Deferred tax asset, net	(12)	(430)	887
Realization of deferred gain	0	0	(15,000)
Gain on disposal of assets, net	(45,418)	(41,474)	(28,209)
Non-cash interest income	(2,477)	(2,045)	(284)
Debt transaction costs	1,892	401	195
Other	469	770	285
Changes in operating assets and liabilities:
Trade receivables, net	511	2,787	(5,032)
Prepaid expenses and other	552	(1,127)	(2,454)
Accounts payable	(314)	(424)	(491)
Accrued expenses and other	1,257	1,341	4,595
NET CASH PROVIDED BY OPERATING ACTIVITIES	148,478	161,651	147,849
INVESTING ACTIVITIES
Acquisitions of hotel properties and land	(282,557)	(71,002)	(588,822)
Improvements to hotel properties	(59,268)	(66,610)	(37,191)
Investment in hotel properties under development	0	(13,430)	(20,993)
Proceeds from asset dispositions, net	165,724	104,030	120,733
Funding of real estate loans	(8,363)	(16,245)	(17,935)
Proceeds from principal payments on real estate loans	2,300	200	32,500
NET CASH USED IN INVESTING ACTIVITIES	(182,164)	(63,057)	(511,708)
FINANCING ACTIVITIES
Proceeds from issuance of debt	360,000	815,000	667,640
Principal payments on debt	(302,287)	(723,098)	(452,082)
Proceeds from equity offerings, net of issuance costs	0	0	318,307
Redemption of preferred stock	0	(85,000)	(75,025)
Dividends paid	(90,783)	(92,245)	(85,635)
Proceeds from contribution by joint venture partner	68,712	0	0
Financing fees on debt and other issuance costs	(3,840)	(3,978)	(1,953)
Repurchase of common shares for withholding requirements	(839)	(2,724)	(961)
NET CASH PROVIDED BY (USED IN) FINANCING ACTIVITIES	30,963	(92,045)	370,291
Net change in cash, cash equivalents and restricted cash	(2,723)	6,549	6,432
CASH, CASH EQUIVALENTS AND RESTRICTED CASH
Beginning of period	72,556	66,007	59,575
End of period	69,833	72,556	66,007
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION
Cash payments for interest	41,648	38,743	27,362
Accrued improvements to hotel properties	4,856	6,084	7,074
Capitalized interest	0	446	301
Cash payments for income taxes, net of refunds	$ (229)	$ 839	$ 623

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Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018
Preferred stock, par value (in dollars per share)	$ 0.01	$ 0.01
Preferred stock, shares authorized	100,000,000	100,000,000
Common stock, par value (in dollars per share)	$ 0.01	$ 0.01
Common stock, shares authorized	500,000,000	500,000,000
Common stock, shares issued	105,169,515	104,783,179
Common stock, shares outstanding	105,169,515	104,783,179
6.45% Series D Preferred Stock
Preferred stock, shares authorized	3,000,000
Preferred stock, shares issued	3,000,000	3,000,000
Preferred stock, shares outstanding	3,000,000	3,000,000
Preferred stock, aggregate liquidation preference (in dollars)	$ 75,417	$ 75,417
Preferred stock, dividend rate (as a percent)	6.45%	6.45%
6.25% Series E Preferred Stock
Preferred stock, shares authorized	6,400,000
Preferred stock, shares issued	6,400,000	6,400,000
Preferred stock, shares outstanding	6,400,000	6,400,000
Preferred stock, aggregate liquidation preference (in dollars)	$ 160,861	$ 160,861
Preferred stock, dividend rate (as a percent)	6.25%	6.25%

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BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Tables)

12 Months Ended

Dec. 31, 2019

Accounting Policies [Abstract]

Schedule of estimated useful lives of hotel properties and related assets

We generally depreciate our hotel properties and related assets using the straight-line method over their estimated useful lives as follows:

Classification	Estimated Useful Lives
Buildings and improvements	6 to 40 years
Furniture, fixtures and equipment	2 to 15 years

Investment in hotel properties, net at December 31, 2019 and 2018 include (in thousands):

	2019			2018
Land	$	319,603		$	288,833
Hotel buildings and improvements	2,049,384			1,916,194
Furniture, fixtures and equipment	173,128			165,026
Construction in progress	9,388			21,059
Intangible assets	11,231			22,064
Real estate development loan	5,485			—
	2,568,219			2,413,176
Less - accumulated depreciation	(383,987		)	(347,622		)
	$	2,184,232		$	2,065,554

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SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)

12 Months Ended

Dec. 31, 2019

Quarterly Financial Information Disclosure [Abstract]

SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)

SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)

Selected quarterly financial data for the years ended December 31, 2019 and 2018 are as follows (in thousands, except per share amounts):

	2019
	First Quarter		Second Quarter		Third Quarter		Fourth Quarter
Total revenues	$	138,952	$	142,930	$	133,685	$	133,781
Net income	$	12,900	$	49,069	$	11,626	$	8,753
Net income attributable to Summit Hotel Properties, Inc.	$	12,877	$	48,957	$	11,534	$	9,242
Earnings per share:
Basic and diluted	$	0.09	$	0.43	$	0.07	$	0.05

	2018
	First Quarter		Second Quarter		Third Quarter		Fourth Quarter
Total revenues	$	140,199	$	152,222	$	142,340	$	132,509
Net income	$	9,691	$	37,677	$	38,001	$	5,757
Net income attributable to Summit Hotel Properties, Inc.	$	9,688	$	37,576	$	37,901	$	5,756
Earnings per share:
Basic	$	0.01	$	0.33	$	0.33	$	0.02
Diluted	$	0.01	$	0.32	$	0.33	$	0.02

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DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING

12 Months Ended

Dec. 31, 2019

Derivative Instruments and Hedging Activities Disclosure [Abstract]

DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING

DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING

We are exposed to interest rate risk through our variable-rate debt. We manage this risk primarily by managing the amount, sources, and duration of our debt funding and through the use of derivative financial instruments. Specifically, we enter into derivative financial instruments to manage our exposure to known or expected cash payments related to our variable-rate debt. The maximum length of time over which we have hedged our exposure to variable interest rates with our existing derivative financial instruments is approximately seven years.

Our objectives in using derivative financial instruments are to add stability to interest expense and to manage our exposure to interest rate movements. To accomplish these objectives, we primarily use interest rate swaps as part of our interest rate risk management strategy. Our interest rate swaps are designated as cash flow hedges and involve the receipt of variable-rate payments from a counterparty in exchange for making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

Our agreements with our derivative counterparties contain provisions such that if we default, or can be declared in default, on any of our indebtedness, then we could also be declared in default on our derivative financial instruments.

Information about our derivative financial instruments at December 31, 2019 and 2018 is as follows (dollar amounts in thousands):

			Average Annual Effective Fixed Rate		Notional Amount				Fair Value
Contract date	Effective Date	Expiration Date			December 31, 2019		December 31, 2018		December 31, 2019			December 31, 2018
October 2, 2017	January 29, 2018	January 31, 2023	1.98	%	$	100,000	$	100,000	$	(1,316	)	$	1,758
October 2, 2017	January 29, 2018	January 31, 2023	1.98	%	100,000		100,000		(1,350		)	1,703
June 11, 2018	September 28, 2018	September 30, 2024	2.87	%	75,000		75,000		(4,389		)	(1,656		)
June 11, 2018	December 31, 2018	December 31, 2025	2.93	%	125,000		125,000		(9,122		)	(3,386		)
					$	400,000	$	400,000	$	(16,177	)	$	(1,581	)

Our interest rate swaps have been designated as cash flow hedges and are valued using a market approach, which is a Level 2 valuation technique. At December 31, 2019, all of our interest rate swaps were in a liability position as a result of a decline in short term interest rates and a continued flattening of the forward yield curve during 2019. At December 31, 2018, two of our interest rate swaps were in an asset position and two were in a liability position. We are not required to post any collateral related to these agreements and we are not in breach of any financial provisions of the agreements.

Changes in the fair value of the hedging instruments included in the assessment of hedge effectiveness will be recorded in other comprehensive income. Amounts deferred in other comprehensive income will be reclassified to interest expense as interest payments are made on the hedged variable-rate debt. In 2020, we estimate that an additional $3.4 million will be reclassified from other comprehensive income and recorded as an increase to interest expense.

The table below details the location in the financial statements of the gain or loss recognized on derivative financial instruments designated as cash flow hedges (in thousands):

	2019			2018			2017
(Loss) Gain recognized in Accumulated other comprehensive loss on derivative financial instruments	$	(15,327	)	$	(3,050	)	$	1,703
Loss reclassified from Accumulated other comprehensive loss to interest expense	$	(731	)	$	(150	)	$	(734	)
Total interest expense and other finance expense presented in the Consolidated Statement of Operations in which the effects of cash flow hedges are recorded	$	(41,030	)	$	(41,944	)	$	(29,687	)

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INVESTMENT IN REAL ESTATE LOANS

12 Months Ended

Dec. 31, 2019

Real Estate [Abstract]

INVESTMENT IN REAL ESTATE LOANS

INVESTMENT IN HOTEL PROPERTIES

Investment in Hotel Properties, net

Investment in hotel properties, net at December 31, 2019 and 2018 include (in thousands):

	2019			2018
Land	$	319,603		$	288,833
Hotel buildings and improvements	2,049,384			1,916,194
Furniture, fixtures and equipment	173,128			165,026
Construction in progress	9,388			21,059
Intangible assets	11,231			22,064
Real estate development loan	5,485			—
	2,568,219			2,413,176
Less - accumulated depreciation	(383,987		)	(347,622		)
	$	2,184,232		$	2,065,554

During the year ended December 31, 2019, we provided a mezzanine loan to fund up to $28.9 million for a mixed-use development project that includes a hotel property, retail space, and parking. We have classified the mezzanine loan as Investment in hotel properties, net in our Consolidated Balance Sheets at December 31, 2019 (See "Note 4 - Investment in Real Estate Loans" for further information).

Depreciation expense was $99.0 million, $100.5 million, and $85.5 million for the years ended December 31, 2019, 2018 and 2017, respectively.

Intangible assets included in Investment in hotel properties, net in our Consolidated Balance Sheets include the following (in thousands):

	Weighted Average Amortization Period (in Years)	2019			2018
Intangible assets:
Air rights (1)	n/a	$	10,754		$	10,754
Favorable leases (2)	n/a	—			10,550
In-place lease agreements	2.0	397			680
Other	n/a	80			80
		11,231			22,064
Less - accumulated amortization		(224		)	(1,108		)
Intangible assets, net		$	11,007		$	20,956

(1) In conjunction with the acquisition of the Courtyard by Marriott - Charlotte, NC, the Company acquired certain air rights related to the hotel property.

(2) In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain existing lease-related intangible assets to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

Future amortization expense is expected to be as follows (in thousands):

	Finite-Lived Intangible Assets
2020	$	87
2021	86
	$	173

Hotel Property Acquisitions

Hotel property acquisitions in 2019 and 2018 were as follows (in thousands):

Date Acquired	Franchise/Brand	Location	Guestrooms	Purchase  Price
Year Ended December 31, 2019
August 6, 2019	Hampton Inn & Suites	Silverthorne, CO	88	$	25,500
October 8, 2019	Portfolio Purchase - four properties(1)	various(1)	710	249,000
			798	$	274,500	(2)
Year Ended December 31, 2018
September 12, 2018	Residence Inn by Marriott	Boston (Watertown), MA	150	$	71,000
			150	$	71,000	(3)

(1)   On October 8, 2019, we acquired a portfolio of four hotels for an aggregate purchase price of $249.0 million. The hotels acquired included the Hilton Garden Inn - San Francisco, CA, the Hilton Garden Inn - San Jose (Milpitas), CA, the Residence Inn by Marriott - Portland (Downtown), OR, and the Residence Inn by Marriott - Portland (Hillsboro), OR.

(2)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million. We own a 51% controlling interest in these hotel properties through a consolidated joint venture.

(3)   The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

The allocation of the aggregate purchase prices to the fair value of assets and liabilities acquired for the above acquisitions is as follows (in thousands):

	2019			2018
Land	$	44,868		$	25,083
Hotel buildings and improvements	219,410			42,676
Furniture, fixtures and equipment	12,995			3,300
Other assets	1,103			123
Total assets acquired	278,376			71,182
Less other liabilities	(79		)	(180		)
Net assets acquired (1) (2)	$	278,297		$	71,002

(1)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million.

(2)   The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

All hotel purchases completed in 2019 and 2018 were deemed to be the acquisition of assets. Therefore, acquisition costs related to these transactions have been capitalized as part of the recorded amount of the acquired assets.

On January 31, 2019, we exercised our option pursuant to a ground lease agreement to purchase the land upon which our Residence Inn by Marriott in Baltimore (Hunt Valley), MD is located for $4.2 million, which resulted in a termination of obligations under the ground lease. As a result, this hotel property is no longer subject to a ground lease.

On December 4, 2019, we exercised our right to acquire a fee simple interest in the land upon which our Hyatt Place in Garden City, NY is located for nominal consideration. As a result, the hotel is no longer subject to a PILOT (payment in lieu of taxes) lease with the Town of Hempstead Industrial Development Authority. 

The results of operations of acquired hotel properties are included in the Consolidated Statements of Operations beginning on their respective acquisition dates. The following unaudited pro forma information includes operating results for 72 hotels owned as of December 31, 2019 as if all such hotels had been owned by us since January 1, 2018.  For hotels acquired by us after January 1, 2018 (the "Acquired Hotels"), we have included in the unaudited pro forma information the financial results of each of the Acquired Hotels for the period from January 1, 2018 to the date the Acquired Hotels were purchased by us (the "Pre-Acquisition Period"). The financial results for the Pre-Acquisition Period were provided by the third-party owner of such Acquired Hotel prior to purchase by us and such information has not been audited or reviewed by our auditors or adjusted by us. For hotels sold by us between January 1, 2018 and December 31, 2019 (the "Disposed Hotels"), the unaudited pro forma information excludes the financial results, including gains on disposal of assets, of each of the Disposed Hotels for the period of ownership by us from January 1, 2018 through the date that the Disposed Hotels were sold by us. The unaudited pro forma information is included to enable comparison of results for the current reporting period to results for the comparable period of the prior year and is not indicative of what actual results of operations would have been had the hotel acquisitions and dispositions taken place on or before January 1, 2018. The unaudited pro forma amounts exclude the gain or loss on the sale of hotel properties during the years ended December 31, 2018 and 2019. This information does not purport to be indicative of or represent results of operations for future periods.

The unaudited condensed pro forma financial information for the 72 hotel properties owned at December 31, 2019 for the twelve months ended December 31, 2019 and 2018 is as follows (in thousands, except per share):

	2019		2018
Revenues	$	572,262	$	562,097
Income from hotel operations	$	215,372	$	215,931
Net income (1)	$	57,909	$	71,478
Net income attributable to common stockholders, net of amount allocated to participating securities and non-controlling interests (1) (2)	$	33,671	$	38,803
Basic and diluted net income per share attributable to common stockholders (1) (2)	$	0.32	$	0.37

(1) Unaudited pro forma amounts include depreciation expense, property tax expense, interest expense, income tax expense, and corporate general and administrative expenses totaling $197.1 million and $181.9 million for the twelve months ended December 31, 2019 and 2018, respectively.

(2) Unaudited pro forma amounts for the twelve months ended December 31, 2018 include the effect of the premium on redemption of preferred stock of $3.3 million and higher preferred dividends of $1.8 million related to the redeemed preferred stock.

Developed Properties

We completed the development and commenced operations of the 168-guestroom Hyatt House Across From Orlando Universal Resort™ on June 27, 2018. The total construction cost for this hotel was $32.8 million, excluding land that we acquired in a prior-year transaction. The carrying amount for this hotel includes internal capitalized costs of $1.6 million. Total costs of $37.2 million, including the carrying amount of the land, were reclassified as Investment in hotel properties, net upon completion.

Asset Sales

A summary of the dispositions in 2019 and 2018 follows (dollars in thousands):

Disposition Date	Franchise/Brand	Location	Guestrooms	Gross Sales Price		Aggregate Gain, net
Year Ended December 31, 2019
February 12, 2019	Portfolio Sale - two properties(1)	Charleston, WV (1)	130	$	11,600	$	4,163
April 17, 2019	Portfolio Sale - six properties (2)	various (2)	815	135,000		36,626
November 8, 2019	Portfolio Sale - two properties (3)	Birmingham, AL (3)	225	21,800		4,857
Total			1,170	$	168,400	$	45,646
Year Ended December 31, 2018
June 29, 2018	Portfolio Sale - two properties(4)	various (4)	175	$	18,950	$	13,133
June 29, 2018	Portfolio Sale - two properties (5)	Duluth, GA (5)	265	24,850		4,218
July 24, 2018	Portfolio Sale - three properties (6)	various (6)	322	46,500		22,964
September 28, 2018	Hyatt Place	Fort Myers, FL	148	16,500		2,195
November 7, 2018	Land parcel	Spokane, WA	n/a	450		139
Total			910	$	107,250	$	42,649

(1)   The portfolio included the Country Inn & Suites and the Holiday Inn Express in Charleston, WV.

(2)   The portfolio included the SpringHill Suites in Minneapolis (Bloomington), MN, the Hampton Inn & Suites in Minneapolis (Bloomington), MN, the Residence Inn in Salt Lake City, UT, the Hyatt Place in Dallas (Arlington), TX, the Hampton Inn in Santa Barbara (Goleta), CA, and the Hampton Inn in Boston (Norwood), MA. The sale resulted in a net gain of $36.6 million based on a gross aggregate sales price of $135.0 million, or a net aggregate sales price of $133.0 million after a buyer credit of $2.0 million.

(3) The portfolio included the Hilton Garden Inn in Birmingham (Lakeshore), AL and the Hilton Garden Inn in Birmingham (Liberty Park), AL.

(4)   The portfolio included the Hampton Inn in Provo, UT and the Holiday Inn Express & Suites in Sandy, UT.

(5)   The portfolio included the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA. We provided seller financing of $3.6 million on the sale of these properties under two three-and-a-half-year second mortgage notes with a blended interest rate of 7.38%.

(6) The portfolio included the Hampton Inn & Suites in Smyrna, TN, the Hilton Garden Inn in Smyrna, TN and the Hyatt Place Phoenix North in Phoenix, AZ. The proceeds from these sales were used to complete a 1031 Exchange, which resulted in the deferral of taxable gains of $22.2 million.

Loss on Impairment of Assets

During the year ended December 31, 2019, the Company recorded an impairment charge of $1.7 million for the Hyatt Place - Chicago (Hoffman Estates) to reduce the net carrying amount of the property to its estimated net fair market value of $5.9 million, which was determined by a third-party independent appraisal.

During the year ended December 31, 2019, the Company also recorded impairment charges on two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals and a purchase contract for the sale of one of the land parcels that is expected to be completed in 2020. In 2018, we recorded impairment charges on two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals.

INVESTMENT IN REAL ESTATE LOANS

Investment in real estate loans, net at December 31, 2019 and 2018 is as follows (in thousands):

	2019			2018
Real estate loans	$	32,831		$	34,650
Unamortized discount	(1,895		)	(3,950		)
	$	30,936		$	30,700

The amortized cost bases of our Investment in real estate loans approximate their fair value. The amortized cost bases and the contractual maturities of our Investment in real estate loans outstanding at December 31, 2019 are $28.9 million in 2020 and $2.0 million in 2021.

Real Estate Development Loans

We provided mezzanine loans on three real estate development projects to fund up to an aggregate of $29.6 million for the development of three hotel properties. The three real estate development loans closed in the fourth quarter of 2017 and each has a stated interest rate of 8% and an initial term of approximately three years.  Interest income on the mezzanine loans will be recorded in our Consolidated Statement of Operations as it is earned. As of December 31, 2019, we have funded the full amount of $29.6 million. We have separate options related to each loan (each the "Initial Option") to purchase a 90% interest in each joint venture that owns the respective hotel upon completion of construction. The Initial Options are exercisable while the related real estate development loan is outstanding. We also have the right to purchase the remaining interests in each joint venture at future dates, generally five years after we exercise our Initial Option. We have recorded the aggregate estimated fair value of the Initial Options totaling $6.1 million in Other assets and as a discount to the related real estate loans. The discount will be amortized as a component of non-cash interest income over the initial term of the real estate loans using the straight-line method, which approximates the interest method. We recorded amortization of the discount of $2.1 million and $2.0 million during the years ended December 31, 2019 and 2018, respectively. We intend to hold our Investment in Real Estate Loans to maturity and therefore, such loans are recorded as held-to-maturity.

During the year ended December 31, 2019, we provided a mezzanine loan to fund up to $28.9 million for a mixed-use development project that includes a hotel property, retail space, and parking. The loan closed in the third quarter of 2019 and has a stated interest rate of 9% and an initial term of 30 months. The loan is secured by a second mortgage on the development project and a pledge of the equity in the project owner. As of December 31, 2019, we have funded $7.9 million of the loan commitment. Upon completion of construction, we have an option to purchase a 90% interest in the hotel (the “Initial Purchase Option”). We also have the right to purchase the remaining interest in the hotel five years after the completion of construction. We have issued a $10.0 million letter of credit under our senior unsecured credit facility to secure the exercise of the Initial Purchase Option. As such, we have classified the loan as Investment in hotel properties, net on our Consolidated Balance Sheets at December 31, 2019. Interest income on the mezzanine loan will be recorded in our Consolidated Statement of Operations as it is earned. We have recorded the aggregate estimated fair value of the Initial Purchase Option totaling $2.8 million in Other assets and as a contra-asset to Investment in hotel properties, net. The contra-asset will be amortized as a component of non-cash interest income over the term of the real estate development loan using the straight-line method, which approximates the interest method. During the year ended December 31, 2019, we amortized $0.4 million as non-cash interest income.

Seller-Financing Loans

On June 29, 2018, we sold the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA for an aggregate selling price of $24.9 million. We provided seller financing totaling $3.6 million on the sale of these properties under two, 3.5 year second mortgage notes with a blended interest rate of 7.38%. As of December 31, 2019, there was $2.5 million outstanding on the seller-financing loans.

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EQUITY-BASED COMPENSATION

12 Months Ended

Dec. 31, 2019

Share-based Payment Arrangement [Abstract]

EQUITY-BASED COMPENSATION

EQUITY-BASED COMPENSATION

Our currently outstanding equity-based awards were issued under our Equity Plan which provides for the granting of stock options, stock appreciation rights, restricted stock, restricted stock units, dividend equivalent rights, and other equity-based awards or incentive awards.

Stock options granted may be either incentive stock options or non-qualified stock options. Vesting terms may vary with each grant, and stock option terms are generally five to ten years. We have outstanding equity-based awards in the form of stock options and restricted stock awards. All of our outstanding equity-based awards are classified as equity.

Stock Options Granted Under Our Equity Plan

As of December 31, 2019, 2018 and 2017, we had 235,000 outstanding and exercisable stock options. At December 31, 2019, the stock options had a weighted average exercise price of $9.75 and a weighted average contractual term of 1.2 years.

At December 31, 2019, the intrinsic value of outstanding and exercisable options was $0.6 million. At December 31, 2018, the exercise price of our outstanding and exercisable stock options exceeded the market price of our common stock, resulting in no intrinsic value. The intrinsic value of outstanding and exercisable options at December 31, 2017 was $1.3 million. 

Time-Based Restricted Stock Awards Made Pursuant to Our Equity Plan

The following table summarizes time-based restricted stock activity under our Equity Plan for 2019 and 2018:

	Number of Shares		Weighted Average Grant Date Fair Value per Share		Aggregate Current Value
					(in thousands)
Non-vested December 31, 2017	391,477		$	13.52
Granted	185,930		13.15
Vested	(205,619	)	13.41
Forfeited	(1,636	)	12.84
Non-vested December 31, 2018	370,152		13.40
Granted	235,407		11.32
Vested	(154,801	)	12.82
Forfeited	(2,291	)	12.65
Non-vested December 31, 2019	448,467		$	12.51	$	5,534

The awards granted to our non-executive employees generally vest over a four-year period based on continuous service (20% on the first, second and third anniversary of the grant date and 40% on the fourth anniversary of the grant date). 

The awards granted to our executive officers generally vest over a three-year period based on continuous service (25% on the first and second anniversary of the grant date and 50% on the third anniversary of the grant date) or in certain circumstances upon a change in control.

The holders of these awards have the right to vote the related shares of common stock and receive all dividends declared and paid whether or not vested. The fair value of time-based restricted stock awards granted is calculated based on the market value of our common stock on the date of grant.

During the years ended December 31, 2019, 2018, and 2017, the total fair value of time-based restricted stock awards that vested was $2.0 million, $2.8 million and $1.4 million, respectively.

Performance-Based Restricted Stock Awards Made Pursuant to Our Equity Plan

The following table summarizes performance-based restricted stock activity under our Equity Plan for 2019 and 2018:

	Number of Shares		Weighted Average Grant Date Fair Value per Share		Aggregate Current Value
					(in thousands)
Non-vested December 31, 2017	619,429		$	16.16
Granted	397,808		15.69
Vested	(309,010	)	18.78
Non-vested December 31, 2018	708,227		14.75
Granted	302,327		12.81
Vested	(89,097	)	13.77
Forfeited	(165,466	)	13.77
Non-vested December 31, 2019	755,991		$	14.31	$	9,329

Our performance-based restricted stock awards are market-based awards and are accounted for based on the fair value of our common stock on the grant date. The fair value of the performance-based restricted stock awards granted was estimated using a Monte Carlo simulation valuation model. These awards generally vest over a three-year period based on our percentile ranking within the SNL U.S. REIT Hotel Index at the end of the period or upon a change in control. The awards require continued service during the measurement period and are subject to the other conditions described in the Equity Plan or award document.

The number of shares the executive officers may earn under these awards range from zero shares to twice the number of shares granted based on our percentile ranking within the index at the end of the measurement period. In addition, a portion of the performance-based shares may be earned based on the Company's absolute total shareholder return calculated during the performance period.

The holders of these grants have the right to vote the granted shares of common stock and any dividends declared will be accumulated and will be subject to the same vesting conditions as the awards.  Further, if additional shares are earned based on our percentile ranking within the index, dividend payments will be issued as if the additional shares had been held throughout the measurement period.

The fair value of performance-based restricted stock awards granted was estimated using a Monte Carlo simulation valuation model and the following assumptions:

 

	2019			2018			2017
Expected dividend yield	6.17		%	5.33		%	4.14		%
Expected stock price volatility	23.2		%	25.7		%	24.8		%
Risk-free interest rate	2.43		%	2.41		%	1.59		%
Monte Carlo iterations	100,000			100,000			100,000
Weighted average estimated fair value of performance-based restricted stock awards	$	12.81		$	13.73		$	17.13

The expected dividend yield was calculated based on our annual expected dividend payments at the time of grant. The expected volatility was based on historical price changes of our common stock for a period comparable to the performance period. The risk-free interest rates were interpolated from the Federal Reserve Bond Equivalent Yield rates for “on-the-run” U.S. Treasury securities.

Director Stock Awards Made Pursuant to Our Equity Plan

During the years ended December 31, 2019 and 2018, we granted 40,455 and 34,130 shares of common stock, respectively, to our non-employee directors as a part of our director compensation program. These grants were made pursuant to our Equity Plan and were vested upon grant.

Our non-employee directors have the option to receive shares of our common stock in lieu of cash for their director fees. In 2019, all directors elected to receive cash for their director fees. In 2018, we issued 3,543 shares of common stock for director fees. The fair value of director stock awards is calculated based on the market value of our common stock on the date of grant.

Equity-Based Compensation Expense

Equity-based compensation expense included in Corporate General and Administrative expense in the Consolidated Statements of Operations for the years ended December 31, 2019, 2018, and 2017 was as follows (in thousands):

	2019		2018		2017
Time-based restricted stock	$	2,327	$	2,384	$	2,145
Performance-based restricted stock	3,396		3,727		3,183
Director stock	496		554		559
	$	6,219	$	6,665	$	5,887

We recognize equity-based compensation expense ratably over the vesting terms. The amount of expense may be subject to adjustment in future periods due to a change in the forfeiture assumptions.

Unrecognized equity-based compensation expense for all non-vested awards pursuant to our Equity Plan was $7.4 million at December 31, 2019 as follows (in thousands):

	Total		2020		2021		2022		2023
Time-based restricted stock	$	3,092	$	1,798	$	1,048	$	231	$	15
Performance-based restricted stock	4,270		2,578		1,477		215		—
	$	7,362	$	4,376	$	2,525	$	446	$	15

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LEASES (Tables)

12 Months Ended

Dec. 31, 2019

Leases [Abstract]

Schedule of Operating Lease Maturity

Operating lease maturities as of December 31, 2019 are as follows (in thousands):

2020	$	2,148
2021	2,038
2022	1,815
2023	959
2024	900
Thereafter	28,904
Total lease payments (1)	36,764
Less imputed interest	(17,160		)
Total	$	19,604

(1) Certain payments above include future increases to the minimum fixed rent based on the Consumer Price Index in effect at the initial measurement of the lease balances.

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EQUITY-BASED COMPENSATION (Tables)

12 Months Ended

Dec. 31, 2019

Share-based Payment Arrangement [Abstract]

Schedule of restricted stock activity

The following table summarizes performance-based restricted stock activity under our Equity Plan for 2019 and 2018:

	Number of Shares		Weighted Average Grant Date Fair Value per Share		Aggregate Current Value
					(in thousands)
Non-vested December 31, 2017	619,429		$	16.16
Granted	397,808		15.69
Vested	(309,010	)	18.78
Non-vested December 31, 2018	708,227		14.75
Granted	302,327		12.81
Vested	(89,097	)	13.77
Forfeited	(165,466	)	13.77
Non-vested December 31, 2019	755,991		$	14.31	$	9,329

The following table summarizes time-based restricted stock activity under our Equity Plan for 2019 and 2018:

	Number of Shares		Weighted Average Grant Date Fair Value per Share		Aggregate Current Value
					(in thousands)
Non-vested December 31, 2017	391,477		$	13.52
Granted	185,930		13.15
Vested	(205,619	)	13.41
Forfeited	(1,636	)	12.84
Non-vested December 31, 2018	370,152		13.40
Granted	235,407		11.32
Vested	(154,801	)	12.82
Forfeited	(2,291	)	12.65
Non-vested December 31, 2019	448,467		$	12.51	$	5,534

Schedule of assumptions used estimate fair value of performance-based restricted stock awards granted

The fair value of performance-based restricted stock awards granted was estimated using a Monte Carlo simulation valuation model and the following assumptions:

 

	2019			2018			2017
Expected dividend yield	6.17		%	5.33		%	4.14		%
Expected stock price volatility	23.2		%	25.7		%	24.8		%
Risk-free interest rate	2.43		%	2.41		%	1.59		%
Monte Carlo iterations	100,000			100,000			100,000
Weighted average estimated fair value of performance-based restricted stock awards	$	12.81		$	13.73		$	17.13

Schedule of equity-based compensation expense

Equity-based compensation expense included in Corporate General and Administrative expense in the Consolidated Statements of Operations for the years ended December 31, 2019, 2018, and 2017 was as follows (in thousands):

	2019		2018		2017
Time-based restricted stock	$	2,327	$	2,384	$	2,145
Performance-based restricted stock	3,396		3,727		3,183
Director stock	496		554		559
	$	6,219	$	6,665	$	5,887

Schedule of unrecognized equity-based compensation expense for all non-vested awards

Unrecognized equity-based compensation expense for all non-vested awards pursuant to our Equity Plan was $7.4 million at December 31, 2019 as follows (in thousands):

	Total		2020		2021		2022		2023
Time-based restricted stock	$	3,092	$	1,798	$	1,048	$	231	$	15
Performance-based restricted stock	4,270		2,578		1,477		215		—
	$	7,362	$	4,376	$	2,525	$	446	$	15

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SUPPLEMENTAL BALANCE SHEET INFORMATION - Restricted Cash (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Restricted cash
Restricted cash	$ 27,595	$ 28,468
FF&E reserves
Restricted cash
Restricted cash	25,664	24,386
Property taxes
Restricted cash
Restricted cash	1,728	1,625
Other
Restricted cash
Restricted cash	$ 203	$ 2,457

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INVESTMENT IN HOTEL PROPERTIES - Summary of properties dispositions (Details) $ in Thousands			12 Months Ended
	Apr. 17, 2019 USD ($)	Jun. 29, 2018 USD ($)	Dec. 31, 2019 USD ($) Room	Dec. 31, 2018 USD ($) Room	Jul. 24, 2018 USD ($)
Business Acquisition [Line Items]
Number of guestrooms | Room			798	150
Disposed of by Sale
Business Acquisition [Line Items]
Number of guestrooms | Room			1,170	910
Gross Sales Price			$ 168,400	$ 107,250
Aggregate Gain, net			$ 45,646	$ 42,649
Disposed of by Sale | Portfolio Sale - six properties
Business Acquisition [Line Items]
Number of guestrooms | Room			815
Gross Sales Price	$ 135,000		$ 135,000
Aggregate Gain, net	36,600		$ 36,626
Net aggregate sales price	133,000
Buyer credit	$ 2,000
Disposed of by Sale | Portfolio Sale - two properties
Business Acquisition [Line Items]
Number of guestrooms | Room				175
Gross Sales Price				$ 18,950
Aggregate Gain, net				$ 13,133
Disposed of by Sale | Portfolio Sale - three properties
Business Acquisition [Line Items]
Number of guestrooms | Room				322
Gross Sales Price				$ 46,500
Aggregate Gain, net				$ 22,964
Deferred taxable gain on sale of hotels					$ 22,200
Disposed of by Sale | Charleston, WV | Portfolio Sale - two properties
Business Acquisition [Line Items]
Number of guestrooms | Room			130
Gross Sales Price			$ 11,600
Aggregate Gain, net			$ 4,163
Disposed of by Sale | Birmingham, AL | Portfolio Sale - two properties
Business Acquisition [Line Items]
Number of guestrooms | Room			225
Gross Sales Price			$ 21,800
Aggregate Gain, net			$ 4,857
Disposed of by Sale | Duluth, GA | Portfolio Sale - two properties
Business Acquisition [Line Items]
Number of guestrooms | Room				265
Gross Sales Price				$ 24,850
Aggregate Gain, net				$ 4,218
Note receivable		$ 3,600
Number of second mortgage notes		2
Financing receivable, term		3 years 6 months
Financing receivables, interest rate		7.38%
Disposed of by Sale | Fort Myers, FL | Hyatt Place
Business Acquisition [Line Items]
Number of guestrooms | Room				148
Gross Sales Price				$ 16,500
Aggregate Gain, net				2,195
Disposed of by Sale | Spokane, WA
Business Acquisition [Line Items]
Gross Sales Price				450
Aggregate Gain, net				$ 139

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EQUITY-BASED COMPENSATION - Time-Based Restricted Stock Awards (Details) - Restricted Stock Awards - USD ($) $ / shares in Units, $ in Thousands		12 Months Ended
	Mar. 07, 2018	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Time-based restricted stock
Number of Shares
Non-vested at the beginning of year (in shares)		370,152	391,477
Granted (in shares)		235,407	185,930
Vested (in shares)		(154,801)	(205,619)
Forfeited (in shares)		(2,291)	(1,636)
Non-vested at end of year (in shares)		448,467	370,152	391,477
Weighted Average Grant Date Fair Value per Share
Non-vested at beginning of year (in dollars per share)		$ 13.40	$ 13.52
Granted (in dollars per share)		11.32	13.15
Vested (in dollars per share)		12.82	13.41
Forfeited (in dollars per share)		12.65	12.84
Non-vested at end of year (in dollars per share)		$ 12.51	$ 13.40	$ 13.52
Aggregate Current Value
Aggregate Current Value		$ 5,534
Total fair value of awards vested		$ 2,000	$ 2,800	$ 1,400
Performance-based restricted stock
Number of Shares
Non-vested at the beginning of year (in shares)		708,227	619,429
Granted (in shares)		302,327	397,808
Vested (in shares)		(89,097)	(309,010)
Forfeited (in shares)		(165,466)
Non-vested at end of year (in shares)		755,991	708,227	619,429
Weighted Average Grant Date Fair Value per Share
Non-vested at beginning of year (in dollars per share)		$ 14.75	$ 16.16
Granted (in dollars per share)	$ 13.73	12.81	15.69	$ 17.13
Vested (in dollars per share)		13.77	18.78
Forfeited (in dollars per share)		13.77
Non-vested at end of year (in dollars per share)		$ 14.31	$ 14.75	$ 16.16
Aggregate Current Value
Aggregate Current Value		$ 9,329
Vesting period		3 years
Employees | Time-based restricted stock
Aggregate Current Value
Vesting period		4 years
Employees | Period one | Time-based restricted stock
Aggregate Current Value
Vesting percentage		20.00%
Employees | Period two | Time-based restricted stock
Aggregate Current Value
Vesting percentage		20.00%
Employees | Period three | Time-based restricted stock
Aggregate Current Value
Vesting percentage		20.00%
Employees | Period four | Time-based restricted stock
Aggregate Current Value
Vesting percentage		40.00%
Executive officers | Time-based restricted stock
Aggregate Current Value
Vesting period		3 years
Executive officers | Period one | Time-based restricted stock
Aggregate Current Value
Vesting percentage		25.00%
Executive officers | Period two | Time-based restricted stock
Aggregate Current Value
Vesting percentage		25.00%
Executive officers | Period three | Time-based restricted stock
Aggregate Current Value
Vesting percentage		50.00%

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EARNINGS PER SHARE - Anti-Dilutive Stock Options (Details) - shares	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Restricted Stock Awards
Anti-dilutive options excluded from computation of diluted earnings per share
Anti-dilutive securities excluded from computation of diluted earnings per share (in shares)	755,991	453,664	464,924

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DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING - Information about Derivative Financial Instruments (Details) - Designated as hedges - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Interest rate swaps
Derivative [Line Items]
Notional Amount	$ 400,000	$ 400,000
Fair Value	(16,177)	(1,581)
Interest Rate Swap Expiring January 31, 2023 One
Derivative [Line Items]
Notional Amount	100,000	100,000
Fair Value	$ (1,316)	1,758
Average Annual Effective Fixed Rate	1.98%
Interest Rate Swap Expiring January 31, 2023 Two
Derivative [Line Items]
Notional Amount	$ 100,000	100,000
Fair Value	$ (1,350)	1,703
Average Annual Effective Fixed Rate	1.98%
Interest Rate Swap Expiring September 30, 2024
Derivative [Line Items]
Notional Amount	$ 75,000	75,000
Fair Value	$ (4,389)	(1,656)
Average Annual Effective Fixed Rate	2.87%
Interest Rate Swap Expiring December 31, 2025
Derivative [Line Items]
Notional Amount	$ 125,000	125,000
Fair Value	$ (9,122)	$ (3,386)
Average Annual Effective Fixed Rate	2.93%

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EQUITY-BASED COMPENSATION - Director Stock Awards (Details) - Director stock - shares	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018
Equity-based compensation
Grant of stock (in shares)	40,455	34,130
Common stock issued for director fees	0	3,543
Common Stock
Equity-based compensation
Grant of stock (in shares)	40,455	34,130
Common stock issued for director fees		3,543

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INCOME TAXES - Reconciliation of Tax Rate for TRS and Total Provision for TRS and Operating Partnership (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Reconciliation of the federal statutory rate to the effective income tax rate for the TRSs
Statutory federal income tax provision	$ 17,608	$ 18,943	$ 35,418
Nontaxable income of the REITs	(16,996)	(19,073)	(35,073)
Effect of graduated corporate tax rates	0	0	(10)
State income taxes, net of federal tax benefit	568	266	716
Provision to return and deferred adjustment	(6)	75	0
Effect of permanent differences and other	326	(184)	17
Tax benefit from deduction for partnership distributions	0	(949)	0
Effect of federal tax law change	0	0	606
Income tax expense (benefit)	$ 1,500	$ (922)	$ 1,674

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FAIR VALUE MEASUREMENT - Schedule of Financial Instruments Measured at Fair Value (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Assets:
Purchase options related to real estate loans	$ 8,920	$ 6,120
Derivative asset	0	3,461
Liabilities:
Derivative Liablities	16,177	5,042
Recurring basis
Assets:
Purchase options related to real estate loans	8,920	6,120
Recurring basis | Interest rate swaps
Assets:
Derivative asset		3,461
Liabilities:
Derivative Liablities	16,177	5,042
Recurring basis | Level 1
Assets:
Purchase options related to real estate loans	0	0
Recurring basis | Level 1 | Interest rate swaps
Assets:
Derivative asset		0
Liabilities:
Derivative Liablities	0	0
Recurring basis | Level 2
Assets:
Purchase options related to real estate loans	0	0
Recurring basis | Level 2 | Interest rate swaps
Assets:
Derivative asset		3,461
Liabilities:
Derivative Liablities	16,177	5,042
Recurring basis | Level 3
Assets:
Purchase options related to real estate loans	8,920	6,120
Recurring basis | Level 3 | Interest rate swaps
Assets:
Derivative asset		0
Liabilities:
Derivative Liablities	$ 0	$ 0

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COMMITMENTS AND CONTINGENCIES

12 Months Ended

Dec. 31, 2019

Commitments and Contingencies Disclosure [Abstract]

COMMITMENTS AND CONTINGENCIES

COMMITMENTS AND CONTINGENCIES

Franchise Agreements

All of our hotel properties operate under franchise agreements with major hotel franchisors. The terms of our franchise agreements generally range from 10 to 20 years with various extension provisions. Each franchisor receives franchise fees ranging from 2% to 6% of each hotel property’s gross revenue, and some agreements require that we pay marketing fees of up to 4% of gross revenue. In addition, some of these franchise agreements require that we deposit a percentage of the hotel property’s gross revenue, generally not more than 5%, into a reserve fund for capital expenditures. We also pay fees to our franchisors for services related to reservation and information systems. In 2019, 2018, and 2017, we expensed fees related to our franchise agreements of $47.8 million, $47.7 million, and $41.6 million, respectively.

Management Agreements

Our hotel properties operate pursuant to management agreements with various professional third-party management companies. The terms of our management agreements range from month-to-month to twenty-five years with various extension provisions. Each management company receives a base management fee, generally a percentage of total hotel property revenues. In some cases there are also monthly fees for certain services, such as accounting, based on the number of guestrooms. Generally there are also incentive fees based on attaining certain financial thresholds. In 2019, 2018, and 2017, we expensed fees related to our hotel management agreements of $16.6 million, $18.5 million, and $18.2 million, respectively.

Litigation

We are involved from time to time in litigation arising in the ordinary course of business. We are not currently aware of any actions against us that would have a material effect on our financial condition or results of operations.

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LEASES

12 Months Ended

Dec. 31, 2019

Leases [Abstract]

LEASES

LEASES

The Company has operating leases related to the land under certain hotel properties, conference centers, parking spaces, automobiles, our corporate office and other miscellaneous office equipment. These leases have remaining terms of 1 year to 79 years, some of which include options to extend the leases for additional years. The exercise of lease renewal options is at our sole discretion. Certain leases also include options to purchase the leased property. Leases with an initial term of 12 months or less are not recorded on the balance sheet; we recognize lease expense for these leases on a straight-line basis over the lease term.

Certain of our lease agreements include rental payments based on a percentage of revenue over contractual levels and others include rental payments adjusted periodically for inflation. Our lease agreements do not contain any material residual value guarantees or restrictive covenants that materially affect our business. We rent or sublease certain real estate to third parties. In

2019, 2018, and 2017, we recorded gross third party tenant income of $2.2 million, $1.7 million, and $1.4 million, respectively, which were recorded in Other income in the Consolidated Statements of Operations.

On January 1, 2019, the Company adopted ASC No. 842, Leases, and recognized right-of-use lease assets and related liabilities. The right-of-use assets and related liabilities include renewal options reasonably certain to be exercised. We base our lease calculations on our estimated incremental borrowing rate. As of December 31, 2019, our weighted average incremental borrowing rate was 4.9%.

In 2019, 2018, and 2017, the Company's total operating lease cost was $3.3 million, $3.6 million, and $4.0 million, respectively, and the operating cash outflows from operating leases was $3.0 million, $3.6 million, and $3.5 million, respectively. As of December 31, 2019, the weighted average operating lease term was 28.25 years.

On January 31, 2019, we exercised our option pursuant to a ground lease agreement to purchase the land upon which our hotel property in Baltimore (Hunt Valley), MD is located for $4.2 million, which resulted in a termination of obligations under the ground lease.

On December 4, 2019, we exercised our right to acquire a fee simple interest in the land upon which our Hyatt Place in Garden City, NY is located for nominal consideration. As a result, the hotel is no longer subject to a PILOT (payment in lieu of taxes) lease with the Town of Hempstead Industrial Development Authority.  

Operating lease maturities as of December 31, 2019 are as follows (in thousands):

2020	$	2,148
2021	2,038
2022	1,815
2023	959
2024	900
Thereafter	28,904
Total lease payments (1)	36,764
Less imputed interest	(17,160		)
Total	$	19,604

(1) Certain payments above include future increases to the minimum fixed rent based on the Consumer Price Index in effect at the initial measurement of the lease balances.

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INVESTMENT IN HOTEL PROPERTIES

12 Months Ended

Dec. 31, 2019

Real Estate [Abstract]

INVESTMENT IN HOTEL PROPERTIES

INVESTMENT IN HOTEL PROPERTIES

Investment in Hotel Properties, net

Investment in hotel properties, net at December 31, 2019 and 2018 include (in thousands):

	2019			2018
Land	$	319,603		$	288,833
Hotel buildings and improvements	2,049,384			1,916,194
Furniture, fixtures and equipment	173,128			165,026
Construction in progress	9,388			21,059
Intangible assets	11,231			22,064
Real estate development loan	5,485			—
	2,568,219			2,413,176
Less - accumulated depreciation	(383,987		)	(347,622		)
	$	2,184,232		$	2,065,554

During the year ended December 31, 2019, we provided a mezzanine loan to fund up to $28.9 million for a mixed-use development project that includes a hotel property, retail space, and parking. We have classified the mezzanine loan as Investment in hotel properties, net in our Consolidated Balance Sheets at December 31, 2019 (See "Note 4 - Investment in Real Estate Loans" for further information).

Depreciation expense was $99.0 million, $100.5 million, and $85.5 million for the years ended December 31, 2019, 2018 and 2017, respectively.

Intangible assets included in Investment in hotel properties, net in our Consolidated Balance Sheets include the following (in thousands):

	Weighted Average Amortization Period (in Years)	2019			2018
Intangible assets:
Air rights (1)	n/a	$	10,754		$	10,754
Favorable leases (2)	n/a	—			10,550
In-place lease agreements	2.0	397			680
Other	n/a	80			80
		11,231			22,064
Less - accumulated amortization		(224		)	(1,108		)
Intangible assets, net		$	11,007		$	20,956

(1) In conjunction with the acquisition of the Courtyard by Marriott - Charlotte, NC, the Company acquired certain air rights related to the hotel property.

(2) In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain existing lease-related intangible assets to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

Future amortization expense is expected to be as follows (in thousands):

	Finite-Lived Intangible Assets
2020	$	87
2021	86
	$	173

Hotel Property Acquisitions

Hotel property acquisitions in 2019 and 2018 were as follows (in thousands):

Date Acquired	Franchise/Brand	Location	Guestrooms	Purchase  Price
Year Ended December 31, 2019
August 6, 2019	Hampton Inn & Suites	Silverthorne, CO	88	$	25,500
October 8, 2019	Portfolio Purchase - four properties(1)	various(1)	710	249,000
			798	$	274,500	(2)
Year Ended December 31, 2018
September 12, 2018	Residence Inn by Marriott	Boston (Watertown), MA	150	$	71,000
			150	$	71,000	(3)

(1)   On October 8, 2019, we acquired a portfolio of four hotels for an aggregate purchase price of $249.0 million. The hotels acquired included the Hilton Garden Inn - San Francisco, CA, the Hilton Garden Inn - San Jose (Milpitas), CA, the Residence Inn by Marriott - Portland (Downtown), OR, and the Residence Inn by Marriott - Portland (Hillsboro), OR.

(2)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million. We own a 51% controlling interest in these hotel properties through a consolidated joint venture.

(3)   The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

The allocation of the aggregate purchase prices to the fair value of assets and liabilities acquired for the above acquisitions is as follows (in thousands):

	2019			2018
Land	$	44,868		$	25,083
Hotel buildings and improvements	219,410			42,676
Furniture, fixtures and equipment	12,995			3,300
Other assets	1,103			123
Total assets acquired	278,376			71,182
Less other liabilities	(79		)	(180		)
Net assets acquired (1) (2)	$	278,297		$	71,002

(1)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million.

(2)   The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

All hotel purchases completed in 2019 and 2018 were deemed to be the acquisition of assets. Therefore, acquisition costs related to these transactions have been capitalized as part of the recorded amount of the acquired assets.

On January 31, 2019, we exercised our option pursuant to a ground lease agreement to purchase the land upon which our Residence Inn by Marriott in Baltimore (Hunt Valley), MD is located for $4.2 million, which resulted in a termination of obligations under the ground lease. As a result, this hotel property is no longer subject to a ground lease.

On December 4, 2019, we exercised our right to acquire a fee simple interest in the land upon which our Hyatt Place in Garden City, NY is located for nominal consideration. As a result, the hotel is no longer subject to a PILOT (payment in lieu of taxes) lease with the Town of Hempstead Industrial Development Authority. 

The results of operations of acquired hotel properties are included in the Consolidated Statements of Operations beginning on their respective acquisition dates. The following unaudited pro forma information includes operating results for 72 hotels owned as of December 31, 2019 as if all such hotels had been owned by us since January 1, 2018.  For hotels acquired by us after January 1, 2018 (the "Acquired Hotels"), we have included in the unaudited pro forma information the financial results of each of the Acquired Hotels for the period from January 1, 2018 to the date the Acquired Hotels were purchased by us (the "Pre-Acquisition Period"). The financial results for the Pre-Acquisition Period were provided by the third-party owner of such Acquired Hotel prior to purchase by us and such information has not been audited or reviewed by our auditors or adjusted by us. For hotels sold by us between January 1, 2018 and December 31, 2019 (the "Disposed Hotels"), the unaudited pro forma information excludes the financial results, including gains on disposal of assets, of each of the Disposed Hotels for the period of ownership by us from January 1, 2018 through the date that the Disposed Hotels were sold by us. The unaudited pro forma information is included to enable comparison of results for the current reporting period to results for the comparable period of the prior year and is not indicative of what actual results of operations would have been had the hotel acquisitions and dispositions taken place on or before January 1, 2018. The unaudited pro forma amounts exclude the gain or loss on the sale of hotel properties during the years ended December 31, 2018 and 2019. This information does not purport to be indicative of or represent results of operations for future periods.

The unaudited condensed pro forma financial information for the 72 hotel properties owned at December 31, 2019 for the twelve months ended December 31, 2019 and 2018 is as follows (in thousands, except per share):

	2019		2018
Revenues	$	572,262	$	562,097
Income from hotel operations	$	215,372	$	215,931
Net income (1)	$	57,909	$	71,478
Net income attributable to common stockholders, net of amount allocated to participating securities and non-controlling interests (1) (2)	$	33,671	$	38,803
Basic and diluted net income per share attributable to common stockholders (1) (2)	$	0.32	$	0.37

(1) Unaudited pro forma amounts include depreciation expense, property tax expense, interest expense, income tax expense, and corporate general and administrative expenses totaling $197.1 million and $181.9 million for the twelve months ended December 31, 2019 and 2018, respectively.

(2) Unaudited pro forma amounts for the twelve months ended December 31, 2018 include the effect of the premium on redemption of preferred stock of $3.3 million and higher preferred dividends of $1.8 million related to the redeemed preferred stock.

Developed Properties

We completed the development and commenced operations of the 168-guestroom Hyatt House Across From Orlando Universal Resort™ on June 27, 2018. The total construction cost for this hotel was $32.8 million, excluding land that we acquired in a prior-year transaction. The carrying amount for this hotel includes internal capitalized costs of $1.6 million. Total costs of $37.2 million, including the carrying amount of the land, were reclassified as Investment in hotel properties, net upon completion.

Asset Sales

A summary of the dispositions in 2019 and 2018 follows (dollars in thousands):

Disposition Date	Franchise/Brand	Location	Guestrooms	Gross Sales Price		Aggregate Gain, net
Year Ended December 31, 2019
February 12, 2019	Portfolio Sale - two properties(1)	Charleston, WV (1)	130	$	11,600	$	4,163
April 17, 2019	Portfolio Sale - six properties (2)	various (2)	815	135,000		36,626
November 8, 2019	Portfolio Sale - two properties (3)	Birmingham, AL (3)	225	21,800		4,857
Total			1,170	$	168,400	$	45,646
Year Ended December 31, 2018
June 29, 2018	Portfolio Sale - two properties(4)	various (4)	175	$	18,950	$	13,133
June 29, 2018	Portfolio Sale - two properties (5)	Duluth, GA (5)	265	24,850		4,218
July 24, 2018	Portfolio Sale - three properties (6)	various (6)	322	46,500		22,964
September 28, 2018	Hyatt Place	Fort Myers, FL	148	16,500		2,195
November 7, 2018	Land parcel	Spokane, WA	n/a	450		139
Total			910	$	107,250	$	42,649

(1)   The portfolio included the Country Inn & Suites and the Holiday Inn Express in Charleston, WV.

(2)   The portfolio included the SpringHill Suites in Minneapolis (Bloomington), MN, the Hampton Inn & Suites in Minneapolis (Bloomington), MN, the Residence Inn in Salt Lake City, UT, the Hyatt Place in Dallas (Arlington), TX, the Hampton Inn in Santa Barbara (Goleta), CA, and the Hampton Inn in Boston (Norwood), MA. The sale resulted in a net gain of $36.6 million based on a gross aggregate sales price of $135.0 million, or a net aggregate sales price of $133.0 million after a buyer credit of $2.0 million.

(3) The portfolio included the Hilton Garden Inn in Birmingham (Lakeshore), AL and the Hilton Garden Inn in Birmingham (Liberty Park), AL.

(4)   The portfolio included the Hampton Inn in Provo, UT and the Holiday Inn Express & Suites in Sandy, UT.

(5)   The portfolio included the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA. We provided seller financing of $3.6 million on the sale of these properties under two three-and-a-half-year second mortgage notes with a blended interest rate of 7.38%.

(6) The portfolio included the Hampton Inn & Suites in Smyrna, TN, the Hilton Garden Inn in Smyrna, TN and the Hyatt Place Phoenix North in Phoenix, AZ. The proceeds from these sales were used to complete a 1031 Exchange, which resulted in the deferral of taxable gains of $22.2 million.

Loss on Impairment of Assets

During the year ended December 31, 2019, the Company recorded an impairment charge of $1.7 million for the Hyatt Place - Chicago (Hoffman Estates) to reduce the net carrying amount of the property to its estimated net fair market value of $5.9 million, which was determined by a third-party independent appraisal.

During the year ended December 31, 2019, the Company also recorded impairment charges on two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals and a purchase contract for the sale of one of the land parcels that is expected to be completed in 2020. In 2018, we recorded impairment charges on two land parcels to reduce the net carrying amounts of the properties to their estimated fair market values based on third-party independent appraisals.

INVESTMENT IN REAL ESTATE LOANS

Investment in real estate loans, net at December 31, 2019 and 2018 is as follows (in thousands):

	2019			2018
Real estate loans	$	32,831		$	34,650
Unamortized discount	(1,895		)	(3,950		)
	$	30,936		$	30,700

The amortized cost bases of our Investment in real estate loans approximate their fair value. The amortized cost bases and the contractual maturities of our Investment in real estate loans outstanding at December 31, 2019 are $28.9 million in 2020 and $2.0 million in 2021.

Real Estate Development Loans

We provided mezzanine loans on three real estate development projects to fund up to an aggregate of $29.6 million for the development of three hotel properties. The three real estate development loans closed in the fourth quarter of 2017 and each has a stated interest rate of 8% and an initial term of approximately three years.  Interest income on the mezzanine loans will be recorded in our Consolidated Statement of Operations as it is earned. As of December 31, 2019, we have funded the full amount of $29.6 million. We have separate options related to each loan (each the "Initial Option") to purchase a 90% interest in each joint venture that owns the respective hotel upon completion of construction. The Initial Options are exercisable while the related real estate development loan is outstanding. We also have the right to purchase the remaining interests in each joint venture at future dates, generally five years after we exercise our Initial Option. We have recorded the aggregate estimated fair value of the Initial Options totaling $6.1 million in Other assets and as a discount to the related real estate loans. The discount will be amortized as a component of non-cash interest income over the initial term of the real estate loans using the straight-line method, which approximates the interest method. We recorded amortization of the discount of $2.1 million and $2.0 million during the years ended December 31, 2019 and 2018, respectively. We intend to hold our Investment in Real Estate Loans to maturity and therefore, such loans are recorded as held-to-maturity.

During the year ended December 31, 2019, we provided a mezzanine loan to fund up to $28.9 million for a mixed-use development project that includes a hotel property, retail space, and parking. The loan closed in the third quarter of 2019 and has a stated interest rate of 9% and an initial term of 30 months. The loan is secured by a second mortgage on the development project and a pledge of the equity in the project owner. As of December 31, 2019, we have funded $7.9 million of the loan commitment. Upon completion of construction, we have an option to purchase a 90% interest in the hotel (the “Initial Purchase Option”). We also have the right to purchase the remaining interest in the hotel five years after the completion of construction. We have issued a $10.0 million letter of credit under our senior unsecured credit facility to secure the exercise of the Initial Purchase Option. As such, we have classified the loan as Investment in hotel properties, net on our Consolidated Balance Sheets at December 31, 2019. Interest income on the mezzanine loan will be recorded in our Consolidated Statement of Operations as it is earned. We have recorded the aggregate estimated fair value of the Initial Purchase Option totaling $2.8 million in Other assets and as a contra-asset to Investment in hotel properties, net. The contra-asset will be amortized as a component of non-cash interest income over the term of the real estate development loan using the straight-line method, which approximates the interest method. During the year ended December 31, 2019, we amortized $0.4 million as non-cash interest income.

Seller-Financing Loans

On June 29, 2018, we sold the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA for an aggregate selling price of $24.9 million. We provided seller financing totaling $3.6 million on the sale of these properties under two, 3.5 year second mortgage notes with a blended interest rate of 7.38%. As of December 31, 2019, there was $2.5 million outstanding on the seller-financing loans.

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DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING (Tables)

12 Months Ended

Dec. 31, 2019

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of derivative financial instruments

Information about our derivative financial instruments at December 31, 2019 and 2018 is as follows (dollar amounts in thousands):

			Average Annual Effective Fixed Rate		Notional Amount				Fair Value
Contract date	Effective Date	Expiration Date			December 31, 2019		December 31, 2018		December 31, 2019			December 31, 2018
October 2, 2017	January 29, 2018	January 31, 2023	1.98	%	$	100,000	$	100,000	$	(1,316	)	$	1,758
October 2, 2017	January 29, 2018	January 31, 2023	1.98	%	100,000		100,000		(1,350		)	1,703
June 11, 2018	September 28, 2018	September 30, 2024	2.87	%	75,000		75,000		(4,389		)	(1,656		)
June 11, 2018	December 31, 2018	December 31, 2025	2.93	%	125,000		125,000		(9,122		)	(3,386		)
					$	400,000	$	400,000	$	(16,177	)	$	(1,581	)

Schedule of location in financial statements of gain or loss recognized on derivative financial instruments designated as cash flow hedges

The table below details the location in the financial statements of the gain or loss recognized on derivative financial instruments designated as cash flow hedges (in thousands):

	2019			2018			2017
(Loss) Gain recognized in Accumulated other comprehensive loss on derivative financial instruments	$	(15,327	)	$	(3,050	)	$	1,703
Loss reclassified from Accumulated other comprehensive loss to interest expense	$	(731	)	$	(150	)	$	(734	)
Total interest expense and other finance expense presented in the Consolidated Statement of Operations in which the effects of cash flow hedges are recorded	$	(41,030	)	$	(41,944	)	$	(29,687	)

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INCOME TAXES (Tables)

12 Months Ended

Dec. 31, 2019

Income Tax Disclosure [Abstract]

Schedule of components of income tax expense and total provision (benefit) for TRS and Operating Partnership

The components of income tax expense (benefit) for the years ended December 31, 2019, 2018, and 2017 are as follows (in thousands):

	2019			2018			2017
Current:
Federal	$	869		$	(67	)	$	10
State and local	643			(425		)	777
Deferred:
Federal	(32		)	(279		)	232
State and local	20			(151		)	49
Effect of federal tax law change	—			—			606
Income tax expense (benefit)	$	1,500		$	(922	)	$	1,674

Schedule of reconciliation of federal statutory rate to effective income tax rate for TRS

Below is a reconciliation between the provision for income taxes and the amounts computed by applying the federal statutory income tax rate to the income or loss before taxes:

	2019			2018			2017
Statutory federal income tax provision	$	17,608		$	18,943		$	35,418
Nontaxable income of the REITs	(16,996		)	(19,073		)	(35,073		)
Effect of graduated corporate tax rates	—			—			(10		)
State income taxes, net of federal tax benefit	568			266			716
Provision to return and deferred adjustment	(6		)	75			—
Effect of permanent differences and other	326			(184		)	17
Tax benefit from deduction for partnership distributions	—			(949		)	—
Effect of federal tax law change	—			—			606
Income tax provision (benefit)	$	1,500		$	(922	)	$	1,674

Schedule of significant components of deferred tax assets (liabilities)

Deferred tax assets and liabilities are included within Other Assets in the accompanying Consolidated Balance Sheets.

Significant components of deferred tax assets (liabilities) are as follows (in thousands):

	2019			2018
Tax carryforwards	$	38		$	154
Accrued expenses	2,068			1,893
Other	32			(1		)
Net deferred tax assets	$	2,138		$	2,046
Gross deferred tax assets	$	2,172		$	2,086
Gross deferred tax liabilities	(34		)	(40		)
Net deferred tax assets	$	2,138		$	2,046

Schedule of Characterization of Distributions

For income tax purposes, distributions paid consist of ordinary income and capital gains or a combination thereof. For the years ended December 31, 2019, 2018, and 2017 distributions paid per share were characterized as follows (unaudited):

	2019				2018				2017
	Amount		%		Amount		%		Amount		%
Common Stock
Ordinary income	$	0.6132	85.16	%	$	0.7200	100.00	%	$	0.6725	100.00	%
Capital gain distributions	0.1068		14.84	%	—		—	%	—		—	%
Total	$	0.7200	100.00	%	$	0.7200	100.00	%	$	0.6725	100.00	%
Preferred Stock - Series B
Ordinary income	$	—	—	%	$	—	—	%	$	2.0234	100.00	%
Capital gain distributions	—		—	%	—		—	%	—		—	%
Total	$	—	—	%	$	—	—	%	$	2.0234	100.00	%
Preferred Stock - Series C
Ordinary income	$	—	—	%	$	0.5393	100.00	%	$	1.7813	100.00	%
Capital gain distributions	—		—	%	—		—	%	—		—	%
Total	$	—	—	%	$	0.5393	100.00	%	$	1.7813	100.00	%
Preferred Stock - Series D
Ordinary income	$	1.3732	85.16	%	$	1.6125	100.00	%	$	1.6125	100.00	%
Capital gain distributions	0.2393		14.84	%	—		—	%	—		—	%
Total	$	1.6125	100.00	%	$	1.6125	100.00	%	$	1.6125	100.00	%
Preferred Stock - Series E
Ordinary Income	$	1.3307	85.16	%	$	1.5625	100.00	%	$	0.0694	100.00	%
Capital gain distributions	0.2318		14.84	%	—		—	%	—		—	%
Total	$	1.5625	100.00	%	$	1.5625	100.00	%	$	0.0694	100.00	%

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SUPPLEMENTAL BALANCE SHEET INFORMATION - Assets Held for Sale, net (Details) $ in Thousands	12 Months Ended
	Dec. 31, 2019 USD ($) hotel	Dec. 31, 2018 USD ($)	Dec. 31, 2017 USD ($)	Feb. 12, 2019 hotel
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of hotels | hotel	72
Loss on impairment of assets	$ 2,521	$ 1,075	$ 0
Assets held for sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Assets held for sale, gross	425	13,021
Less - accumulated depreciation and amortization	0	(5,388)
Assets held for sale, net	425	7,633
Assets held for sale | Land
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Assets held for sale, gross	425	2,442
Assets held for sale | Hotel building and improvements
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Assets held for sale, gross	0	7,929
Assets held for sale | Furniture, fixtures and equipment
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Assets held for sale, gross	0	2,519
Assets held for sale | Franchise fees
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Assets held for sale, gross	0	$ 131
Two Hotel Properties Sold On February 12, 2019 | Disposed of by Sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Number of hotels | hotel				2
Flagstaff, AZ | Land
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Loss on impairment of assets	$ 100

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INVESTMENT IN HOTEL PROPERTIES - Pro forma financial Information (Details) - USD ($) $ / shares in Units, $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018
Real Estate [Abstract]
Revenues	$ 572,262	$ 562,097
Income from hotel operations	215,372	215,931
Net income	57,909	71,478
Net income attributable to common stockholders, net of amount allocated to participating securities and non-controlling interests	$ 33,671	$ 38,803
Basic net income per share attributable to common stockholders (in dollars per share)	$ 0.32	$ 0.37
Diluted net income per share attributable to common stockholders (in dollars per share)	$ 0.32	$ 0.37
Pro forma real estate tax expense, depreciation expense, interest expense, and other corporate expenses	$ 197,100	$ 181,900
Pro forma premium on redemption of preferred stock		3,300
Pro forma, preferred dividends related to redeemed preferred stock		$ 1,800

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DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING - Gain or Loss Recognized on Derivative Financial Instruments (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Derivative instruments, gain (loss) recognized
Total interest expense and other finance expense presented in the Consolidated Statement of Operations in which the effects of cash flow hedges are recorded	$ (41,030)	$ (41,944)	$ (29,687)
Cash flow hedges | Interest rate swaps
Derivative instruments, gain (loss) recognized
(Loss) Gain recognized in Accumulated other comprehensive loss on derivative financial instruments	(15,327)	(3,050)	1,703
Total interest expense and other finance expense presented in the Consolidated Statement of Operations in which the effects of cash flow hedges are recorded	(41,030)	(41,944)	(29,687)
Cash flow hedges | Interest rate swaps | Interest expense
Derivative instruments, gain (loss) recognized
Loss reclassified from Accumulated other comprehensive loss to interest expense	$ (731)	$ (150)	$ (734)

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EQUITY-BASED COMPENSATION - Equity-Based Compensation Expense (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Compensation expense to be recognized
2020	$ 4,376
2021	2,525
2022	446
2023	15
Total	7,362
Restricted Stock Awards | Time-based restricted stock
Compensation expense to be recognized
2020	1,798
2021	1,048
2022	231
2023	15
Total	3,092
Restricted Stock Awards | Performance-based restricted stock
Compensation expense to be recognized
2020	2,578
2021	1,477
2022	215
2023	0
Total	4,270
Corporate general and administrative
Equity-based compensation expense
Share based compensation expense	6,219	$ 6,665	$ 5,887
Corporate general and administrative | Restricted Stock Awards | Time-based restricted stock
Equity-based compensation expense
Share based compensation expense	2,327	2,384	2,145
Corporate general and administrative | Restricted Stock Awards | Performance-based restricted stock
Equity-based compensation expense
Share based compensation expense	3,396	3,727	3,183
Corporate general and administrative | Director stock | Director stock
Equity-based compensation expense
Share based compensation expense	$ 496	$ 554	$ 559

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INCOME TAXES - Significant Components of Deferred Tax Assets (Liabilities) (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Significant components of the Company's deferred tax assets and liabilities
Tax carryforwards	$ 38	$ 154
Accrued expenses	2,068	1,893
Other	32
Other		(1)
Net deferred tax assets	2,138	2,046
Net Deferred Tax Assets
Gross deferred tax assets	2,172	2,086
Gross deferred tax liabilities	(34)	(40)
Net deferred tax assets	$ 2,138	$ 2,046

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FAIR VALUE MEASUREMENT - Schedule of Unobservable Inputs for Fair Values of Purchase Options (Details) - Recurring basis - Level 3 $ / shares in Thousands	Dec. 31, 2019 $ / shares
Exercise price | Real Estate Loan 1
Fair value
Purchase options, measurement input	15,143
Exercise price | Real Estate Loan 2
Fair value
Purchase options, measurement input	17,377
Exercise price | Real Estate Loan 3
Fair value
Purchase options, measurement input	5,503
Exercise price | Real Estate Loan 4
Fair value
Purchase options, measurement input	37,800
Expected volatility | Real Estate Loan 1
Fair value
Purchase options, measurement input	0.320
Expected volatility | Real Estate Loan 2
Fair value
Purchase options, measurement input	0.380
Expected volatility | Real Estate Loan 3
Fair value
Purchase options, measurement input	0.370
Expected volatility | Real Estate Loan 4
Fair value
Purchase options, measurement input	0.313
Risk free rate | Real Estate Loan 1
Fair value
Purchase options, measurement input	0.017
Risk free rate | Real Estate Loan 2
Fair value
Purchase options, measurement input	0.018
Risk free rate | Real Estate Loan 3
Fair value
Purchase options, measurement input	0.019
Risk free rate | Real Estate Loan 4
Fair value
Purchase options, measurement input	0.015
Expected annualized equity dividend yield | Real Estate Loan 1
Fair value
Purchase options, measurement input	0.068
Expected annualized equity dividend yield | Real Estate Loan 2
Fair value
Purchase options, measurement input	0.099
Expected annualized equity dividend yield | Real Estate Loan 3
Fair value
Purchase options, measurement input	0.065
Expected annualized equity dividend yield | Real Estate Loan 4
Fair value
Purchase options, measurement input	0

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EQUITY-BASED COMPENSATION - Performance-Based Restricted Stock Awards (Details) - Restricted Stock Awards $ / shares in Units, $ in Thousands		12 Months Ended
	Mar. 07, 2018 $ / shares	Dec. 31, 2019 USD ($) Iteration $ / shares shares	Dec. 31, 2018 Iteration $ / shares shares	Dec. 31, 2017 Iteration $ / shares shares
Performance-based restricted stock
Number of Shares
Non-vested at the beginning of year (in shares) | shares		708,227	619,429
Granted (in shares) | shares		302,327	397,808
Vested (in shares) | shares		(89,097)	(309,010)
Forfeited (in shares) | shares		(165,466)
Non-vested at end of year (in shares) | shares		755,991	708,227	619,429
Weighted Average Grant Date Fair Value per Share
Non-vested at beginning of year (in dollars per share)		$ 14.75	$ 16.16
Granted (in dollars per share)	$ 13.73	12.81	15.69	$ 17.13
Vested (in dollars per share)		13.77	18.78
Forfeited (in dollars per share)		13.77
Non-vested at end of year (in dollars per share)		$ 14.31	$ 14.75	$ 16.16
Aggregate Current Value
Aggregate Current Value | $		$ 9,329
Vesting period		3 years
Assumptions used to estimate the fair value of options granted
Expected dividend yield		6.17%	5.33%	4.14%
Expected stock price volatility		23.20%	25.70%	24.80%
Risk-free interest rate		2.43%	2.41%	1.59%
Monte Carlo iterations | Iteration		100,000	100,000	100,000
Weighted average estimated fair value of performance-based restricted stock awards	$ 13.73	$ 12.81	$ 15.69	$ 17.13
Executive officers | Minimum
Aggregate Current Value
Shares earned (as a percent)		0.00%
Executive officers | Maximum
Aggregate Current Value
Shares earned (as a percent)		200.00%

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EARNINGS PER SHARE - Summary of Components Used to Calculate Basic and Diluted (Details) - USD ($) $ / shares in Units, shares in Thousands, $ in Thousands	3 Months Ended								12 Months Ended
	Dec. 31, 2019	Sep. 30, 2019	Jun. 30, 2019	Mar. 31, 2019	Dec. 31, 2018	Sep. 30, 2018	Jun. 30, 2018	Mar. 31, 2018	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Numerator:
Net income	$ 8,753	$ 11,626	$ 49,069	$ 12,900	$ 5,757	$ 38,001	$ 37,677	$ 9,691	$ 82,348	$ 91,126	$ 99,521
Less: Preferred dividends									(14,838)	(16,671)	(17,408)
Premium on redemption of preferred stock									0	(3,277)	(2,572)
Allocation to participating securities									(309)	(271)	(307)
Attributable to non-controlling interest in Operating Partnership									(157)	(205)	(307)
Attributable to non-controlling interest in joint venture									419	0	0
Net income attributable to common stockholders, net of amount allocated to participating securities									$ 67,463	$ 70,702	$ 78,927
Denominator:
Weighted average common shares outstanding - basic (in shares)									103,887	103,623	99,406
Dilutive effect of equity-based compensation awards (in shares)									52	219	374
Weighted average common shares outstanding - diluted (in shares)									103,939	103,842	99,780
Basic and diluted (in dollars per share)	$ 0.05	$ 0.07	$ 0.43	$ 0.09					$ 0.65	$ 0.68	$ 0.79

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BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES - Trade Receivables and Credit Policies (Details) - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Accounting Policies [Abstract]
Allowance for doubtful accounts	$ 0.2	$ 0.1
Bad debt expense	$ 0.5	$ 0.6	$ 0.7

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INVESTMENT IN HOTEL PROPERTIES - Additional Information (Details) $ in Thousands		12 Months Ended			18 Months Ended
	Jan. 31, 2019 USD ($)	Dec. 31, 2019 USD ($) hotel Room Land_Parcel	Dec. 31, 2018 USD ($) Room Land_Parcel	Dec. 31, 2017 USD ($)	Jun. 27, 2018 USD ($) Room
Business Acquisition [Line Items]
Depreciation expense		$ 99,000	$ 100,500	$ 85,500
Number of hotels | hotel		72
Number of guestrooms | Room		798	150
Loss on impairment of assets		$ 2,521	$ 1,075	$ 0
Number of land parcels impaired | Land_Parcel		2	2
Assets held for sale
Business Acquisition [Line Items]
Number of land parcels impaired | Land_Parcel		1
Residence Inn | Baltimore (Hunt Valley), MD
Business Acquisition [Line Items]
Acquisitions of hotel properties	$ 4,200
Hyatt House | Orlando, FL
Business Acquisition [Line Items]
Number of guestrooms | Room					168
Construction and development costs, excluding land acquired					$ 32,800
Construction costs capitalized					1,600
Investment in hotel properties, net					$ 37,200
Hyatt Place | Chicago, IL
Business Acquisition [Line Items]
Loss on impairment of assets		$ 1,700
Investment in hotel properties, net		5,900
Mezzanine Loans
Business Acquisition [Line Items]
Loans commitments amount		$ 28,900

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LEASES - Operating Lease Maturities (Details) $ in Thousands	Dec. 31, 2019 USD ($)
Leases [Abstract]
2020	$ 2,148
2021	2,038
2022	1,815
2023	959
2024	900
Thereafter	28,904
Total lease payments	36,764
Less imputed interest	(17,160)
Lease liabilities	$ 19,604

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DEBT - Fixed-Rate and Variable-Rate Debt, after Giving Effect to Interest Rate Derivatives (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Debt Disclosure [Abstract]
Fixed-rate debt	$ 549,236	$ 569,103
Fixed-rate debt percentage	54.00%	59.00%
Variable-rate debt	$ 473,490	$ 395,908
Variable-rate debt percentage	46.00%	41.00%
Debt, gross	$ 1,022,726	$ 965,011

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SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED) (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended								12 Months Ended
	Dec. 31, 2019	Sep. 30, 2019	Jun. 30, 2019	Mar. 31, 2019	Dec. 31, 2018	Sep. 30, 2018	Jun. 30, 2018	Mar. 31, 2018	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Quarterly Financial Information Disclosure [Abstract]
Total revenues	$ 133,781	$ 133,685	$ 142,930	$ 138,952	$ 132,509	$ 142,340	$ 152,222	$ 140,199	$ 549,348	$ 567,270	$ 515,377
Net income	8,753	11,626	49,069	12,900	5,757	38,001	37,677	9,691	82,348	91,126	99,521
Net income attributable to Summit Hotel Properties, Inc.	$ 9,242	$ 11,534	$ 48,957	$ 12,877	$ 5,756	$ 37,901	$ 37,576	$ 9,688	$ 82,610	$ 90,921	$ 99,214
Earnings per share:
Basic and diluted (in dollars per share)	$ 0.05	$ 0.07	$ 0.43	$ 0.09					$ 0.65	$ 0.68	$ 0.79
Basic (in dollars per share)					$ 0.02	$ 0.33	$ 0.33	$ 0.01
Diluted (in dollars per share)					$ 0.02	$ 0.33	$ 0.32	$ 0.01

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SUPPLEMENTAL BALANCE SHEET INFORMATION - Other Assets (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Balance Sheet Related Disclosures [Abstract]
Purchase options related to real estate loans	$ 8,920	$ 6,120
Deferred tax asset, net	2,138	2,046
Other	981	0
Prepaid land lease	0	3,180
Derivative financial instruments	0	3,461
Total	$ 12,039	$ 14,807

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BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Policies)

12 Months Ended

Dec. 31, 2019

Accounting Policies [Abstract]

Basis of Presentation

Basis of Presentation

We prepare our Consolidated Financial Statements in conformity with U.S. Generally Accepted Accounting Principles (“GAAP”), which requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the Consolidated Financial Statements and reported amounts of revenues and expenses in the reporting period. Actual results could differ from those estimates.

The accompanying Consolidated Financial Statements consolidate the accounts of all entities in which we have a controlling financial interest, as well as variable interest entities for which the Company is the primary beneficiary. All significant intercompany balances and transactions have been eliminated in the Consolidated Financial Statements.

We evaluate joint venture partnerships to determine if they should be consolidated based on whether the partners exercise joint control. For a joint venture where we exercise primary control and we also own a majority of the equity interests, we consolidate the joint venture partnership. We have consolidated the accounts of our joint venture partnership with GIC

Segment Disclosure

Segment Disclosure

Accounting Standards Codification (“ASC”) Topic 280, Segment Reporting, establishes standards for reporting financial and descriptive information about an enterprise’s reportable segments. We have determined that we have one reportable segment, for activities related to investing in real estate. Our investments in real estate are geographically diversified and the chief operating decision makers evaluate operating performance on an individual asset level. As each of our assets has similar economic characteristics, the assets have been aggregated into one reportable segment.

Investment in Hotel Properties

Investment in Hotel Properties

The Company allocates the purchase price of acquired hotel properties based on the fair value of the acquired land, land improvements, building, furniture, fixtures and equipment, identifiable intangible assets or liabilities, other assets and assumed liabilities. Intangible assets may include certain value associated with the on-going operations of the hotel business being acquired as part of the hotel property acquisition.  Acquired intangible assets that derive their values from real property or an interest in real property, are inseparable from that real property or interest in real property, and do not produce or contribute to the production of income other than consideration for the use or occupancy of space, are recorded as a component of the related real estate asset in our Consolidated Financial Statements.  We allocate the purchase price of acquired hotel properties to land, building and furniture, fixtures and equipment based on third-party independent appraisals.

If substantially all of the fair value of the gross assets acquired are concentrated in a single identifiable asset or group of similar identifiable assets, the asset or asset group is not considered a business. When we conclude that an acquisition meets this threshold, acquisition costs will be capitalized as part of our allocation of the purchase price of the acquired hotel properties.

Our hotel properties and related assets are recorded at cost, less accumulated depreciation. We capitalize hotel development costs and the costs of significant additions and improvements that materially upgrade, increase the value or extend the useful life of the property. These costs may include hotel development, refurbishment, renovation, and remodeling expenditures, as well as certain indirect internal costs related to construction projects. If an asset requires a period of time in which to carry out the activities necessary to bring it to the condition necessary for its intended use, the interest cost incurred during that period as a result of expenditures for the asset is capitalized as part of the cost of the asset. We expense the cost of repairs and maintenance as incurred.

We generally depreciate our hotel properties and related assets using the straight-line method over their estimated useful lives as follows:

Classification	Estimated Useful Lives
Buildings and improvements	6 to 40 years
Furniture, fixtures and equipment	2 to 15 years

We periodically re-evaluate asset lives based on current assessments of remaining utilization, which may result in changes in estimated useful lives. Such changes are accounted for prospectively and will increase or decrease future depreciation expense. 

When depreciable property and equipment is retired or disposed, the related costs and accumulated depreciation are removed from the balance sheet and any gain or loss is reflected in current operations. 

On a limited basis, we provide financing to developers of hotel properties for development projects. We evaluate these arrangements to determine if we participate in residual profits of the hotel property through the loan provisions or other agreements. Where we conclude that these arrangements are more appropriately treated as an investment in the hotel property, we reflect the loan as an Investment in Hotel Properties, net in our Consolidated Balance Sheets.

We monitor events and changes in circumstances for indicators that the carrying value of a hotel property or undeveloped land may be impaired. Additionally, we perform at least annual reviews to monitor the factors that could trigger an impairment.  Factors that we consider for an impairment analysis include, among others: i) significant underperformance relative to historical or anticipated operating results, ii) significant changes in the manner of use of a property or the strategy of our overall business, including changes in the estimated holding periods for hotel properties and land parcels, iii) a significant increase in competition, iv) a significant adverse change in legal factors or regulations, v) changes in values of comparable land or hotel sales, and vi) significant negative industry or economic trends. When such factors are identified, we prepare an estimate of the undiscounted future cash flows of the specific property and determine if the carrying amount of the asset is recoverable. If the carrying amount of the asset is not recoverable, we estimate the fair value of the property based on discounted cash flows, third party appraisals, or sales price if the property is under contract and an adjustment is made to reduce the carrying value of the property to its estimated fair value.

Intangible Assets

Intangible Assets

We amortize intangible assets with determined finite useful lives using the straight-line method.  We do not amortize intangible assets with indefinite useful lives, but we evaluate these assets for impairment annually or at interim periods if events or circumstances indicate that the asset may be impaired.

Assets Held for Sale

Assets Held for Sale

We periodically review our hotel properties and our undeveloped land based on established criteria such as age, type of franchise, adverse economic and competitive conditions, and strategic fit to identify properties that we believe are either non-strategic or no longer complement our business. Based on our review, we periodically market properties for sale that no longer meet our investment criteria. We also periodically receive unsolicited external inquiries that result in the sale of hotel properties.

We classify assets as Assets Held for Sale in the period in which certain criteria are met, including when the sale of the asset within one year is probable.  Assets classified as Assets Held for Sale are no longer depreciated and are carried at the lower of carrying amount or fair value less selling costs.

Variable Interest Entities

Variable Interest Entities

We consolidate variable interest entities (each a “VIE”) if we determine that we are the primary beneficiary of the entity.  When evaluating the accounting for a VIE, we consider the purpose for which the VIE was created, the importance of each of the activities in which it is engaged and our decision-making role, if any, in those activities that significantly determine the entity’s economic performance relative to other economic interest holders.  We determine our rights, if any, to receive benefits or the obligation to absorb losses that could potentially be significant to the VIE by considering the economic interest in the entity, regardless of form, which may include debt, equity, management and servicing fees, or other contractual arrangements.  We consider other relevant factors including each entity’s capital structure, contractual rights to earnings or obligations for losses, subordination of our interests relative to those of other investors, contingent payments, and other contractual arrangements that may be economically significant. 

Additionally, we have in the past and may in the future enter into purchase and sale transactions in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended (“IRC”), for the exchange of like-kind property to defer taxable gains on the sale of real estate properties (“1031 Exchange”).  For reverse transactions under a 1031 Exchange in which we purchase a new property prior to selling the property to be matched in the like-kind exchange (we refer to a new property being acquired by us in the 1031 Exchange prior to the sale of the related property as a “Parked Asset”), legal title to the Parked Asset is held by a qualified intermediary engaged to execute the 1031 Exchange until the sale transaction and the 1031 Exchange is completed.  We retain essentially all of the legal and economic benefits and obligations related to a Parked Asset prior to completion of a 1031 Exchange.   As such, a Parked Asset is included in our Consolidated Balance Sheets and Consolidated Statements of Operations as a consolidated VIE until legal title is transferred to us upon completion of the 1031 Exchange. 

Cash and Cash Equivalents

Cash and Cash Equivalents

We consider all highly liquid investments purchased with an original maturity of three months or less to be cash equivalents. At times, cash on deposit may exceed the federally insured limit. We maintain our cash with high credit quality financial institutions.

Restricted Cash

Restricted Cash

Restricted cash consists of certain funds maintained in escrow for property taxes, insurance, and certain capital expenditures. Funds may be disbursed from the account upon proof of expenditures and approval from the lender or other party requiring the restricted cash reserves.

Trade Receivables and Credit Policies

Trade Receivables and Credit Policies

We grant credit to qualified customers, generally without collateral, in the form of trade accounts receivable. Trade receivables result from the rental of hotel guestrooms and the sales of food, beverage, and banquet services and are payable under normal trade terms. Trade receivables also include credit and debit card transactions that are in the process of being settled. Trade receivables are stated at the amount billed to the customer and do not accrue interest. 

We regularly review the collectability of our trade receivables. A provision for losses is determined on the basis of previous loss experience and current economic conditions

Leases

Leases

In February 2016, the FASB issued ASU No. 2016-02, Leases (Topic 842), which changed lessee accounting to reflect the financial liability and right-of-use assets that are inherent to leasing an asset on the balance sheet. We adopted ASU No. 2016-02 on January 1, 2019. A lessee is also required to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months regardless of their classification. In July 2018, the FASB issued ASU 2018-10, Codification Improvements to Topic 842, Leases, to clarify how to apply certain aspects of ASC No. 842, Leases. In July 2018, the FASB also issued ASU 2018-11, Leases (Topic 842): Targeted Improvements, to give companies another option for transition and to provide lessors with a practical expedient to reduce the cost and complexity of implementing the new standard. The transition option allows companies to not apply the new lease standard in the comparative periods they present in their financial statements in the year of adoption. The Company elected certain practical expedients allowed under the guidance and retained the original lease classification and historical accounting for initial direct costs for leases existing prior to the adoption date. The Company also elected not to restate prior periods for the effect of the adoption of the new standard. In accordance with ASU No. 2016-02, we reclassified certain existing lease-related assets and liabilities to Right-of-use assets as of January 1, 2019.

Notes Receivables

Notes Receivables

We selectively provide mezzanine financing to developers, where we also have the opportunity to acquire the hotel at or after the completion of the development project. Separately, we also may provide seller financing in connection with a hotel disposition under limited circumstances. We classify notes receivable as held-to-maturity and carry the notes receivable at cost less the unamortized discount, if any. We routinely evaluate our notes receivable for potential credit or collection issues that may indicate an impairment. Losses on notes receivable are recognized when incurred based on our best estimate of probable impairment.

Deferred Charges, net

Deferred Charges, net

Initial franchise fees are capitalized and amortized over the term of the franchise agreement using the straight-line method.

Deferred Financing Fees

Deferred Financing Fees

Debt issuance costs are presented as a direct deduction from the carrying value of the debt liability on the Consolidated Balance Sheets. Debt issuance costs are amortized as a component of interest expense over the term of the related debt using the straight-line method, which approximates the interest method.

Non-controlling Interests

Non-controlling Interests

Non-controlling interests represent the portion of equity in a consolidated entity held by owners other than the consolidating parent. Non-controlling interests are reported in the Consolidated Balance Sheets within equity, separately from stockholders’ equity. Revenue, expenses and net income attributable to both the Company and the non-controlling interests are reported in the Consolidated Statements of Operations. 

Our Consolidated Financial Statements include non-controlling interests related to common units of limited partnership interests (“Common Units”) in the Operating Partnership held by unaffiliated third parties and third-party ownership of a 49% interest in a consolidated joint venture

Revenue Recognition, Sales and Other Taxes

Revenue Recognition

On January 1, 2018, we adopted ASU No. 2014-09, Revenue from Contracts with Customers. In accordance with ASU No. 2014-09, revenues from the operation of our hotels are recognized when guestrooms are occupied, services have been rendered or fees have been earned. Revenues are recorded net of any discounts and sales and other taxes collected from customers. Revenues consist of room sales, food and beverage sales, and other hotel revenues and are presented on a disaggregated basis on our Consolidated Statements of Operations.

Room revenue is generated through short-term contracts with customers whereby customers agree to pay a daily rate for the right to occupy hotel rooms for one or more nights. Our performance obligations are fulfilled at the end of each night that the customers have the right to occupy the rooms. Room revenues are recognized daily at the contracted room rate in effect for each room night.

Food and beverage revenues are generated when customers purchase food and beverage at a hotel's restaurant, bar or other facilities. Our performance obligations are fulfilled at the time that food and beverage is purchased and provided to our customers.

Other revenues such as for parking, cancellation fees, meeting space or telephone services are recognized at the point in time or over the time period that the associated good or service is provided. Ancillary services such as parking at certain hotels are provided by third parties and we assess whether we are the principal or agent in such arrangements. If we are determined to be the agent, revenue is recognized based upon the commission paid to us by the third party for the services rendered to our customers. If we are determined to be the principal, revenues are recognized based upon the gross contract price of the service provided. Certain of our hotels have retail spaces, restaurants or other spaces that we lease to third parties. Lease revenues are recognized on a straight­ line basis over the respective lease terms and are included in Other income on our Consolidated Statement of Operations.

Cash received prior to customer arrival is recorded as an advance deposit from the customer and is recognized as revenue at the time of occupancy.

Sales and Other Taxes

We have operations in states and municipalities that impose sales or other taxes on certain sales. We collect these taxes from our customers and remit the entire amount to the various governmental units. The taxes collected and remitted are excluded from revenues and are included in accrued expenses until remitted.

Equity-Based Compensation

Equity-Based Compensation

Our 2011 Equity Incentive Plan, which was amended and restated effective June 15, 2015 (as amended, the “Equity Plan”), provides for the grant of stock options, stock appreciation rights, restricted stock, restricted stock units, dividend equivalent rights, and other stock-based awards. We account for the stock options granted upon completion of our initial public offering at fair value using the Black-Scholes option-pricing model and we account for all other awards of equity, including time-based and performance-based stock awards using the grant date fair value of those equity awards. We have elected to account for forfeitures as they occur. Restricted stock awards with performance-based vesting conditions are market-based awards tied to total stockholder return and are valued using a Monte Carlo simulation model in accordance with ASC Topic 718, Compensation — Stock Compensation. We expense the fair value of awards under the Equity Plan ratably over the vesting period and market-based awards are not adjusted for performance. The amount of stock-based compensation expense may be subject to adjustment in future periods due to forfeitures or modification of previously granted awards.

Derivative Financial Instruments and Hedging

Derivative Financial Instruments and Hedging

All derivative financial instruments are recorded at fair value in our Consolidated Balance Sheets. We use interest rate derivatives to hedge our risks on variable-rate debt. Interest rate derivatives could include interest rate swaps, caps and collars. We assess the effectiveness of each hedging relationship by comparing changes in fair value or cash flows of the derivative financial instrument with the changes in fair value or cash flows of the designated hedged item or transaction. The change in the fair value of the hedging instruments is recorded in Other comprehensive income. Amounts in Other comprehensive income will be reclassified to Interest expense in our Consolidated Statements of Operations in the period in which the hedged item affects earnings.

Income Taxes

Income Taxes

 


We have elected to be taxed as a REIT under certain provisions of the IRC. To qualify as a REIT, we must meet certain organizational and operational requirements, including a requirement to distribute annually to our stockholders at least 90% of our REIT taxable income, determined without regard to the deduction for dividends paid and excluding net capital gains, which does not necessarily equal net income as calculated in accordance with GAAP. As a REIT, we generally will not be subject to federal income tax (other than taxes paid by our TRSs at regular corporate income tax rates) to the extent we distribute 100% of our REIT taxable income to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income tax on our taxable income at regular corporate income tax rates and generally will be unable to re-elect REIT status until the fifth calendar year after the year in which we failed to qualify as a REIT, unless we satisfy certain relief provisions.

Substantially all of our assets are held by and all of our operations are conducted through our Operating Partnership. Partnerships are not subject to U.S. federal income taxes as revenues and expenses pass through to and are taxed on the owners. Generally, the states and cities where partnerships operate follow the U.S. federal income tax treatment. However, there are a limited number of local and state jurisdictions that tax the taxable income of the Operating Partnership.  Accordingly, we provide for income taxes in these jurisdictions for the Operating Partnership.

Taxable income related to our TRSs are subject to federal, state and local income taxes at applicable tax rates. Our consolidated income tax provision includes the income tax provision related to the operations of the TRSs as well as state and local income taxes related to the Operating Partnership.

Where required, we account for federal and state income taxes using the asset and liability method. Deferred tax assets and liabilities are recognized for: i) the future tax consequences attributable to differences between carrying amounts of existing assets and liabilities based on GAAP and the respective carrying amounts for tax purposes, and ii) operating losses and tax-credit carryforwards. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the years in which temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in income in the period that includes the enactment date of the change in tax rates. However, deferred tax assets are recognized only to the extent that it is more likely than not they will be realized based on consideration of available evidence, including future reversals of taxable temporary differences, future projected taxable income and tax planning strategies. Valuation allowances are provided if, based upon the weight of the available evidence, it is more likely than not that some or all of the deferred tax assets will not be realized.

We perform a review of any uncertain tax positions and if necessary will record expected future tax consequences of uncertain tax positions in the financial statements.

On

Fair Value Measurement

Fair Value Measurement

Fair value measures are classified into a three-tiered fair value hierarchy, which prioritizes the inputs used in measuring fair value as follows:

Level 1:	Observable inputs such as quoted prices in active markets.
Level 2:	Directly or indirectly observable inputs, other than quoted prices in active markets.
Level 3:	Unobservable inputs in which there is little or no market information, which require a reporting entity to develop its own assumptions.

Assets and liabilities measured at fair value are based on one or more of the following valuation techniques:

Market approach:	Prices and other relevant information generated by market transactions involving identical or comparable assets or liabilities.
Cost approach:	Amount required to replace the service capacity of an asset (replacement cost).
Income approach:	Techniques used to convert future amounts to a single amount based on market expectations (including present-value, option-pricing, and excess-earnings models).

Our estimates of fair value were determined using available market information and appropriate valuation methods. Considerable judgment is necessary to interpret market data and develop estimated fair value. The use of different market assumptions or estimation methods may have a material effect on the estimated fair value amounts. We classify assets and liabilities in the fair value hierarchy based on the lowest level of input that is significant to the fair value measurement.

We elected not to use the fair value option for cash and cash equivalents, restricted cash, trade receivables, prepaid expenses and other, debt, accounts payable, and accrued expenses and other. With the exception of our fixed-rate debt (See “Note 6 — Debt”), the carrying amounts of these financial instruments approximate their fair values due to their short-term nature or variable interest rates.

We have elected a measurement alternative for equity investments, such as our purchase options, that do not have readily determinable fair values. Under the alternative, our purchase options are measured at cost, less any impairment, plus or minus changes resulting from observable price changes in orderly transactions for an identical or similar investment of the same issuer, if any.

Use of Estimates

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make certain estimates and assumptions that affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Reclassifications

Reclassifications 

Certain amounts reported in Food and beverage revenues, Other revenues, Food and beverage expenses, and Other hotel operating expenses in the Consolidated Statements of Operations in previous periods and certain amounts reported in the Consolidated Statements of Cash Flows in previous periods have been reclassified to conform to the current period presentation.

New Accounting Standards

New Accounting Standards

In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which clarifies when an entity recognizes a credit loss on certain financial assets. In May 2019, the FASB issued ASU No. 2019-05, Financial Instruments - Credit Losses: Targeted Transition Relief, which provides an option to irrevocably elect the fair value option in ASC No. 825-10, Financial Instruments - Overall, applied on an instrument-by-instrument basis for eligible instruments, upon adoption of ASC No. 326, Financial Instruments - Credit Losses. ASU 2016-13 and ASU 2019-05 are both effective for our fiscal year commencing on January 1, 2020, with early adoption

permitted. The adoption of ASU No. 2016-13 or ASU No. 2019-05 did not have a material effect on our consolidated financial position or results of operations.

In August 2018, the FASB issued ASU No. 2018-15, Goodwill and Other- Internal-Use Software (Subtopic 350-40): Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement, which clarifies how an entity should account for fees paid in a cloud computing arrangement. ASU 2018-15 is effective for our fiscal year commencing on January 1, 2020, with early adoption permitted. During fiscal 2019, we elected to early adopt ASU No. 2018-15. The adoption of ASU No. 2018-15 did not have a material effect on our consolidated financial position or results of operations.

In December 2019, the FASB issued ASU No. 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes, which is intended to simplify various aspects related to accounting for income taxes. ASU No. 2019-12 removes certain exceptions to the general principles in Topic 740 and also clarifies and amends existing guidance to improve consistent application. ASU No. 2019-12 is effective for our fiscal year commencing on January 1, 2021, with early adoption permitted. The adoption of ASU No. 2019-12 will not have a material effect on our consolidated financial position or results of operations.

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EARNINGS PER SHARE

12 Months Ended

Dec. 31, 2019

Earnings Per Share [Abstract]

EARNINGS PER SHARE

EARNINGS PER SHARE

We apply the two-class method of computing earnings per share, which requires the calculation of separate earnings per share amounts for our non-vested time-based restricted stock awards with non-forfeitable dividends and for our common stock. Our non-vested time-based restricted stock awards with non-forfeitable rights to dividends are considered securities which participate in undistributed earnings with common stock. Under the two-class computation method, net losses are not allocated to participating securities unless the holder of the security has a contractual obligation to share in the losses. Our non-vested time-based restricted stock awards with non-forfeitable dividends do not have such an obligation so they are not allocated losses.

All outstanding stock options were included in the computation of diluted earnings per share for the years ended December 31, 2019, 2018 and 2017 due to their dilutive effect. The Common Units held by the non-controlling interest holders have been excluded from the denominator of the diluted earnings per share as there would be no effect on the amounts since the limited partners' share of income would also be added to derive net income attributable to common stockholders. For the years ended December 31, 2019, 2018, and 2017, we had unvested performance-based restricted stock awards of 755,991 shares, 453,664 shares and 464,924 shares, respectively, which were excluded from the denominator of the diluted earnings per share as the awards had not achieved the requisite performance conditions for vesting at each period end.

Below is a summary of the components used to calculate basic and diluted earnings per share (in thousands, except per share amounts):

	2019			2018			2017
Numerator:
Net income	$	82,348		$	91,126		$	99,521
Less: Preferred dividends	(14,838		)	(16,671		)	(17,408		)
Premium on redemption of preferred stock	—			(3,277		)	(2,572		)
Allocation to participating securities	(309		)	(271		)	(307		)
Attributable to non-controlling interest in Operating Partnership	(157		)	(205		)	(307		)
Attributable to non-controlling interest in joint venture	419			—			—
Net income attributable to common stockholders, net of amount allocated to participating securities	$	67,463		$	70,702		$	78,927
Denominator:
Weighted average common shares outstanding - basic	103,887			103,623			99,406
Dilutive effect of equity-based compensation awards	52			219			374
Weighted average common shares outstanding - diluted	103,939			103,842			99,780
Earnings per share:
Basic and diluted	$	0.65		$	0.68		$	0.79

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Consolidated Statements of Changes in Equity - USD ($) $ in Thousands	Total	Preferred Stock	Common Stock	Additional Paid-In Capital	Accumulated Other Comprehensive Income (Loss)	Retained Earnings (Distributions in Excess of Retained Earnings)	Total Shareholders’ Equity	Non-controlling Interests, Operating Partnership	Non-controlling Interests, Joint Venture	Preferred Stock	Preferred Stock Preferred Stock	Preferred Stock Additional Paid-In Capital	Preferred Stock Total Shareholders’ Equity	Common Stock	Common Stock Common Stock	Common Stock Additional Paid-In Capital	Common Stock Total Shareholders’ Equity
Balance at beginning of year at Dec. 31, 2016	$ 1,013,470	$ 94	$ 935	$ 1,011,412	$ (977)	$ (1,422)	$ 1,010,042	$ 3,428	$ 0
Balance (in shares) at Dec. 31, 2016		9,400,000	93,525,469
Changes in equity
Net proceeds from sale of stock										$ 154,732	$ 64	$ 154,668	$ 154,732	$ 163,575	$ 104	$ 163,471	$ 163,575
Net proceeds from sale of stock (in shares)											6,400,000				10,350,000
Redemption of preferred stock	(75,025)	$ (30)		(72,423)		(2,572)	(75,025)
Redemption of preferred stock (in shares)		(3,000,000)
Common stock redemption of common units			$ 1	650			651	(651)
Common stock redemption of common units (in shares)			73,322
Dividends	(86,260)					(86,019)	(86,019)	(241)
Equity-based compensation	5,887		$ 4	5,861			5,865	22
Equity-based compensation (in shares)			397,448
Shares acquired for employee withholding requirements	(961)		$ (1)	(960)			(961)
Shares acquired for employee withholding requirements (in shares)			(59,111)
Other comprehensive income (loss)	2,437				2,428		2,428	9
Net income	99,521					99,214	99,214	307
Balance at end of year at Dec. 31, 2017	1,277,376	$ 128	$ 1,043	1,262,679	1,451	9,201	1,274,502	2,874	0
Balance (in shares) at Dec. 31, 2017		12,800,000	104,287,128
Changes in equity
Redemption of preferred stock	$ (85,000)	$ (34)		(81,689)		(3,277)	(85,000)
Redemption of preferred stock (in shares)		(3,400,000)
Common stock redemption of common units			$ 1	576			577	(577)
Common stock redemption of common units (in shares)	64,126		64,126
Dividends	$ (92,225)					(92,007)	(92,007)	(218)
Equity-based compensation	6,665		$ 6	6,640			6,646	19
Equity-based compensation (in shares)			619,775
Shares acquired for employee withholding requirements	$ (2,724)		$ (2)	(2,722)			(2,724)
Shares acquired for employee withholding requirements (in shares)	(187,850)		(187,850)
Other	$ (174)			(174)			(174)
Other comprehensive income (loss)	(2,900)				(2,892)		(2,892)	(8)
Net income	91,126					90,921	90,921	205
Balance at end of year at Dec. 31, 2018	1,192,144	$ 94	$ 1,048	1,185,310	(1,441)	4,838	1,189,849	2,295	0
Balance (in shares) at Dec. 31, 2018		9,400,000	104,783,179
Changes in equity
Contribution by non-controlling interest in joint venture	$ 68,712								68,712
Common stock redemption of common units			$ 1	475	(31)		445	(445)
Common stock redemption of common units (in shares)	50,244		50,244
Dividends	$ (90,399)					(89,731)	(89,731)	(178)	(490)
Equity-based compensation	6,219		$ 4	6,201			6,205	14
Equity-based compensation (in shares)			410,432
Shares acquired for employee withholding requirements	$ (839)		$ (1)	(838)			(839)
Shares acquired for employee withholding requirements (in shares)	(74,340)		(74,340)
Other	$ (199)			(199)			(199)
Other comprehensive income (loss)	(14,596)				(14,562)		(14,562)	(34)
Net income	82,348					82,610	82,610	157	(419)
Balance at end of year at Dec. 31, 2019	$ 1,243,390	$ 94	$ 1,052	$ 1,190,949	$ (16,034)	$ (2,283)	$ 1,173,778	$ 1,809	$ 67,803
Balance (in shares) at Dec. 31, 2019		9,400,000	105,169,515

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Consolidated Balance Sheets - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
ASSETS
Investment in hotel properties, net	$ 2,184,232	$ 2,065,554
Undeveloped land	1,500	2,267
Assets held for sale, net	425	7,633
Investment in real estate loans, net	30,936	30,700
Right-of-use assets	29,884
Cash and cash equivalents	42,238	44,088
Restricted cash	27,595	28,468
Trade receivables, net	13,281	13,978
Prepaid expenses and other	8,844	10,111
Deferred charges, net	4,709	4,691
Other assets	12,039	14,807
Total assets	2,355,683	2,222,297
Liabilities:
Debt, net of debt issuance costs	1,016,163	958,712
Lease liabilities	19,604
Accounts payable	4,767	5,391
Accrued expenses and other	71,759	66,050
Total liabilities	1,112,293	1,030,153
Commitments and contingencies (Note 11)
Preferred stock, $0.01 par value per share, 100,000,000 shares authorized:
Common stock, $0.01 par value per share, 500,000,000 shares authorized, 105,169,515 and 104,783,179 shares issued and outstanding at December 31, 2019 and 2018, respectively	1,052	1,048
Additional paid-in capital	1,190,949	1,185,310
Accumulated other comprehensive loss	(16,034)	(1,441)
(Distributions in excess of retained earnings) retained earnings	(2,283)	4,838
Total stockholders’ equity	1,173,778	1,189,849
Non-controlling interests in operating partnership	1,809	2,295
Non-controlling interests in joint venture (Note 9)	67,803
Total equity	1,243,390	1,192,144
Total liabilities and equity	2,355,683	2,222,297
6.45% Series D Preferred Stock
Preferred stock, $0.01 par value per share, 100,000,000 shares authorized:
Preferred stock	30	30
6.25% Series E Preferred Stock
Preferred stock, $0.01 par value per share, 100,000,000 shares authorized:
Preferred stock	$ 64	$ 64

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SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED) (Tables)

12 Months Ended

Dec. 31, 2019

Quarterly Financial Information Disclosure [Abstract]

Schedule of selected consolidated quarterly financial data

Selected quarterly financial data for the years ended December 31, 2019 and 2018 are as follows (in thousands, except per share amounts):

	2019
	First Quarter		Second Quarter		Third Quarter		Fourth Quarter
Total revenues	$	138,952	$	142,930	$	133,685	$	133,781
Net income	$	12,900	$	49,069	$	11,626	$	8,753
Net income attributable to Summit Hotel Properties, Inc.	$	12,877	$	48,957	$	11,534	$	9,242
Earnings per share:
Basic and diluted	$	0.09	$	0.43	$	0.07	$	0.05

	2018
	First Quarter		Second Quarter		Third Quarter		Fourth Quarter
Total revenues	$	140,199	$	152,222	$	142,340	$	132,509
Net income	$	9,691	$	37,677	$	38,001	$	5,757
Net income attributable to Summit Hotel Properties, Inc.	$	9,688	$	37,576	$	37,901	$	5,756
Earnings per share:
Basic	$	0.01	$	0.33	$	0.33	$	0.02
Diluted	$	0.01	$	0.32	$	0.33	$	0.02

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DEBT (Tables)

12 Months Ended

Dec. 31, 2019

Debt Disclosure [Abstract]

Schedule of outstanding indebtedness

At December 31, 2019 and 2018 our outstanding indebtedness was as follows (in thousands):

Lender	Reference	Interest Rate	Amortization Period (Years)	Maturity Date	Number of  Properties Encumbered	Balance at
						December 31,
					12/31/2019	2019			2018
$600 Million Senior Unsecured Credit and Term Loan Facility (1)
Deutsche Bank AG New York Branch
$400 Million Revolver		3.41% Variable	n/a	March 31, 2023	n/a	$	75,000		$	115,000
$200 Million Term Loan		3.36% Variable	n/a	April 1, 2024	n/a	200,000			200,000
Total Senior Unsecured Credit and Term Loan Facility						275,000			315,000
Joint Venture Credit Facility (2)
Bank of America, N.A.
$125 Million Revolver		3.91% Variable	n/a	October 8, 2023	n/a	65,000			—
$75 Million Term Loan		3.86% Variable	n/a	October 8, 2023	n/a	75,000			—
Total Joint Venture Credit Facility						140,000			—
Unsecured Term Loan (1)
Term Loan (KeyBank National Association, as Administrative Agent)		3.36% Variable	n/a	November 25, 2022	n/a	225,000			225,000
Term Loan (KeyBank National Association, as Administrative Agent)		3.66% Variable	n/a	February 14, 2025	n/a	225,000			225,000
Secured Mortgage Indebtedness
KeyBank National Association	(3)	4.46% Fixed	30	February 1, 2023	3	19,510			26,357
	(4)	4.52% Fixed	30	April 1, 2023	3	19,992			20,444
	(5)	4.30% Fixed	30	April 1, 2023	3	19,323			19,777
	(6)	4.95% Fixed	30	August 1, 2023	2	34,695			35,411
MetaBank	(7)	4.44% Fixed	25	July 1, 2027	3	47,226			47,640
Bank of Cascades	(8)	3.76% Variable	25	December 19, 2024	1	8,490			8,757
	(8)	4.30% Fixed	25	December 19, 2024	—	8,490			8,757
Compass Bank	(9)	n/a	25	May 6, 2020	—	—			22,151
U.S. Bank, NA	(10)	n/a	25	November 11, 2021	—	—			10,717
Total Mortgage Loans					15	157,726			200,011
Total Debt						1,022,726			965,011
Unamortized debt issuance costs						(6,563		)	(6,299		)
Debt, net of issuance costs						$	1,016,163		$	958,712

(1) The $600 million Senior Secured Credit and Term Loan Facility and Unsecured Term Loans are supported by a borrowing base of 52 unencumbered hotel properties.

(2) The Joint Venture Credit Facility is secured by pledges of the equity in the entities (and affiliated entities) that own the hotels.

(3) On January 25, 2013, we closed on a $29.4 million loan with a fixed rate of 4.46% and a maturity of February 1, 2023. This loan is secured by three of the Hyatt Place hotels we acquired in October 2012. These hotels are located in Chicago (Lombard), IL; Denver (Lone Tree), CO; and Denver (Englewood), CO.  This loan is subject to defeasance costs if prepaid. On March 19, 2019, we defeased $6.3 million of the principal balance to have the encumbrance released on one property, the Hyatt Place in Arlington, TX, to facilitate the sale of the property. As a result of this transaction, we recorded debt transaction costs of $0.6 million primarily related to the debt defeasance premium.

(4) On March 7, 2013, we closed on a $22.7 million loan with a fixed rate of 4.52% and a maturity of April 1, 2023. This loan is secured by three of the Hyatt hotels we acquired in October 2012. These hotels include a Hyatt House in Denver (Englewood), CO and Hyatt Place hotels in Baltimore (Owings Mills), MD and Scottsdale, AZ.  This loan is subject to defeasance if prepaid.

(5) On March 8, 2013, we closed on a $22.0 million loan with a fixed rate of 4.30% and a maturity of April 1, 2023. This loan is secured by the three Hyatt Place hotels we acquired in January 2013. These hotels are located in Chicago (Hoffman Estates), IL; Orlando (Convention), FL; and Orlando (Universal), FL. This loan is subject to defeasance if prepaid.

(6) On July 22, 2013, we closed on a $38.7 million loan with a fixed rate of 4.95% and a maturity of August 1, 2023. This loan is secured by two Marriott hotels we acquired in May 2013. These hotels include a Fairfield Inn & Suites and SpringHill Suites in Louisville, KY. This loan is subject to defeasance if prepaid.

(7) On June 30, 2017, we entered into the MetaBank Loan. The MetaBank Loan is secured by the Hampton Inn & Suites in Minneapolis, MN, the Four Points by Sheraton Hotel & Suites in South San Francisco, CA, and the Hyatt Place in Mesa, AZ. The MetaBank Loan is subject to a prepayment penalty if prepaid prior to April 1, 2027.

(8) On December 19, 2014, we refinanced our loan with Bank of the Cascades and increased the amount financed by $7.9 million.  As part of the refinance the loan was split into two notes. Note A carries a variable interest rate of 30-day LIBOR plus 200 basis points and Note B carries a fixed interest rate of 4.3%. Both notes have amortization periods of 25 years and maturity dates of December 19, 2024. The Bank of Cascades mortgage loan is comprised of two promissory notes that are secured by the same collateral and cross-defaulted.

(9) On April 24, 2019, we repaid a mortgage loan with Compass Bank totaling $21.9 million that was secured by three hotel properties. There was no prepayment penalty associated with the repayment of this loan. After the repayment of this loan, the three hotels were added to the Company's Unencumbered Properties.

(10) On April 11, 2019, we repaid a $10.6 million mortgage loan with U.S. Bank to release the encumbrance on the Hampton Inn in Goleta, CA to facilitate the sale of the property. As a result of this transaction, we incurred debt transaction costs of $1.0 million.

Schedule of total fixed-rate and variable-rate debt, after giving effect to interest rate derivatives

Our total fixed-rate and variable-rate debt at December 31, 2019 and 2018, after giving effect to our interest rate derivatives, is as follows (in thousands): 

	2019		Percentage		2018		Percentage
Fixed-rate debt	$	549,236	54	%	$	569,103	59	%
Variable-rate debt	473,490		46	%	395,908		41	%
	$	1,022,726			$	965,011

Schedule of principal payments for each of the next five years

Contractual principal payments for each of the next five years are as follows (in thousands): 

2020	$	3,742
2021	3,912
2022	229,072
2023	303,434
2024	216,105
Thereafter	266,461
	$	1,022,726

Schedule of the fair value of fixed-rate debt that is not recorded at fair value

Information about the fair value of our fixed-rate debt that is not recorded at fair value is as follows (in thousands): 

	2019				2018
	Carrying Value		Fair Value		Carrying Value		Fair Value		Valuation Technique
Fixed-rate debt	$	149,236	$	151,268	$	169,103	$	166,256	Level 2 - Market approach

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FAIR VALUE MEASUREMENT (Tables)

12 Months Ended

Dec. 31, 2019

Fair Value Disclosures [Abstract]

Schedule of disclosures concerning financial instruments measured at fair value

Disclosures concerning financial instruments measured at fair value are as follows (in thousands):

	Fair Value Measurement at December 31, 2019 using
	Level 1		Level 2		Level 3		Total
Assets:
Purchase options related to real estate loans	$	—	$	—	$	8,920	$	8,920
Liabilities:
Interest rate swaps	—		16,177		—		16,177
	Fair Value Measurement at December 31, 2018 using
	Level 1		Level 2		Level 3		Total
Assets:
Interest rate swaps	$	—	$	3,461	$	—	$	3,461
Purchase options related to real estate loans	—		—		6,120		6,120
Liabilities:
Interest rate swaps	—		5,042		—		5,042

Schedule of unobservable inputs for fair values of purchase options

The estimated fair values of the purchase options were based on unobservable inputs for which there is little or no market information available and required us to develop our own assumptions as follows (dollar amounts in thousands):

	Real Estate Loan 1			Real Estate Loan 2			Real Estate Loan 3			Real Estate Loan 4
Exercise price	$	15,143		$	17,377		$	5,503		$	37,800
First option exercise date (1)	12/31/2018			3/31/2019			5/31/2019			8/15/2021
Last option exercise date	11/1/2020			12/5/2020			12/1/2020			8/30/2021
Expected volatility	32.0		%	38.0		%	37.0		%	31.3		%
Risk free rate	1.7		%	1.8		%	1.9		%	1.5		%
Expected annualized equity dividend yield	6.8		%	9.9		%	6.5		%	—		%	(2)

(1) The first option date is the date used for valuing the Purchase Option. The actual option exercise dates are on or after the hotels are fully constructed and open for business. As of December 31, 2019, three of the four hotels were open for business.

(2) The purchase option was valued using the Black-Scholes model which assumes no dividends.

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EQUITY

12 Months Ended

Dec. 31, 2019

Equity [Abstract]

EQUITY

EQUITY

Common Stock

The Company is authorized to issue up to 500,000,000 shares of common stock, $0.01 par value per share.   Each outstanding share of our common stock entitles the holder to one vote on all matters submitted to a vote of stockholders, including the election of directors and, except as may be provided with respect to any other class or series of stock, the holders of such shares possess the exclusive voting power.

On May 25, 2017, the Company and the Operating Partnership entered into separate sales agreements (collectively, the “Sales Agreements”) with each of Robert W. Baird & Co. Incorporated, Raymond James & Associates, Inc., Merrill Lynch, Pierce, Fenner & Smith Incorporated, Deutsche Bank Securities Inc., RBC Capital Markets, LLC, KeyBanc Capital Markets Inc., Canaccord Genuity Inc. (this agreement was terminated on September 29, 2017), Jefferies LLC, BB&T Capital Markets, a division of BB&T Securities, LLC, and BTIG, LLC (collectively, the “Sales Agents”), pursuant to which the Company may sell our common stock having an aggregate offering price of up to $200.0 million (the “Shares”), from time to time through the Sales Agents, each acting as a sales agent and/or principal (the "2017 ATM Program"). At the same time, the Company terminated each of the sales agreements entered into in connection with its prior at-the-market offering program, which was established in August 2016 and under which 6,151,514 shares of the Company’s common stock were sold for net proceeds of approximately $89.1 million. To date, we have not sold any shares of our common stock under the 2017 ATM Program.

Changes in common stock during the years ended December 31, 2019 and 2018 were as follows:

	2019		2018
Beginning common shares outstanding	104,783,179		104,287,128
Grants under the Equity Plan	537,734		583,738
Common Unit redemptions	50,244		64,126
Annual grants to independent directors	40,455		34,130
Common stock issued for director fees	—		3,543
Performance share and other forfeitures	(167,757	)	(1,636	)
Shares retained for employee tax withholding requirements	(74,340	)	(187,850	)
Ending common shares outstanding	105,169,515		104,783,179

At December 31, 2019 and 2018, the Company had reserved 14,365,537 and 14,591,213 shares of common stock, respectively, for the issuance of common stock (i) upon the exercise of stock options, issuance of time-based restricted stock awards, issuance of performance-based restricted stock awards, grants of director stock awards, or other awards issued pursuant to our Equity Plan, (ii) upon redemption of Common Units, or (iii) under the 2017 ATM Program.

Preferred Stock

The Company is authorized to issue up to 100,000,000 shares of preferred stock, $0.01 par value per share, of which 90,600,000 is currently undesignated and 3,000,000 shares have been designated as 6.45% Series D Cumulative Redeemable Preferred Stock (the "Series D preferred shares") and 6,400,000 shares have been designated as 6.25% Series E Cumulative Redeemable Preferred Stock (the "Series E preferred shares").

On March 20, 2018, the Company paid $85.3 million to redeem all 3,400,000 of its outstanding 7.125% Series C Cumulative Redeemable Preferred Stock at a redemption price of $25 per share plus accrued and unpaid dividends. The premium on redemption of $3.3 million was recorded as a reduction to retained earnings.

The Company's preferred shares (collectively, “Preferred Shares”) rank senior to our common stock and on parity with each other with respect to the payment of dividends and distributions of assets in the event of a liquidation, dissolution, or winding up. The Preferred Shares do not have any maturity date and are not subject to mandatory redemption or sinking fund requirements. The Company may not redeem the Series D preferred shares or Series E preferred shares prior to June 28, 2021 and November 13, 2022, respectively, except in limited circumstances relating to the Company’s continuing qualification as a REIT or in connection with certain changes in control. After those dates, the Company may, at its option, redeem the applicable Preferred Shares, in whole or from time to time in part, by payment of $25 per share, plus any accumulated, accrued and unpaid distributions up to, but not including, the date of redemption. If the Company does not exercise its rights to redeem the Preferred Shares upon certain changes in control, the holders of the Preferred Shares have the right to convert some or all of their shares into a number of the Company’s common shares based on a defined formula, subject to a share cap, or alternative consideration. The share cap on each Series D preferred share is 3.9216 shares of common stock and each Series E preferred share is 3.1686 shares of common stock, all subject to certain adjustments.

The Company pays dividends at an annual rate of $1.6125 for each Series D preferred share and $1.5625 for each Series E preferred share. Dividend payments are made quarterly in arrears on or about the last day of February, May, August and November of each year.

Non-controlling Interests in Operating Partnership

Pursuant to the limited partnership agreement of our Operating Partnership, the unaffiliated third parties who hold Common Units in our Operating Partnership have the right to cause us to redeem their Common Units in exchange for cash based upon the fair value of an equivalent number of our shares of common stock at the time of redemption; however, the Company has the option to redeem with shares of our common stock on a one-for-one basis. The number of shares of our common stock issuable upon redemption of Common Units may be adjusted upon the occurrence of certain events such as share dividend payments, share subdivisions or combinations.

At December 31, 2019 and 2018, unaffiliated third parties owned 209,021 and 259,265, respectively, of Common Units of the Operating Partnership, representing less than a 1% limited partnership interest in the Operating Partnership.

We classify outstanding Common Units held by unaffiliated third parties as non-controlling interests in the Operating Partnership, a component of equity in the Company’s Consolidated Balance Sheets. The portion of net income allocated to these Common Units is reported on the Company’s Consolidated Statement of Operations as net income attributable to non-controlling interests of the Operating Partnership.

Non-controlling Interest in Joint Venture

In July 2019, the Company entered into a joint venture with GIC, Singapore’s sovereign wealth fund, to acquire assets that align with the Company’s current investment strategy and criteria. The Company serves as general partner and asset manager of the joint venture and intends to invest 51% of the equity capitalization of the limited partnership, with GIC investing the remaining 49%. The Company earns fees for providing services to the joint venture and will have the potential to earn incentive fees based on the joint venture achieving certain return thresholds. As of December 31, 2019, the joint venture owns the five hotel properties acquired in 2019.

The joint venture owns the hotels through a master real estate investment trust (“Master REIT”) and subsidiary REITs (“Subsidiary REIT”). All of the hotels owned by the joint venture are leased to taxable REIT subsidiaries of the Subsidiary REITs (“Subsidiary REIT TRS”). To qualify as a REIT, the Master REIT must meet all of the REIT requirements summarized under “Note 2 - Basis of Presentation and Significant Accounting Policies - Income Taxes.” Taxable income related to the Subsidiary REIT TRSs is subject to federal, state and local income taxes at applicable tax rates.

We classify the non-controlling interest in the joint venture as a component of equity in the Company’s Consolidated Balance Sheets. The portion of net income allocated to this non-controlling interest is reported on the Company’s Consolidated Statements of Operations as net income attributable to non-controlling interest of the joint venture.

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SUPPLEMENTAL BALANCE SHEET INFORMATION

12 Months Ended

Dec. 31, 2019

Balance Sheet Related Disclosures [Abstract]

SUPPLEMENTAL BALANCE SHEET INFORMATION

SUPPLEMENTAL BALANCE SHEET INFORMATION

Assets Held for Sale, net

Assets held for sale at December 31, 2019 and 2018 include the following (in thousands):

	2019		2018
Land	$	425	$	2,442
Hotel building and improvements	—		7,929
Furniture, fixtures and equipment	—		2,519
Franchise fees	—		131
	425		13,021
Less - accumulated depreciation and amortization	—		(5,388		)
	$	425	$	7,633

Assets held for sale at December 31, 2019 included a land parcel in Flagstaff, AZ, which is currently under contract for sale. Assets held for sale at December 31, 2018 included a land parcel in Flagstaff, AZ and two hotels that were sold on February 12, 2019.

During the year ended December 31, 2019, we recognized a loss on impairment of assets of $0.1 million to reduce the carrying value of the land parcel in Flagstaff, AZ to its estimated net sales price based on a pending sales contract that is expected to close in 2020.

Restricted Cash

Restricted cash at December 31, 2019 and 2018 was as follows (in thousands):

	2019		2018
FF&E reserves	$	25,664	$	24,386
Property taxes	1,728		1,625
Other	203		2,457
	$	27,595	$	28,468

Prepaid Expenses and Other

Prepaid expenses and other at December 31, 2019 and 2018 included the following (in thousands): 

	2019		2018
Prepaid insurance	$	3,501	$	2,822
Prepaid taxes	2,032		3,825
Other	3,311		3,464
	$	8,844	$	10,111

Deferred Charges

Deferred charges at December 31, 2019 and 2018 were as follows (in thousands): 

	2019			2018
Initial franchise fees	$	6,615		$	6,463
Less - accumulated amortization	(1,906		)	(1,772		)
	$	4,709		$	4,691

Amortization expense for the years ended December 31, 2019, 2018, and 2017 was $0.4 million, $0.5 million and $0.4 million, respectively.

Other Assets

Other assets at December 31, 2019 and 2018 included the following (in thousands):

	2019		2018
Purchase options related to real estate loans	$	8,920	$	6,120
Deferred tax asset, net	2,138		2,046
Other	981		—
Prepaid land lease	—		3,180
Derivative financial instruments	—		3,461
	$	12,039	$	14,807

In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain prepaid land lease assets to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

Accrued Expenses and Other

Accrued expenses and other at December 31, 2019 and 2018 included the following (in thousands):

	2019		2018
Accrued property, sales and income taxes	$	21,392	$	19,570
Derivative financial instruments	16,177		5,042
Other accrued expenses at hotels	13,274		13,288
Accrued salaries and benefits	11,625		10,540
Other	8,209		9,801
Accrued interest	1,082		3,186
Acquired unfavorable leases	—		4,623
	$	71,759	$	66,050

In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain acquired unfavorable lease liabilities to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

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EQUITY - Changes in common stock (Details) - shares	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018
Class of Stock [Line Items]
Beginning common shares outstanding	104,783,179	104,287,128
Common Unit redemptions	50,244	64,126
Performance share and other forfeitures	(167,757)	(1,636)
Shares retained for employee tax withholding requirements	(74,340)	(187,850)
Ending common shares outstanding	105,169,515	104,783,179
Equity Plan
Class of Stock [Line Items]
Grants under the Equity Plan	537,734	583,738
Director stock
Class of Stock [Line Items]
Grants under the Equity Plan	40,455	34,130
Common stock issued for director fees	0	3,543

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INCOME TAXES - Components of Income Tax Expense (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Current:
Federal	$ 869	$ (67)	$ 10
State and local	643	(425)	777
Deferred:
Federal	(32)	(279)	232
State and local	20	(151)	49
Effect of federal tax law change	0	0	606
Income tax expense (benefit)	$ 1,500	$ (922)	$ 1,674

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INCOME TAXES - Characterization of Distributions (Details) - $ / shares	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Common Stock
Class of Stock [Line Items]
Ordinary income (in dollars per share)	$ 0.6132	$ 0.7200	$ 0.6725
Ordinary Income Distribution, Percent	85.16%	100.00%	100.00%
Capital gain distributions (in dollars per share)	$ 0.1068	$ 0	$ 0
Capital Gain Distribution, Percent	14.84%	0.00%	0.00%
Distribution Per Share (in dollars per share)	$ 0.7200	$ 0.7200	$ 0.6725
Distribution Paid, Percent	100.00%	100.00%	100.00%
Preferred Stock - Series B
Class of Stock [Line Items]
Ordinary income (in dollars per share)	$ 0	$ 0	$ 2.0234
Ordinary Income Distribution, Percent	0.00%	0.00%	100.00%
Capital gain distributions (in dollars per share)	$ 0	$ 0	$ 0
Capital Gain Distribution, Percent	0.00%	0.00%	0.00%
Distribution Per Share (in dollars per share)	$ 0	$ 0	$ 2.0234
Distribution Paid, Percent	0.00%	0.00%	100.00%
Preferred Stock - Series C
Class of Stock [Line Items]
Ordinary income (in dollars per share)	$ 0	$ 0.5393	$ 1.7813
Ordinary Income Distribution, Percent	0.00%	100.00%	100.00%
Capital gain distributions (in dollars per share)	$ 0	$ 0	$ 0
Capital Gain Distribution, Percent	0.00%	0.00%	0.00%
Distribution Per Share (in dollars per share)	$ 0	$ 0.5393	$ 1.7813
Distribution Paid, Percent	0.00%	100.00%	100.00%
Preferred Stock - Series D
Class of Stock [Line Items]
Ordinary income (in dollars per share)	$ 1.3732	$ 1.6125	$ 1.6125
Ordinary Income Distribution, Percent	85.16%	100.00%	100.00%
Capital gain distributions (in dollars per share)	$ 0.2393	$ 0	$ 0
Capital Gain Distribution, Percent	14.84%	0.00%	0.00%
Distribution Per Share (in dollars per share)	$ 1.6125	$ 1.6125	$ 1.6125
Distribution Paid, Percent	100.00%	100.00%	100.00%
Preferred Stock - Series E
Class of Stock [Line Items]
Ordinary income (in dollars per share)	$ 1.3307	$ 1.5625	$ 0.0694
Ordinary Income Distribution, Percent	85.16%	100.00%	100.00%
Capital gain distributions (in dollars per share)	$ 0.2318	$ 0	$ 0
Capital Gain Distribution, Percent	14.84%	0.00%	0.00%
Distribution Per Share (in dollars per share)	$ 1.5625	$ 1.5625	$ 0.0694
Distribution Paid, Percent	100.00%	100.00%	100.00%

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EQUITY-BASED COMPENSATION - Additional Information (Details) - USD ($)	9 Months Ended	12 Months Ended
	Sep. 30, 2019	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Equity-based compensation
Number of outstanding shares (in shares)			235,000	235,000
Number of exercisable shares (in shares)		235,000	235,000	235,000
Outstanding stock options, intrinsic value		$ 600,000	$ 0	$ 1,300,000
Exercisable stock options, intrinsic value			$ 0	$ 1,300,000
Minimum
Equity-based compensation
Stock options term	5 years
Maximum
Equity-based compensation
Stock options term	10 years
Stock options
Equity-based compensation
Number of outstanding shares (in shares)		235,000
Weighted average exercise price, exercisable (in dollars per share)		$ 9.75
Weighted average remaining contractual terms, exercisable		1 year 2 months 12 days
Exercisable stock options, intrinsic value		$ 600,000

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INVESTMENT IN REAL ESTATE LOANS - Schedule of Investment in Real Estate Loans, net (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Accounts, Notes, Loans and Financing Receivable [Line Items]
Investment in real estate, net	$ 30,936	$ 30,700
Real estate development loan
Accounts, Notes, Loans and Financing Receivable [Line Items]
Real estate loans	32,831	34,650
Unamortized discount	(1,895)	(3,950)
Investment in real estate, net	$ 30,936	$ 30,700

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INVESTMENT IN HOTEL PROPERTIES - Summary of hotel properties acquisitions (Details) $ in Thousands	12 Months Ended
	Dec. 31, 2019 USD ($) hotel Room Property	Dec. 31, 2018 USD ($) Room	Oct. 08, 2019 hotel
Business Acquisition [Line Items]
Number of guestrooms | Room	798	150
Purchase Price	$ 274,500	$ 71,000
Number of hotels | hotel	72
Net assets acquired, excluding purchases adjustments and transaction costs	$ 274,500	71,000
Purchase of adjacent land parcels	2,400
Purchase of net working capital assets	1,000
Capitalized transaction costs	$ 400	100
Purchase at settlement of net working capital liabilities		$ 100
Hampton Inn & Suites | Silverthorne, CO
Business Acquisition [Line Items]
Number of guestrooms | Room	88
Purchase Price	$ 25,500
Portfolio Purchase - four properties
Business Acquisition [Line Items]
Number of guestrooms | Room	710
Purchase Price	$ 249,000
Number of hotels | hotel			4
Residence Inn by Marriott | Boston (Watertown), MA
Business Acquisition [Line Items]
Number of guestrooms | Room		150
Purchase Price		$ 71,000
Hotels
Business Acquisition [Line Items]
Number of guestrooms | Room	11,288
Number of hotels | Property	72
Five hotels acquired in 2019 through joint venture | Hotels
Business Acquisition [Line Items]
Number of hotels | hotel	5
Ownership interest (as a percent)	51.00%

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SUPPLEMENTAL BALANCE SHEET INFORMATION - Prepaid Expenses and Other (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Prepaid expenses and other
Prepaid insurance	$ 3,501	$ 2,822
Prepaid taxes	2,032	3,825
Other	3,311	3,464
Prepaid expenses and other	$ 8,844	$ 10,111

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DEBT - Fair Value of Fixed-Rate Debt not Recorded at Fair Value (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Carrying Value | Fixed-rate debt
Debt
Debt	$ 149,236	$ 169,103
Fair Value
Debt
Debt with variable interest rates that had been converted to fixed interest rates	400,000	400,000
Fair Value | Level 2 | Fixed-rate debt
Debt
Debt	$ 151,268	$ 166,256

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Schedule III - Real Estate and Accumulated Depreciation - Schedule of Real Estate (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017	Dec. 31, 2016
Initial Cost
Land	$ 323,075
Building & Improvements	2,123,406
Cost Capitalized Subsequent to Acquisition	106,947
Total Cost
Land	321,528
Building & Improvements	2,231,900
Total	2,553,428	$ 2,406,269	$ 2,355,723	$ 1,848,673
Accumulated Depreciation	(383,763)	$ (351,821)	$ (290,066)	$ (241,760)
Total Cost Net of Accumulated Depreciation	2,169,665
Mortgage Debt	157,726
Land Parcels
Initial Cost
Land	4,645
Building & Improvements	0
Cost Capitalized Subsequent to Acquisition	(2,720)
Total Cost
Land	1,925
Building & Improvements	0
Total	1,925
Accumulated Depreciation	0
Total Cost Net of Accumulated Depreciation	1,925
Mortgage Debt	0
Aliso Viejo, CA | Homewood Suites
Initial Cost
Land	5,599
Building & Improvements	32,367
Cost Capitalized Subsequent to Acquisition	354
Total Cost
Land	5,599
Building & Improvements	32,721
Total	38,320
Accumulated Depreciation	(4,030)
Total Cost Net of Accumulated Depreciation	34,290
Mortgage Debt	0
Arlington, TX | Courtyard
Initial Cost
Land	1,497
Building & Improvements	15,573
Cost Capitalized Subsequent to Acquisition	(565)
Total Cost
Land	1,497
Building & Improvements	15,008
Total	16,505
Accumulated Depreciation	(3,830)
Total Cost Net of Accumulated Depreciation	12,675
Mortgage Debt	0
Arlington, TX | Residence Inn
Initial Cost
Land	1,646
Building & Improvements	15,440
Cost Capitalized Subsequent to Acquisition	16
Total Cost
Land	1,646
Building & Improvements	15,456
Total	17,102
Accumulated Depreciation	(4,071)
Total Cost Net of Accumulated Depreciation	13,031
Mortgage Debt	0
Asheville, NC | Hotel Indigo
Initial Cost
Land	2,100
Building & Improvements	34,755
Cost Capitalized Subsequent to Acquisition	1,051
Total Cost
Land	2,100
Building & Improvements	35,806
Total	37,906
Accumulated Depreciation	(6,687)
Total Cost Net of Accumulated Depreciation	31,219
Mortgage Debt	0
Atlanta, GA | Courtyard
Initial Cost
Land	2,050
Building & Improvements	27,969
Cost Capitalized Subsequent to Acquisition	834
Total Cost
Land	2,050
Building & Improvements	28,803
Total	30,853
Accumulated Depreciation	(5,702)
Total Cost Net of Accumulated Depreciation	25,151
Mortgage Debt	0
Atlanta, GA | Residence Inn
Initial Cost
Land	3,381
Building & Improvements	34,820
Cost Capitalized Subsequent to Acquisition	790
Total Cost
Land	3,381
Building & Improvements	35,610
Total	38,991
Accumulated Depreciation	(4,801)
Total Cost Net of Accumulated Depreciation	34,190
Mortgage Debt	0
Atlanta, GA | AC Hotel
Initial Cost
Land	5,670
Building & Improvements	51,922
Cost Capitalized Subsequent to Acquisition	567
Total Cost
Land	5,670
Building & Improvements	52,489
Total	58,159
Accumulated Depreciation	(5,378)
Total Cost Net of Accumulated Depreciation	52,781
Mortgage Debt	0
Austin, TX | Hampton Inn & Suites
Initial Cost
Land	0
Building & Improvements	56,394
Cost Capitalized Subsequent to Acquisition	4,846
Total Cost
Land	0
Building & Improvements	61,240
Total	61,240
Accumulated Depreciation	(9,519)
Total Cost Net of Accumulated Depreciation	51,721
Mortgage Debt	0
Austin, TX | Corporate Office
Initial Cost
Land	0
Building & Improvements	6,048
Cost Capitalized Subsequent to Acquisition	1,410
Total Cost
Land	0
Building & Improvements	7,458
Total	7,458
Accumulated Depreciation	(2,207)
Total Cost Net of Accumulated Depreciation	5,251
Mortgage Debt	0
Baltimore, MD | Residence Inn
Initial Cost
Land	1,986
Building & Improvements	37,016
Cost Capitalized Subsequent to Acquisition	6,198
Total Cost
Land	1,986
Building & Improvements	43,214
Total	45,200
Accumulated Depreciation	(4,372)
Total Cost Net of Accumulated Depreciation	40,828
Mortgage Debt	0
Baltimore, MD | Hampton Inn & Suites
Initial Cost
Land	2,205
Building & Improvements	16,013
Cost Capitalized Subsequent to Acquisition	2,342
Total Cost
Land	2,205
Building & Improvements	18,355
Total	20,560
Accumulated Depreciation	(1,373)
Total Cost Net of Accumulated Depreciation	19,187
Mortgage Debt	0
Boulder, CO | Marriott
Initial Cost
Land	11,115
Building & Improvements	49,204
Cost Capitalized Subsequent to Acquisition	8,946
Total Cost
Land	11,115
Building & Improvements	58,150
Total	69,265
Accumulated Depreciation	(7,000)
Total Cost Net of Accumulated Depreciation	62,265
Mortgage Debt	0
Branchburg, NJ | Residence Inn
Initial Cost
Land	2,374
Building & Improvements	24,411
Cost Capitalized Subsequent to Acquisition	285
Total Cost
Land	2,374
Building & Improvements	24,696
Total	27,070
Accumulated Depreciation	(4,754)
Total Cost Net of Accumulated Depreciation	22,316
Mortgage Debt	0
Brisbane, CA | DoubleTree
Initial Cost
Land	3,300
Building & Improvements	39,686
Cost Capitalized Subsequent to Acquisition	1,137
Total Cost
Land	3,300
Building & Improvements	40,823
Total	44,123
Accumulated Depreciation	(11,496)
Total Cost Net of Accumulated Depreciation	32,627
Mortgage Debt	0
Camarillo, CA | Hampton Inn & Suites
Initial Cost
Land	2,200
Building & Improvements	17,366
Cost Capitalized Subsequent to Acquisition	384
Total Cost
Land	2,200
Building & Improvements	17,750
Total	19,950
Accumulated Depreciation	(5,749)
Total Cost Net of Accumulated Depreciation	14,201
Mortgage Debt	0
Charlotte, NC | Courtyard
Initial Cost
Land	0
Building & Improvements	41,094
Cost Capitalized Subsequent to Acquisition	1,468
Total Cost
Land	0
Building & Improvements	42,562
Total	42,562
Accumulated Depreciation	(4,581)
Total Cost Net of Accumulated Depreciation	37,981
Mortgage Debt	0
Chicago, IL | Hyatt Place
Initial Cost
Land	5,395
Building & Improvements	68,355
Cost Capitalized Subsequent to Acquisition	192
Total Cost
Land	5,395
Building & Improvements	68,547
Total	73,942
Accumulated Depreciation	(9,533)
Total Cost Net of Accumulated Depreciation	64,409
Mortgage Debt	0
Cleveland, OH | Residence Inn
Initial Cost
Land	10,075
Building & Improvements	33,340
Cost Capitalized Subsequent to Acquisition	1,699
Total Cost
Land	10,075
Building & Improvements	35,039
Total	45,114
Accumulated Depreciation	(3,925)
Total Cost Net of Accumulated Depreciation	41,189
Mortgage Debt	0
Decatur, GA | Courtyard
Initial Cost
Land	4,046
Building & Improvements	34,151
Cost Capitalized Subsequent to Acquisition	3,816
Total Cost
Land	4,046
Building & Improvements	37,967
Total	42,013
Accumulated Depreciation	(5,818)
Total Cost Net of Accumulated Depreciation	36,195
Mortgage Debt	0
Eden Prairie, MN | Hilton Garden Inn
Initial Cost
Land	1,800
Building & Improvements	11,211
Cost Capitalized Subsequent to Acquisition	146
Total Cost
Land	1,800
Building & Improvements	11,357
Total	13,157
Accumulated Depreciation	(3,981)
Total Cost Net of Accumulated Depreciation	9,176
Mortgage Debt	0
Englewood, CO | Hyatt Place
Initial Cost
Land	2,000
Building & Improvements	11,950
Cost Capitalized Subsequent to Acquisition	(441)
Total Cost
Land	2,000
Building & Improvements	11,509
Total	13,509
Accumulated Depreciation	(4,054)
Total Cost Net of Accumulated Depreciation	9,455
Mortgage Debt	19,510
Englewood, CO | Hyatt House
Initial Cost
Land	2,700
Building & Improvements	16,267
Cost Capitalized Subsequent to Acquisition	224
Total Cost
Land	2,700
Building & Improvements	16,491
Total	19,191
Accumulated Depreciation	(6,553)
Total Cost Net of Accumulated Depreciation	12,638
Mortgage Debt	19,992
Fort Lauderdale, FL | Courtyard
Initial Cost
Land	37,950
Building & Improvements	47,002
Cost Capitalized Subsequent to Acquisition	1,421
Total Cost
Land	37,950
Building & Improvements	48,423
Total	86,373
Accumulated Depreciation	(5,861)
Total Cost Net of Accumulated Depreciation	80,512
Mortgage Debt	0
Fort Worth, TX | Courtyard
Initial Cost
Land	1,920
Building & Improvements	38,070
Cost Capitalized Subsequent to Acquisition	9,029
Total Cost
Land	1,920
Building & Improvements	47,099
Total	49,019
Accumulated Depreciation	(3,748)
Total Cost Net of Accumulated Depreciation	45,271
Mortgage Debt	0
Garden City, NY | Hyatt Place
Initial Cost
Land	4,200
Building & Improvements	27,775
Cost Capitalized Subsequent to Acquisition	272
Total Cost
Land	4,283
Building & Improvements	27,964
Total	32,247
Accumulated Depreciation	(5,787)
Total Cost Net of Accumulated Depreciation	26,460
Mortgage Debt	0
Glendale, CO | Staybridge Suites
Initial Cost
Land	2,100
Building & Improvements	10,151
Cost Capitalized Subsequent to Acquisition	333
Total Cost
Land	2,100
Building & Improvements	10,484
Total	12,584
Accumulated Depreciation	(3,679)
Total Cost Net of Accumulated Depreciation	8,905
Mortgage Debt	0
Greenville, SC | Hilton Garden Inn
Initial Cost
Land	1,200
Building & Improvements	14,566
Cost Capitalized Subsequent to Acquisition	3,009
Total Cost
Land	1,200
Building & Improvements	17,575
Total	18,775
Accumulated Depreciation	(3,772)
Total Cost Net of Accumulated Depreciation	15,003
Mortgage Debt	0
Hillsboro, OR | Residence Inn
Initial Cost
Land	4,943
Building & Improvements	42,541
Cost Capitalized Subsequent to Acquisition	9
Total Cost
Land	4,943
Building & Improvements	42,550
Total	47,493
Accumulated Depreciation	(461)
Total Cost Net of Accumulated Depreciation	47,032
Mortgage Debt	0
Hoffman Estates, IL | Hyatt Place
Initial Cost
Land	1,900
Building & Improvements	8,917
Cost Capitalized Subsequent to Acquisition	(1,861)
Total Cost
Land	1,900
Building & Improvements	7,056
Total	8,956
Accumulated Depreciation	(3,186)
Total Cost Net of Accumulated Depreciation	5,770
Mortgage Debt	19,323
Houston, TX | Hilton Garden Inn
Initial Cost
Land	0
Building & Improvements	41,838
Cost Capitalized Subsequent to Acquisition	5,951
Total Cost
Land	0
Building & Improvements	47,789
Total	47,789
Accumulated Depreciation	(11,015)
Total Cost Net of Accumulated Depreciation	36,774
Mortgage Debt	0
Houston, TX | Hilton Garden Inn
Initial Cost
Land	2,800
Building & Improvements	33,777
Cost Capitalized Subsequent to Acquisition	1,373
Total Cost
Land	2,800
Building & Improvements	35,150
Total	37,950
Accumulated Depreciation	(5,950)
Total Cost Net of Accumulated Depreciation	32,000
Mortgage Debt	0
Hunt Valley, MD | Residence Inn
Initial Cost
Land	0
Building & Improvements	35,436
Cost Capitalized Subsequent to Acquisition	1,326
Total Cost
Land	1,076
Building & Improvements	35,686
Total	36,762
Accumulated Depreciation	(6,432)
Total Cost Net of Accumulated Depreciation	30,330
Mortgage Debt	0
Indianapolis, IN | Courtyard
Initial Cost
Land	7,788
Building & Improvements	54,384
Cost Capitalized Subsequent to Acquisition	(2,077)
Total Cost
Land	7,788
Building & Improvements	52,307
Total	60,095
Accumulated Depreciation	(10,470)
Total Cost Net of Accumulated Depreciation	49,625
Mortgage Debt	0
Indianapolis, IN | SpringHill Suites
Initial Cost
Land	4,012
Building & Improvements	27,910
Cost Capitalized Subsequent to Acquisition	(646)
Total Cost
Land	4,012
Building & Improvements	27,264
Total	31,276
Accumulated Depreciation	(5,588)
Total Cost Net of Accumulated Depreciation	25,688
Mortgage Debt	0
Kansas City, MO | Courtyard
Initial Cost
Land	3,955
Building & Improvements	20,608
Cost Capitalized Subsequent to Acquisition	1,769
Total Cost
Land	3,955
Building & Improvements	22,377
Total	26,332
Accumulated Depreciation	(2,702)
Total Cost Net of Accumulated Depreciation	23,630
Mortgage Debt	0
Lombard, IL | Hyatt Place
Initial Cost
Land	1,550
Building & Improvements	17,351
Cost Capitalized Subsequent to Acquisition	(445)
Total Cost
Land	1,550
Building & Improvements	16,906
Total	18,456
Accumulated Depreciation	(5,597)
Total Cost Net of Accumulated Depreciation	12,859
Mortgage Debt	0
Lone Tree, CO | Hyatt Place
Initial Cost
Land	1,300
Building & Improvements	11,704
Cost Capitalized Subsequent to Acquisition	(203)
Total Cost
Land	1,314
Building & Improvements	11,487
Total	12,801
Accumulated Depreciation	(4,302)
Total Cost Net of Accumulated Depreciation	8,499
Mortgage Debt	0
Louisville, KY | SpringHill Suites
Initial Cost
Land	4,880
Building & Improvements	37,361
Cost Capitalized Subsequent to Acquisition	(719)
Total Cost
Land	4,880
Building & Improvements	36,642
Total	41,522
Accumulated Depreciation	(9,181)
Total Cost Net of Accumulated Depreciation	32,341
Mortgage Debt	0
Louisville, KY | Fairfield Inn & Suites
Initial Cost
Land	3,120
Building & Improvements	24,231
Cost Capitalized Subsequent to Acquisition	(531)
Total Cost
Land	3,120
Building & Improvements	23,700
Total	26,820
Accumulated Depreciation	(5,901)
Total Cost Net of Accumulated Depreciation	20,919
Mortgage Debt	34,695
Mesa, AZ | Hyatt Place
Initial Cost
Land	2,400
Building & Improvements	19,848
Cost Capitalized Subsequent to Acquisition	820
Total Cost
Land	2,400
Building & Improvements	20,668
Total	23,068
Accumulated Depreciation	(3,648)
Total Cost Net of Accumulated Depreciation	19,420
Mortgage Debt	47,226
Metairie, LA | Courtyard
Initial Cost
Land	1,860
Building & Improvements	25,168
Cost Capitalized Subsequent to Acquisition	349
Total Cost
Land	1,860
Building & Improvements	25,517
Total	27,377
Accumulated Depreciation	(7,505)
Total Cost Net of Accumulated Depreciation	19,872
Mortgage Debt	0
Metairie, LA | Residence Inn
Initial Cost
Land	1,791
Building & Improvements	23,386
Cost Capitalized Subsequent to Acquisition	338
Total Cost
Land	1,791
Building & Improvements	23,724
Total	25,515
Accumulated Depreciation	(7,901)
Total Cost Net of Accumulated Depreciation	17,614
Mortgage Debt	0
Miami, FL | Hyatt House
Initial Cost
Land	4,926
Building & Improvements	40,087
Cost Capitalized Subsequent to Acquisition	1,385
Total Cost
Land	4,926
Building & Improvements	41,472
Total	46,398
Accumulated Depreciation	(8,386)
Total Cost Net of Accumulated Depreciation	38,012
Mortgage Debt	0
Milpitas, CA | Hilton Garden Inn
Initial Cost
Land	7,921
Building & Improvements	46,141
Cost Capitalized Subsequent to Acquisition	4
Total Cost
Land	7,921
Building & Improvements	46,145
Total	54,066
Accumulated Depreciation	(588)
Total Cost Net of Accumulated Depreciation	53,478
Mortgage Debt	0
Minneapolis, MN | Hampton Inn & Suites
Initial Cost
Land	3,502
Building & Improvements	35,433
Cost Capitalized Subsequent to Acquisition	165
Total Cost
Land	3,502
Building & Improvements	35,598
Total	39,100
Accumulated Depreciation	(7,669)
Total Cost Net of Accumulated Depreciation	31,431
Mortgage Debt	0
Minneapolis, MN | Hyatt Place
Initial Cost
Land	0
Building & Improvements	34,026
Cost Capitalized Subsequent to Acquisition	1,424
Total Cost
Land	0
Building & Improvements	35,450
Total	35,450
Accumulated Depreciation	(7,901)
Total Cost Net of Accumulated Depreciation	27,549
Mortgage Debt	0
Minnetonka, MN | Holiday Inn Express & Suites
Initial Cost
Land	1,000
Building & Improvements	7,662
Cost Capitalized Subsequent to Acquisition	212
Total Cost
Land	1,000
Building & Improvements	7,874
Total	8,874
Accumulated Depreciation	(2,723)
Total Cost Net of Accumulated Depreciation	6,151
Mortgage Debt	0
Nashville, TN | Courtyard
Initial Cost
Land	8,792
Building & Improvements	62,759
Cost Capitalized Subsequent to Acquisition	7,852
Total Cost
Land	8,792
Building & Improvements	70,611
Total	79,403
Accumulated Depreciation	(8,259)
Total Cost Net of Accumulated Depreciation	71,144
Mortgage Debt	0
Nashville, TN | SpringHill Suites
Initial Cost
Land	777
Building & Improvements	5,598
Cost Capitalized Subsequent to Acquisition	299
Total Cost
Land	777
Building & Improvements	5,897
Total	6,674
Accumulated Depreciation	(3,473)
Total Cost Net of Accumulated Depreciation	3,201
Mortgage Debt	0
New Haven, CT | Courtyard
Initial Cost
Land	11,990
Building & Improvements	51,497
Cost Capitalized Subsequent to Acquisition	1,555
Total Cost
Land	11,990
Building & Improvements	53,052
Total	65,042
Accumulated Depreciation	(4,489)
Total Cost Net of Accumulated Depreciation	60,553
Mortgage Debt	0
New Orleans, LA | Courtyard
Initial Cost
Land	1,944
Building & Improvements	25,120
Cost Capitalized Subsequent to Acquisition	3,356
Total Cost
Land	1,944
Building & Improvements	28,476
Total	30,420
Accumulated Depreciation	(9,012)
Total Cost Net of Accumulated Depreciation	21,408
Mortgage Debt	0
New Orleans, LA | Courtyard
Initial Cost
Land	2,490
Building & Improvements	34,220
Cost Capitalized Subsequent to Acquisition	1,136
Total Cost
Land	2,490
Building & Improvements	35,356
Total	37,846
Accumulated Depreciation	(10,592)
Total Cost Net of Accumulated Depreciation	27,254
Mortgage Debt	0
New Orleans, LA | SpringHill Suites
Initial Cost
Land	2,046
Building & Improvements	33,270
Cost Capitalized Subsequent to Acquisition	6,099
Total Cost
Land	2,046
Building & Improvements	39,369
Total	41,415
Accumulated Depreciation	(10,459)
Total Cost Net of Accumulated Depreciation	30,956
Mortgage Debt	0
Orlando, FL | Hyatt Place
Initial Cost
Land	3,100
Building & Improvements	11,343
Cost Capitalized Subsequent to Acquisition	(539)
Total Cost
Land	3,100
Building & Improvements	10,804
Total	13,904
Accumulated Depreciation	(3,861)
Total Cost Net of Accumulated Depreciation	10,043
Mortgage Debt	0
Orlando, FL | Hyatt Place
Initial Cost
Land	2,716
Building & Improvements	11,221
Cost Capitalized Subsequent to Acquisition	422
Total Cost
Land	2,716
Building & Improvements	11,643
Total	14,359
Accumulated Depreciation	(3,928)
Total Cost Net of Accumulated Depreciation	10,431
Mortgage Debt	0
Orlando, FL | Hyatt House
Initial Cost
Land	2,800
Building & Improvements	34,423
Cost Capitalized Subsequent to Acquisition	94
Total Cost
Land	2,800
Building & Improvements	34,517
Total	37,317
Accumulated Depreciation	(3,394)
Total Cost Net of Accumulated Depreciation	33,923
Mortgage Debt	0
Owings Mills, MD | Hyatt Place
Initial Cost
Land	2,100
Building & Improvements	9,799
Cost Capitalized Subsequent to Acquisition	(175)
Total Cost
Land	2,100
Building & Improvements	9,624
Total	11,724
Accumulated Depreciation	(3,337)
Total Cost Net of Accumulated Depreciation	8,387
Mortgage Debt	0
Pittsburgh, PA | Courtyard
Initial Cost
Land	1,652
Building & Improvements	40,749
Cost Capitalized Subsequent to Acquisition	5,683
Total Cost
Land	1,652
Building & Improvements	46,432
Total	48,084
Accumulated Depreciation	(3,871)
Total Cost Net of Accumulated Depreciation	44,213
Mortgage Debt	0
Portland, OR | Hyatt Place
Initial Cost
Land	0
Building & Improvements	14,700
Cost Capitalized Subsequent to Acquisition	457
Total Cost
Land	0
Building & Improvements	15,157
Total	15,157
Accumulated Depreciation	(4,534)
Total Cost Net of Accumulated Depreciation	10,623
Mortgage Debt	0
Poway, CA | Hampton Inn & Suites
Initial Cost
Land	2,300
Building & Improvements	14,728
Cost Capitalized Subsequent to Acquisition	1,228
Total Cost
Land	2,300
Building & Improvements	15,956
Total	18,256
Accumulated Depreciation	(3,923)
Total Cost Net of Accumulated Depreciation	14,333
Mortgage Debt	0
San Francisco, CA | Hilton Garden Inn
Initial Cost
Land	12,346
Building & Improvements	45,730
Cost Capitalized Subsequent to Acquisition	36
Total Cost
Land	12,346
Building & Improvements	45,766
Total	58,112
Accumulated Depreciation	(585)
Total Cost Net of Accumulated Depreciation	57,527
Mortgage Debt	0
San Francisco, CA | Holiday Inn Express & Suites
Initial Cost
Land	15,545
Building & Improvements	49,469
Cost Capitalized Subsequent to Acquisition	3,875
Total Cost
Land	15,545
Building & Improvements	53,344
Total	68,889
Accumulated Depreciation	(13,191)
Total Cost Net of Accumulated Depreciation	55,698
Mortgage Debt	0
San Francisco, CA | Four Points
Initial Cost
Land	1,200
Building & Improvements	21,397
Cost Capitalized Subsequent to Acquisition	2,874
Total Cost
Land	1,200
Building & Improvements	24,271
Total	25,471
Accumulated Depreciation	(5,094)
Total Cost Net of Accumulated Depreciation	20,377
Mortgage Debt	0
Scottsdale, AZ | Courtyard
Initial Cost
Land	3,225
Building & Improvements	12,571
Cost Capitalized Subsequent to Acquisition	3,648
Total Cost
Land	3,225
Building & Improvements	16,219
Total	19,444
Accumulated Depreciation	(5,694)
Total Cost Net of Accumulated Depreciation	13,750
Mortgage Debt	0
Scottsdale, AZ | Hyatt Place
Initial Cost
Land	1,500
Building & Improvements	10,171
Cost Capitalized Subsequent to Acquisition	(431)
Total Cost
Land	1,500
Building & Improvements	9,740
Total	11,240
Accumulated Depreciation	(3,120)
Total Cost Net of Accumulated Depreciation	8,120
Mortgage Debt	0
Scottsdale, AZ | SpringHill Suites
Initial Cost
Land	2,195
Building & Improvements	9,496
Cost Capitalized Subsequent to Acquisition	1,750
Total Cost
Land	2,195
Building & Improvements	11,246
Total	13,441
Accumulated Depreciation	(4,109)
Total Cost Net of Accumulated Depreciation	9,332
Mortgage Debt	0
Silverthorne, CO | Hampton Inn & Suites
Initial Cost
Land	6,845
Building & Improvements	21,125
Cost Capitalized Subsequent to Acquisition	145
Total Cost
Land	6,845
Building & Improvements	21,270
Total	28,115
Accumulated Depreciation	(334)
Total Cost Net of Accumulated Depreciation	27,781
Mortgage Debt	0
Tampa, FL | Hampton Inn & Suites
Initial Cost
Land	3,600
Building & Improvements	20,366
Cost Capitalized Subsequent to Acquisition	4,466
Total Cost
Land	3,600
Building & Improvements	24,832
Total	28,432
Accumulated Depreciation	(4,641)
Total Cost Net of Accumulated Depreciation	23,791
Mortgage Debt	0
Tucson, AZ | Homewood Suites
Initial Cost
Land	2,570
Building & Improvements	22,802
Cost Capitalized Subsequent to Acquisition	996
Total Cost
Land	2,570
Building & Improvements	23,798
Total	26,368
Accumulated Depreciation	(2,981)
Total Cost Net of Accumulated Depreciation	23,387
Mortgage Debt	0
Waltham, MA | Hilton Garden Inn
Initial Cost
Land	10,644
Building & Improvements	21,713
Cost Capitalized Subsequent to Acquisition	5,888
Total Cost
Land	10,644
Building & Improvements	27,601
Total	38,245
Accumulated Depreciation	(2,212)
Total Cost Net of Accumulated Depreciation	36,033
Mortgage Debt	0
Boston (Watertown), MA | Residence Inn
Initial Cost
Land	25,083
Building & Improvements	45,917
Cost Capitalized Subsequent to Acquisition	223
Total Cost
Land	25,083
Building & Improvements	46,140
Total	71,223
Accumulated Depreciation	(2,528)
Total Cost Net of Accumulated Depreciation	68,695
Mortgage Debt	0
2009 | Portland, OR | Residence Inn
Initial Cost
Land	0
Building & Improvements	15,629
Cost Capitalized Subsequent to Acquisition	286
Total Cost
Land	0
Building & Improvements	15,915
Total	15,915
Accumulated Depreciation	(5,571)
Total Cost Net of Accumulated Depreciation	10,344
Mortgage Debt	16,980
2019 | Portland, OR | Residence Inn
Initial Cost
Land	12,813
Building & Improvements	76,868
Cost Capitalized Subsequent to Acquisition	38
Total Cost
Land	12,813
Building & Improvements	76,906
Total	89,719
Accumulated Depreciation	(1,204)
Total Cost Net of Accumulated Depreciation	88,515
Mortgage Debt	$ 0

XML

DEBT - Narrative (Details)									12 Months Ended
	Feb. 18, 2020 USD ($)	Oct. 08, 2019 USD ($)	Jan. 31, 2019	May 16, 2018 USD ($)	Feb. 15, 2018 USD ($)	Dec. 11, 2017 USD ($)	Sep. 26, 2017 USD ($)	Jun. 30, 2017 USD ($)	Dec. 31, 2019 USD ($) Property	Dec. 31, 2018 USD ($)	Dec. 31, 2017 USD ($)	Dec. 06, 2018 USD ($)	Jan. 15, 2016 USD ($)
Debt Instrument [Line Items]
Weighted average interest rate for all borrowings									3.95%	4.27%
Debt instrument, collateral, number of real estate properties | Property									52
Repayments of mortgage loan									$ 302,287,000	$ 723,098,000	$ 452,082,000
$75 Million Term Loan
Debt Instrument [Line Items]
Debt instrument, face amount		$ 75,000,000
Unsecured debt | Senior unsecured credit facility $600 Million
Debt Instrument [Line Items]
Credit facility, maximum borrowing capacity									600,000,000			$ 600,000,000.0
Line of credit outstanding									275,000,000.0
Amount available for borrowing									315,000,000.0
Maximum increase in borrowing capacity available through accordion feature option									$ 300,000,000.0
Unsecured debt | $400 Million Revolver
Debt Instrument [Line Items]
Credit facility, maximum borrowing capacity												400,000,000.0
Unsecured debt | $400 Million Revolver | LIBOR | Minimum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis									1.40%
Unsecured debt | $400 Million Revolver | LIBOR | Maximum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis									2.15%
Unsecured debt | $200 Million Term Loan
Debt Instrument [Line Items]
Debt instrument, face amount												$ 200,000,000.0
Effective interest rate									3.36%
Fixed interest rate									3.36%
Unsecured debt | $200 Million Term Loan | LIBOR | Minimum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis									1.35%
Unsecured debt | $200 Million Term Loan | LIBOR | Maximum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis									2.10%
Unsecured debt | $300 Million Revolver
Debt Instrument [Line Items]
Debt instrument, face amount													$ 300,000,000
Unsecured debt | 2018 Term Loan
Debt Instrument [Line Items]
Debt instrument, face amount					$ 225,000,000
Maximum increase in borrowing capacity available through accordion feature option					150,000,000.0
Effective interest rate									3.66%
Amount drawn				$ 85,000,000.0	$ 140,000,000.0
Unsecured debt | 2018 Term Loan | LIBOR
Debt Instrument [Line Items]
Interest rate margin on variable rate basis					1.90%
Unsecured debt | 2017 Term Loan
Debt Instrument [Line Items]
Debt instrument, face amount						$ 225,000,000.0	$ 225,000,000.0
Maximum increase in borrowing capacity available through accordion feature option							175,000,000.0
Effective interest rate									3.36%
Amount drawn						$ 100,000,000.0	$ 125,000,000.0
Unsecured debt | $75 Million Term Loan
Debt Instrument [Line Items]
Fixed interest rate									3.86%
Line of Credit | Joint Venture Credit Facility
Debt Instrument [Line Items]
Credit facility, maximum borrowing capacity		500,000,000
Maximum increase in borrowing capacity available through accordion feature option		300,000,000
Credit facility with bank of america		200,000,000
Revolving credit facility | $125 Million Revolver
Debt Instrument [Line Items]
Credit facility, maximum borrowing capacity		$ 125,000,000
Revolving credit facility | Unsecured debt | $400 Million Revolver
Debt Instrument [Line Items]
Fixed interest rate									3.41%
Revolving credit facility | Unsecured debt | $125 Million Revolver
Debt Instrument [Line Items]
Fixed interest rate									3.91%
Option One | Unsecured debt | 2018 Term Loan | LIBOR | Minimum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis					1.80%
Option One | Unsecured debt | 2018 Term Loan | LIBOR | Maximum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis					2.55%
Option One | Unsecured debt | 2017 Term Loan | LIBOR | Minimum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis							1.45%
Option One | Unsecured debt | 2017 Term Loan | LIBOR | Maximum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis							2.20%
Option One | Line of Credit | Joint Venture Credit Facility | LIBOR
Debt Instrument [Line Items]
Interest rate margin on variable rate basis		2.15%
Option Two | Unsecured debt | 2018 Term Loan | LIBOR
Debt Instrument [Line Items]
Interest rate margin on variable rate basis					1.00%
Option Two | Unsecured debt | 2018 Term Loan | Base Rate | Minimum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis					0.80%
Option Two | Unsecured debt | 2018 Term Loan | Base Rate | Maximum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis					1.55%
Option Two | Unsecured debt | 2018 Term Loan | Federal funds rate
Debt Instrument [Line Items]
Interest rate margin on variable rate basis					0.50%
Option Two | Unsecured debt | 2017 Term Loan | LIBOR
Debt Instrument [Line Items]
Interest rate margin on variable rate basis							1.00%
Option Two | Unsecured debt | 2017 Term Loan | Base Rate | Minimum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis							0.45%
Option Two | Unsecured debt | 2017 Term Loan | Base Rate | Maximum
Debt Instrument [Line Items]
Interest rate margin on variable rate basis							1.20%
Option Two | Unsecured debt | 2017 Term Loan | Federal funds rate
Debt Instrument [Line Items]
Interest rate margin on variable rate basis							0.50%
Option Two | Line of Credit | Joint Venture Credit Facility | LIBOR
Debt Instrument [Line Items]
Interest rate margin on variable rate basis		2.15%
Option Three | Line of Credit | Joint Venture Credit Facility | LIBOR
Debt Instrument [Line Items]
Interest rate margin on variable rate basis		1.00%
Option Three | Line of Credit | Joint Venture Credit Facility | Base Rate
Debt Instrument [Line Items]
Interest rate margin on variable rate basis		1.15%
Option Three | Line of Credit | Joint Venture Credit Facility | Federal funds rate
Debt Instrument [Line Items]
Interest rate margin on variable rate basis		0.50%
MetaBank | Secured debt | Non-recourse loan
Debt Instrument [Line Items]
Debt instrument, face amount								$ 47,600,000
Debt instrument, collateral, number of real estate properties | Property									3
Amount drawn from secured debt											$ 47,600,000
Fixed interest rate											4.44%
Debt interest only payments term			24 months					18 months			18 months
Loan amortization period after interest only payments period									25 years
Subsequent events | Unsecured debt | 2018 Term Loan
Debt Instrument [Line Items]
Decrease of interest expense from repricing	$ 900,000
Subsequent events | Unsecured debt | 2018 Term Loan | LIBOR
Debt Instrument [Line Items]
Interest rate margin on variable rate basis	1.50%
Decrease of debt interest rate	0.40%

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INVESTMENT IN HOTEL PROPERTIES - Schedule of future amortization expenses (Details) $ in Thousands	Dec. 31, 2019 USD ($)
Finite-Lived Intangible Assets
2020	$ 87
2021	86
Finite Lived Intangible Assets	$ 173

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BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES - Reportable Segment (Details)	12 Months Ended
	Dec. 31, 2019 Segment
Segment Disclosure
Number of reportable segments	1

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BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES - Non-controlling Interests (Details)	12 Months Ended
	Dec. 31, 2019
GIC
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Limited partner, ownership percentage	49.00%

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SUBSEQUENT EVENTS

12 Months Ended

Dec. 31, 2019

Subsequent Events [Abstract]

SUBSEQUENT EVENTS

SUBSEQUENT EVENTS

Equity Transactions

On January 31, 2020, our Board of Directors declared cash dividends of $0.18 per share of common stock, $0.403125 per share of 6.45% Series D Cumulative Redeemable Preferred Stock, and $0.390625 per share of 6.25% Series E Cumulative Redeemable Preferred Stock. These dividends are payable February 28, 2020 to stockholders of record on February 14, 2020.

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DESCRIPTION OF BUSINESS

12 Months Ended

Dec. 31, 2019

Organization, Consolidation and Presentation of Financial Statements [Abstract]

DESCRIPTION OF BUSINESS

DESCRIPTION OF BUSINESS

Summit Hotel Properties, Inc. (the “Company”) is a self-managed hotel investment company that was organized on June 30, 2010 as a Maryland corporation. The Company holds both general and limited partnership interests in Summit Hotel OP, LP (the “Operating Partnership”), a Delaware limited partnership also organized on June 30, 2010. On February 14, 2011, the Company closed on its initial public offering and completed certain formation transactions, including the merger of Summit Hotel Properties, LLC with and into the Operating Partnership. Unless the context otherwise requires, “we”, “us”, and “our” refer to the Company and its consolidated subsidiaries.

We focus on owning premium-branded hotels with efficient operating models primarily in the Upscale segment of the lodging industry. At December 31, 2019, our portfolio consisted of 72 hotels with a total of 11,288 guestrooms located in 23 states. At December 31, 2019, we own 100% of the outstanding equity interests in 67 of 72 of our hotels. We own a 51% controlling interest in five hotels that we acquired in 2019 through a joint venture. We have elected to be taxed as a real estate investment trust (“REIT”) for federal income tax purposes commencing with our short taxable year ended December 31, 2011. To qualify as a REIT, we cannot operate or manage our hotels. Accordingly, all of our hotels are leased to our taxable REIT subsidiaries (“TRS Lessees”).

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BENEFIT PLANS

12 Months Ended

Dec. 31, 2019

Retirement Benefits [Abstract]

BENEFIT PLANS

BENEFIT PLANS

On August 1, 2011, we initiated a qualified contributory retirement plan (the “Plan”) under Section 401(k) of the IRC, which covers all full-time employees who meet certain eligibility requirements. Voluntary contributions may be made to the Plan by employees. The Plan is a Safe Harbor Plan and requires a mandatory employer contribution. The employer contribution expense for the years ended December 31, 2019, 2018 and 2017 was $0.3 million, $0.2 million, and $0.2 million, respectively.

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Consolidated Statements of Operations - USD ($) shares in Thousands, $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Revenues:
Revenues	$ 549,348	$ 567,270	$ 515,377
Expenses:
Property taxes, insurance and other	44,220	43,339	37,419
Depreciation and amortization	99,445	101,013	85,927
Corporate general and administrative	23,622	21,509	19,597
Hotel property acquisition costs	0	0	354
Loss on impairment of assets	2,521	1,075	0
Total expenses	475,360	483,545	431,482
Gain on disposal of assets, net	45,418	41,474	43,209
Operating income	119,406	125,199	127,104
Other income (expense):
Interest expense	(41,030)	(41,944)	(29,687)
Other income, net	5,472	6,949	3,778
Total other expense	(35,558)	(34,995)	(25,909)
Income from continuing operations before income taxes	83,848	90,204	101,195
Income tax (expense) benefit (Note 14)	(1,500)	922	(1,674)
Net income	82,348	91,126	99,521
Operating Partnership	(157)	(205)	(307)
Joint venture	(419)	0	0
Net income attributable to Summit Hotel Properties, Inc.	82,610	90,921	99,214
Preferred dividends	(14,838)	(16,671)	(17,408)
Premium on redemption of preferred stock	0	(3,277)	(2,572)
Net income attributable to common stockholders	$ 67,772	$ 70,973	$ 79,234
Earnings per share:
Basic and diluted (in dollars per share)	$ 0.65	$ 0.68	$ 0.79
Weighted average common shares outstanding:
Basic (in shares)	103,887	103,623	99,406
Diluted (in shares)	103,939	103,842	99,780
Dividends per share (in dollars per share)	$ 0.72	$ 0.72	$ 0.67
Room
Revenues:
Revenues	$ 505,342	$ 523,439	$ 479,934
Expenses:
Hotel operating expenses	112,244	119,724	108,715
Food and beverage
Revenues:
Revenues	23,785	24,225	21,359
Expenses:
Hotel operating expenses	18,552	19,191	16,734
Other
Revenues:
Revenues	20,221	19,606	14,084
Expenses:
Hotel operating expenses	158,181	159,173	144,526
Management fees
Expenses:
Hotel operating expenses	$ 16,575	$ 18,521	$ 18,210

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INVESTMENT IN HOTEL PROPERTIES (Tables)

12 Months Ended

Dec. 31, 2019

Real Estate [Abstract]

Schedule of investment in hotel properties, net

We generally depreciate our hotel properties and related assets using the straight-line method over their estimated useful lives as follows:

Classification	Estimated Useful Lives
Buildings and improvements	6 to 40 years
Furniture, fixtures and equipment	2 to 15 years

Investment in hotel properties, net at December 31, 2019 and 2018 include (in thousands):

	2019			2018
Land	$	319,603		$	288,833
Hotel buildings and improvements	2,049,384			1,916,194
Furniture, fixtures and equipment	173,128			165,026
Construction in progress	9,388			21,059
Intangible assets	11,231			22,064
Real estate development loan	5,485			—
	2,568,219			2,413,176
Less - accumulated depreciation	(383,987		)	(347,622		)
	$	2,184,232		$	2,065,554

Schedule of finite-lived intangible assets

Intangible assets included in Investment in hotel properties, net in our Consolidated Balance Sheets include the following (in thousands):

	Weighted Average Amortization Period (in Years)	2019			2018
Intangible assets:
Air rights (1)	n/a	$	10,754		$	10,754
Favorable leases (2)	n/a	—			10,550
In-place lease agreements	2.0	397			680
Other	n/a	80			80
		11,231			22,064
Less - accumulated amortization		(224		)	(1,108		)
Intangible assets, net		$	11,007		$	20,956

(1) In conjunction with the acquisition of the Courtyard by Marriott - Charlotte, NC, the Company acquired certain air rights related to the hotel property.

(2) In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain existing lease-related intangible assets to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

Schedule of indefinite-lived intangible assets

ntangible assets included in Investment in hotel properties, net in our Consolidated Balance Sheets include the following (in thousands):

	Weighted Average Amortization Period (in Years)	2019			2018
Intangible assets:
Air rights (1)	n/a	$	10,754		$	10,754
Favorable leases (2)	n/a	—			10,550
In-place lease agreements	2.0	397			680
Other	n/a	80			80
		11,231			22,064
Less - accumulated amortization		(224		)	(1,108		)
Intangible assets, net		$	11,007		$	20,956

(1) In conjunction with the acquisition of the Courtyard by Marriott - Charlotte, NC, the Company acquired certain air rights related to the hotel property.

(2) In accordance with ASU No. 2016-02, Leases (Topic 842), we reclassified certain existing lease-related intangible assets to Right-of-use assets as of January 1, 2019 (See "Note 7 - Leases" for further information).

Schedule of intangible liabilities future amortization expense

Future amortization expense is expected to be as follows (in thousands):

	Finite-Lived Intangible Assets
2020	$	87
2021	86
	$	173

Schedule of finite-lived intangible assets, future amortization expense

Future amortization expense is expected to be as follows (in thousands):

	Finite-Lived Intangible Assets
2020	$	87
2021	86
	$	173

Schedule of hotel property acquisitions

Hotel property acquisitions in 2019 and 2018 were as follows (in thousands):

Date Acquired	Franchise/Brand	Location	Guestrooms	Purchase  Price
Year Ended December 31, 2019
August 6, 2019	Hampton Inn & Suites	Silverthorne, CO	88	$	25,500
October 8, 2019	Portfolio Purchase - four properties(1)	various(1)	710	249,000
			798	$	274,500	(2)
Year Ended December 31, 2018
September 12, 2018	Residence Inn by Marriott	Boston (Watertown), MA	150	$	71,000
			150	$	71,000	(3)

(1)   On October 8, 2019, we acquired a portfolio of four hotels for an aggregate purchase price of $249.0 million. The hotels acquired included the Hilton Garden Inn - San Francisco, CA, the Hilton Garden Inn - San Jose (Milpitas), CA, the Residence Inn by Marriott - Portland (Downtown), OR, and the Residence Inn by Marriott - Portland (Hillsboro), OR.

(2)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million. We own a 51% controlling interest in these hotel properties through a consolidated joint venture.

(3)   The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

Schedule of allocation of aggregate purchase prices to fair value of assets and liabilities acquired

The allocation of the aggregate purchase prices to the fair value of assets and liabilities acquired for the above acquisitions is as follows (in thousands):

	2019			2018
Land	$	44,868		$	25,083
Hotel buildings and improvements	219,410			42,676
Furniture, fixtures and equipment	12,995			3,300
Other assets	1,103			123
Total assets acquired	278,376			71,182
Less other liabilities	(79		)	(180		)
Net assets acquired (1) (2)	$	278,297		$	71,002

(1)   The net assets acquired in 2019 were purchased for $274.5 million plus the purchase of adjacent land parcels totaling $2.4 million, $1.0 million of net working capital assets and capitalized transaction costs of $0.4 million.

(2)  

The net assets acquired in 2018 were purchased for $71.0 million plus the purchase at settlement of $0.1 million of net working capital liabilities and capitalized transaction costs of $0.1 million.

Schedule of unaudited condensed pro forma financial information

The unaudited condensed pro forma financial information for the 72 hotel properties owned at December 31, 2019 for the twelve months ended December 31, 2019 and 2018 is as follows (in thousands, except per share):

	2019		2018
Revenues	$	572,262	$	562,097
Income from hotel operations	$	215,372	$	215,931
Net income (1)	$	57,909	$	71,478
Net income attributable to common stockholders, net of amount allocated to participating securities and non-controlling interests (1) (2)	$	33,671	$	38,803
Basic and diluted net income per share attributable to common stockholders (1) (2)	$	0.32	$	0.37

(1) Unaudited pro forma amounts include depreciation expense, property tax expense, interest expense, income tax expense, and corporate general and administrative expenses totaling $197.1 million and $181.9 million for the twelve months ended December 31, 2019 and 2018, respectively.

(2) Unaudited pro forma amounts for the twelve months ended December 31, 2018 include the effect of the premium on redemption of preferred stock of $3.3 million and higher preferred dividends of $1.8 million related to the redeemed preferred stock.

Schedule of sale of hotels

A summary of the dispositions in 2019 and 2018 follows (dollars in thousands):

Disposition Date	Franchise/Brand	Location	Guestrooms	Gross Sales Price		Aggregate Gain, net
Year Ended December 31, 2019
February 12, 2019	Portfolio Sale - two properties(1)	Charleston, WV (1)	130	$	11,600	$	4,163
April 17, 2019	Portfolio Sale - six properties (2)	various (2)	815	135,000		36,626
November 8, 2019	Portfolio Sale - two properties (3)	Birmingham, AL (3)	225	21,800		4,857
Total			1,170	$	168,400	$	45,646
Year Ended December 31, 2018
June 29, 2018	Portfolio Sale - two properties(4)	various (4)	175	$	18,950	$	13,133
June 29, 2018	Portfolio Sale - two properties (5)	Duluth, GA (5)	265	24,850		4,218
July 24, 2018	Portfolio Sale - three properties (6)	various (6)	322	46,500		22,964
September 28, 2018	Hyatt Place	Fort Myers, FL	148	16,500		2,195
November 7, 2018	Land parcel	Spokane, WA	n/a	450		139
Total			910	$	107,250	$	42,649

(1)   The portfolio included the Country Inn & Suites and the Holiday Inn Express in Charleston, WV.

(2)   The portfolio included the SpringHill Suites in Minneapolis (Bloomington), MN, the Hampton Inn & Suites in Minneapolis (Bloomington), MN, the Residence Inn in Salt Lake City, UT, the Hyatt Place in Dallas (Arlington), TX, the Hampton Inn in Santa Barbara (Goleta), CA, and the Hampton Inn in Boston (Norwood), MA. The sale resulted in a net gain of $36.6 million based on a gross aggregate sales price of $135.0 million, or a net aggregate sales price of $133.0 million after a buyer credit of $2.0 million.

(3) The portfolio included the Hilton Garden Inn in Birmingham (Lakeshore), AL and the Hilton Garden Inn in Birmingham (Liberty Park), AL.

(4)   The portfolio included the Hampton Inn in Provo, UT and the Holiday Inn Express & Suites in Sandy, UT.

(5)   The portfolio included the Holiday Inn in Duluth, GA and the Hilton Garden Inn in Duluth, GA. We provided seller financing of $3.6 million on the sale of these properties under two three-and-a-half-year second mortgage notes with a blended interest rate of 7.38%.

(6) The portfolio included the Hampton Inn & Suites in Smyrna, TN, the Hilton Garden Inn in Smyrna, TN and the Hyatt Place Phoenix North in Phoenix, AZ. The proceeds from these sales were used to complete a 1031 Exchange, which resulted in the deferral of taxable gains of $22.2 million.

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LEASES - Narrative (Details) - USD ($) $ in Millions		12 Months Ended
	Jan. 31, 2019	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Real Estate Properties [Line Items]
Tenant income		$ 2.2	$ 1.7	$ 1.4
Operating lease weighted average discount rate		4.90%
Operating lease, cost		$ 3.3	3.6	4.0
Operating cash outflows from operating leases		$ 3.0	$ 3.6	$ 3.5
Operating lease weighted average remaining lease term		28 years 3 months
Residence Inn | Baltimore (Hunt Valley), MD
Real Estate Properties [Line Items]
Acquisitions of hotel properties	$ 4.2
Minimum
Real Estate Properties [Line Items]
Lease remaining term		1 year
Maximum
Real Estate Properties [Line Items]
Lease remaining term		79 years

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Schedule III - Real Estate and Accumulated Depreciation - Reconciliation of Land, Buildings and Improvements, and Reconciliation of Accumulated Depreciation (Details) - USD ($) $ in Thousands	3 Months Ended	12 Months Ended
	Dec. 31, 2016	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
ASSET BASIS
Balance at beginning of period		$ 2,406,269	$ 2,355,723	$ 1,848,673
Additions to land, buildings and improvements		336,480	151,829	636,389
Disposition of land, buildings and improvements		(186,800)	(100,208)	(129,339)
Impairment loss		(2,521)	(1,075)	0
Balance at end of period	$ 1,848,673	2,553,428	2,406,269	2,355,723
ACCUMULATED DEPRECIATION
Balance at beginning of period		351,821	290,066	241,760
Depreciation	85,524	99,013	100,545
Depreciation on assets sold or disposed	(37,218)	(67,071)	(38,790)
Balance at end of period	$ 241,760	383,763	$ 351,821	$ 290,066
Aggregate cost of land, buildings, furniture and equipment for federal income tax purposes		$ 2,358,100
Hotel building and improvements | Minimum
ACCUMULATED DEPRECIATION
Useful lives		6 years
Hotel building and improvements | Maximum
ACCUMULATED DEPRECIATION
Useful lives		40 years
Furniture and equipment | Minimum
ACCUMULATED DEPRECIATION
Useful lives		2 years
Furniture and equipment | Maximum
ACCUMULATED DEPRECIATION
Useful lives		15 years

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DEBT - Summary of outstanding indebtedness (Details)					12 Months Ended
	Apr. 24, 2019 USD ($) Property	Apr. 11, 2019 USD ($)	Mar. 19, 2019 USD ($)	Dec. 19, 2014 USD ($) contract	Dec. 31, 2019 USD ($) hotel Property	Dec. 31, 2018 USD ($)	Dec. 31, 2017 USD ($)	Oct. 08, 2019 USD ($)	Dec. 06, 2018 USD ($)	Jul. 22, 2013 USD ($) Property	Mar. 08, 2013 USD ($) Property	Mar. 07, 2013 USD ($) Property	Jan. 25, 2013 USD ($) Property
Debt Instrument [Line Items]
Debt outstanding					$ 1,022,726,000	$ 965,011,000
Unamortized debt issuance costs					(6,563,000)	(6,299,000)
Debt, net of issuance costs					1,016,163,000	958,712,000
Debt transaction costs					1,892,000	401,000	$ 195,000
Repayments of mortgage loan					$ 302,287,000	723,098,000	$ 452,082,000
Debt instrument, collateral, number of real estate properties | Property					52
$75 Million Term Loan
Debt Instrument [Line Items]
Debt instrument, face amount								$ 75,000,000
Revolving credit facility | $125 Million Revolver
Debt Instrument [Line Items]
Credit facility, maximum borrowing capacity								$ 125,000,000
Unsecured debt | Senior unsecured credit facility $600 Million
Debt Instrument [Line Items]
Debt outstanding					$ 275,000,000	315,000,000
Credit facility, maximum borrowing capacity					$ 600,000,000				$ 600,000,000.0
Number of unecumbered hotel properties | hotel					52
Unsecured debt | $400 Million Revolver
Debt Instrument [Line Items]
Credit facility, maximum borrowing capacity									400,000,000.0
Unsecured debt | $200 Million Term Loan
Debt Instrument [Line Items]
Debt outstanding					$ 200,000,000	200,000,000
Stated interest rate					3.36%
Debt instrument, face amount									$ 200,000,000.0
Unsecured debt | Joint Venture Credit Facility
Debt Instrument [Line Items]
Debt outstanding					$ 140,000,000	0
Unsecured debt | $75 Million Term Loan
Debt Instrument [Line Items]
Debt outstanding					$ 75,000,000	0
Stated interest rate					3.86%
Unsecured debt | Keybank National Association Term Loan due November 25, 2022
Debt Instrument [Line Items]
Debt outstanding					$ 225,000,000	225,000,000
Unsecured debt | Keybank National Association Term Loan due February 14, 2025
Debt Instrument [Line Items]
Debt outstanding					$ 225,000,000	225,000,000
Stated interest rate					3.66%
Unsecured debt | Revolving credit facility | $400 Million Revolver
Debt Instrument [Line Items]
Debt outstanding					$ 75,000,000	115,000,000
Stated interest rate					3.41%
Unsecured debt | Revolving credit facility | $125 Million Revolver
Debt Instrument [Line Items]
Debt outstanding					$ 65,000,000	0
Stated interest rate					3.91%
Unsecured debt | Revolving credit facility | Keybank National Association Term Loan due November 25, 2022
Debt Instrument [Line Items]
Stated interest rate					3.36%
Mortgage loans
Debt Instrument [Line Items]
Debt outstanding					$ 157,726,000	200,011,000
Number of Properties Encumbered | Property					15
Mortgage loans | KeyBank National Association 4.46% Fixed due February 1, 2023
Debt Instrument [Line Items]
Amortization Period (Years)					30 years
Debt outstanding					$ 19,510,000	26,357,000
Stated interest rate					4.46%								4.46%
Debt instrument, face amount													$ 29,400,000
Number of Properties Encumbered | Property					3								3
Debt principal amount defeased			$ 6,300,000
Debt transaction costs			$ 600,000
Mortgage loans | KeyBank National Association 4.52% Fixed due April 1, 2023
Debt Instrument [Line Items]
Amortization Period (Years)					30 years
Debt outstanding					$ 19,992,000	20,444,000
Stated interest rate					4.52%							4.52%
Debt instrument, face amount												$ 22,700,000
Number of Properties Encumbered | Property					3							3
Mortgage loans | KeyBank National Association 4.30% Fixed due April 1, 2023
Debt Instrument [Line Items]
Amortization Period (Years)					30 years
Debt outstanding					$ 19,323,000	19,777,000
Stated interest rate					4.30%						4.30%
Debt instrument, face amount											$ 22,000,000.0
Number of Properties Encumbered | Property					3						3
Mortgage loans | KeyBank National Association 4.95% Fixed due August 1, 2023
Debt Instrument [Line Items]
Amortization Period (Years)					30 years
Debt outstanding					$ 34,695,000	35,411,000
Stated interest rate					4.95%					4.95%
Debt instrument, face amount										$ 38,700,000
Number of Properties Encumbered | Property					2					2
Mortgage loans | Meta Bank 4.44% Fixed due July 1, 2027
Debt Instrument [Line Items]
Amortization Period (Years)					25 years
Debt outstanding					$ 47,226,000	47,640,000
Stated interest rate					4.44%
Number of Properties Encumbered | Property					3
Mortgage loans | Bank of Cascades loan(s)
Debt Instrument [Line Items]
Amortization Period (Years)				25 years
Loan increase				$ 7,900,000
Number of loans | contract				2
Mortgage loans | Bank Of Cascades Variable due December 19, 2024, Note A
Debt Instrument [Line Items]
Amortization Period (Years)					25 years
Debt outstanding					$ 8,490,000	8,757,000
Stated interest rate					3.76%
Number of Properties Encumbered | Property					1
Mortgage loans | Bank Of Cascades 4.30% Fixed due December 19, 2024, Note B
Debt Instrument [Line Items]
Amortization Period (Years)					25 years
Debt outstanding					$ 8,490,000	8,757,000
Stated interest rate				4.30%	4.30%
Number of Properties Encumbered | Property					0
Mortgage loans | Compass Bank Variable due May 6, 2020
Debt Instrument [Line Items]
Amortization Period (Years)					25 years
Debt outstanding					$ 0	22,151,000
Number of Properties Encumbered | Property					0
Mortgage loans | U.S. Bank, NA 6.13% Fixed due November 11, 2021
Debt Instrument [Line Items]
Amortization Period (Years)					25 years
Debt outstanding					$ 0	$ 10,717,000
Number of Properties Encumbered | Property					0
Secured debt | Compass Bank Variable due May 6, 2020
Debt Instrument [Line Items]
Repayments of mortgage loan	$ 21,900,000
Debt instrument, collateral, number of real estate properties | Property	3
Secured debt | U.S. Bank, NA 6.13% Fixed due November 11, 2021
Debt Instrument [Line Items]
Debt transaction costs		$ 1,000,000.0
Repayments of mortgage loan		$ 10,600,000
LIBOR | Mortgage loans | Bank Of Cascades Variable due December 19, 2024, Note A
Debt Instrument [Line Items]
Interest rate margin on variable rate basis				2.00%

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DESCRIPTION OF BUSINESS (Details)	Dec. 31, 2019 hotel Room State Property	Dec. 31, 2018 Room
Properties
Number of hotels | hotel	72
Number of guestrooms | Room	798	150
Number of states in which hotel properties are located | State	23
Hotels
Properties
Number of hotels | Property	72
Number of guestrooms | Room	11,288
All hotels other than one acquired in 2019 through joint venture | Hotels
Properties
Ownership interest (as a percent)	100.00%
Five hotels acquired in 2019 through joint venture | Hotels
Properties
Number of hotels | hotel	5
Ownership interest (as a percent)	51.00%
Wholly owned properties | Hotels
Properties
Number of hotels | Property	67

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BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES - Leases (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Jan. 01, 2019
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Right-of-use assets	$ 29,884
Lease liabilities	$ 19,604
Accounting Standards Update 2016-02
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Right-of-use assets		$ 23,600
Lease liabilities		$ 23,600

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INVESTMENT IN HOTEL PROPERTIES - Schedule of intangible assets and liabilities (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018
Intangible assets:
Intangible assets, gross	$ 11,231	$ 22,064
Less - accumulated amortization	(224)	(1,108)
Intangible assets, net	11,007	20,956
Favorable leases
Intangible assets:
Intangible assets, gross	$ 0	10,550
In-place lease agreements
Finite-Lived Intangible Assets [Line Items]
Finite-lived intangible assets, weighted average amortization period	2 years
Intangible assets:
Intangible assets, gross	$ 397	680
Air rights
Intangible assets:
Intangible assets, gross	10,754	10,754
Other
Intangible assets:
Intangible assets, gross	$ 80	$ 80

XML

Consolidated Statements of Comprehensive Income - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Statement of Comprehensive Income [Abstract]
Net income	$ 82,348	$ 91,126	$ 99,521
Other comprehensive income, net of tax:
Changes in fair value of derivative financial instruments	(14,596)	(2,900)	2,437
Comprehensive income	67,752	88,226	101,958
Comprehensive (income) loss attributable to non-controlling interests:
Operating Partnership	(123)	(197)	(316)
Joint venture	419	0	0
Comprehensive income attributable to Summit Hotel Properties, Inc.	68,048	88,029	101,642
Preferred dividends	(14,838)	(16,671)	(17,408)
Premium on redemption of preferred stock	0	(3,277)	(2,572)
Comprehensive income attributable to common stockholders	$ 53,210	$ 68,081	$ 81,662

XML

INVESTMENT IN REAL ESTATE LOANS (Tables)

12 Months Ended

Dec. 31, 2019

Real Estate [Abstract]

Schedule of Investment in Real Estate Loans

Investment in real estate loans, net at December 31, 2019 and 2018 is as follows (in thousands):

	2019			2018
Real estate loans	$	32,831		$	34,650
Unamortized discount	(1,895		)	(3,950		)
	$	30,936		$	30,700

XML

Cover - USD ($)

12 Months Ended

Dec. 31, 2019

Feb. 18, 2020

Jun. 30, 2019

Entity Information [Line Items]

Document Type

10-K

Document Annual Report

true

Document Period End Date

Dec. 31, 2019

Document Transition Report

false

Entity File Number

001-35074

Entity Registrant Name

SUMMIT HOTEL PROPERTIES, INC.

Entity Incorporation, State or Country Code

MD

Entity Tax Identification Number

27-2962512

Entity Address, Address Line One

13215 Bee Cave Parkway, Suite B-300

Entity Address, City or Town

Austin

Entity Address, State or Province

TX

Entity Address, Postal Zip Code

78738

City Area Code

512

Local Phone Number

538-2300

Entity Well-known Seasoned Issuer

Yes

Entity Voluntary Filers

No

Entity Current Reporting Status

Yes

Entity Interactive Data Current

Yes

Entity Filer Category

Large Accelerated Filer

Entity Small Business

false

Entity Emerging Growth Company

false

Entity Shell Company

false

Entity Public Float

$ 1,183,107,411

Entity Common Stock, Shares Outstanding

105,174,471

Entity Central Index Key

0001497645

Current Fiscal Year End Date

--12-31

Document Fiscal Year Focus

2019

Document Fiscal Period Focus

FY

Amendment Flag

false

Documents Incorporated by Reference

Portions of the registrant’s Definitive Proxy Statement on Schedule 14A for its 2020 annual meeting of stockholders, to be filed with the Securities and Exchange Commission not later than 120 days after the end of the fiscal year pursuant to Regulation 14A, are incorporated herein by reference into Part III, Items 10, 11, 12, 13 and 14.

Common Stock

Entity Information [Line Items]

Title of 12(b) Security

Common Stock, par value $0.01 per share

Trading Symbol

INN

Security Exchange Name

NYSE

6.45% Series D Preferred Stock

Entity Information [Line Items]

Title of 12(b) Security

6.45% Series D Cumulative Redeemable Preferred Stock, par value $0.01 per share

Trading Symbol

INN-PD

Security Exchange Name

NYSE

6.25% Series E Preferred Stock

Entity Information [Line Items]

Title of 12(b) Security

6.25% Series E Cumulative Redeemable Preferred Stock, par value $0.01 per share

Trading Symbol

INN-PE

Security Exchange Name

NYSE

XML

Schedule III - Real Estate and Accumulated Depreciation

12 Months Ended

Dec. 31, 2019

SEC Schedule, 12-28, Real Estate Companies, Investment in Real Estate and Accumulated Depreciation Disclosure [Abstract]

Schedule III - Real Estate and Accumulated Depreciation

			Initial Cost					Cost Capitalized Subsequent to Acquisition			Total Cost
Location	Franchise	Year Acquired/ Constructed	Land			Building & Improvements		Land, Building & Improvements			Land		Building & Improvements		Total		Accumulated Depreciation			Total Cost Net of Accumulated Depreciation		Mortgage Debt
Aliso Viejo, CA	Homewood Suites	2017	$	5,599		$	32,367	$	354		$	5,599	$	32,721	$	38,320	$	(4,030	)	$	34,290	$	—
Arlington, TX	Courtyard	2012	1,497			15,573		(565		)	1,497		15,008		16,505		(3,830		)	12,675		—
Arlington, TX	Residence Inn	2012	1,646			15,440		16			1,646		15,456		17,102		(4,071		)	13,031		—
Asheville, NC	Hotel Indigo	2015	2,100			34,755		1,051			2,100		35,806		37,906		(6,687		)	31,219		—
Atlanta, GA	Courtyard	2012	2,050			27,969		834			2,050		28,803		30,853		(5,702		)	25,151		—
Atlanta, GA	Residence Inn	2016	3,381			34,820		790			3,381		35,610		38,991		(4,801		)	34,190		—
Atlanta, GA	AC Hotel	2017	5,670			51,922		567			5,670		52,489		58,159		(5,378		)	52,781		—
Austin, TX	Hampton Inn & Suites	2014	—		(2)	56,394		4,846			—		61,240		61,240		(9,519		)	51,721		—
Austin, TX	Corporate Office	2017	—			6,048		1,410			—		7,458		7,458		(2,207		)	5,251		—
Baltimore, MD	Hampton Inn & Suites	2017	2,205			16,013		2,342			2,205		18,355		20,560		(1,373		)	19,187		—
Baltimore, MD	Residence Inn	2017	1,986			37,016		6,198			1,986		43,214		45,200		(4,372		)	40,828		—
Boulder, CO	Marriott	2016	11,115			49,204		8,946			11,115		58,150		69,265		(7,000		)	62,265		—
Branchburg, NJ	Residence Inn	2015	2,374			24,411		285			2,374		24,696		27,070		(4,754		)	22,316		—
Brisbane, CA	DoubleTree	2014	3,300			39,686		1,137			3,300		40,823		44,123		(11,496		)	32,627		—
Camarillo, CA	Hampton Inn & Suites	2013	2,200			17,366		384			2,200		17,750		19,950		(5,749		)	14,201		—
Charlotte, NC	Courtyard	2017	—			41,094		1,468			—		42,562		42,562		(4,581		)	37,981		—
Chicago, IL	Hyatt Place	2016	5,395			68,355		192			5,395		68,547		73,942		(9,533		)	64,409		—
Cleveland, OH	Residence Inn	2017	10,075			33,340		1,699			10,075		35,039		45,114		(3,925		)	41,189		—
Decatur, GA	Courtyard	2015	4,046			34,151		3,816			4,046		37,967		42,013		(5,818		)	36,195		—
Eden Prairie, MN	Hilton Garden Inn	2013	1,800			11,211		146			1,800		11,357		13,157		(3,981		)	9,176		—
Englewood, CO	Hyatt Place	2012	2,000			11,950		(441		)	2,000		11,509		13,509		(4,054		)	9,455		19,510		(1)
Englewood, CO	Hyatt House	2012	2,700			16,267		224			2,700		16,491		19,191		(6,553		)	12,638		19,992		(1)
Fort Lauderdale, FL	Courtyard	2017	37,950			47,002		1,421			37,950		48,423		86,373		(5,861		)	80,512		—
Fort Worth, TX	Courtyard	2017	1,920			38,070		9,029			1,920		47,099		49,019		(3,748		)	45,271		—
Garden City, NY	Hyatt Place	2012	4,200			27,775		272			4,283		27,964		32,247		(5,787		)	26,460		—
Glendale, CO	Staybridge Suites	2011	2,100			10,151		333			2,100		10,484		12,584		(3,679		)	8,905		—
Greenville, SC	Hilton Garden Inn	2013	1,200			14,566		3,009			1,200		17,575		18,775		(3,772		)	15,003		—
Hillsboro, OR	Residence Inn	2019	4,943			42,541		9			4,943		42,550		47,493		(461		)	47,032		—
Hoffman Estates, IL	Hyatt Place	2013	1,900			8,917		(1,861		)	1,900		7,056		8,956		(3,186		)	5,770		19,323		(1)

			Initial Cost					Cost Capitalized Subsequent to Acquisition			Total Cost
Location	Franchise	Year Acquired/ Constructed	Land			Building & Improvements		Land, Building & Improvements			Land		Building & Improvements		Total		Accumulated Depreciation			Total Cost Net of Accumulated Depreciation		Mortgage Debt
Houston, TX	Hilton Garden Inn	2014	$	—	(2)	$	41,838	$	5,951		$	—	$	47,789	$	47,789	$	(11,015	)	$	36,774	$	—
Houston, TX	Hilton Garden Inn	2014	2,800			33,777		1,373			2,800		35,150		37,950		(5,950		)	32,000		—
Hunt Valley, MD	Residence Inn	2015	—			35,436		1,326			1,076		35,686		36,762		(6,432		)	30,330		—
Indianapolis, IN	SpringHill Suites	2013	4,012			27,910		(646		)	4,012		27,264		31,276		(5,588		)	25,688		—
Indianapolis, IN	Courtyard	2013	7,788			54,384		(2,077		)	7,788		52,307		60,095		(10,470		)	49,625		—
Kansas City, MO	Courtyard	2017	3,955			20,608		1,769			3,955		22,377		26,332		(2,702		)	23,630		—
Lombard, IL	Hyatt Place	2012	1,550			17,351		(445		)	1,550		16,906		18,456		(5,597		)	12,859		—		(1)
Lone Tree, CO	Hyatt Place	2012	1,300			11,704		(203		)	1,314		11,487		12,801		(4,302		)	8,499		—		(1)
Louisville, KY	Fairfield Inn & Suites	2013	3,120			24,231		(531		)	3,120		23,700		26,820		(5,901		)	20,919		34,695		(1)
Louisville, KY	SpringHill Suites	2013	4,880			37,361		(719		)	4,880		36,642		41,522		(9,181		)	32,341		—		(1)
Mesa, AZ	Hyatt Place	2017	2,400			19,848		820			2,400		20,668		23,068		(3,648		)	19,420		47,226		(1)
Metairie, LA	Courtyard	2013	1,860			25,168		349			1,860		25,517		27,377		(7,505		)	19,872		—
Metairie, LA	Residence Inn	2013	1,791			23,386		338			1,791		23,724		25,515		(7,901		)	17,614		—
Miami, FL	Hyatt House	2015	4,926			40,087		1,385			4,926		41,472		46,398		(8,386		)	38,012		—
Milpitas, CA	Hilton Garden Inn	2019	7,921			46,141		4			7,921		46,145		54,066		(588		)	53,478		—
Minneapolis, MN	Hyatt Place	2013	—			34,026		1,424			—		35,450		35,450		(7,901		)	27,549		—
Minneapolis, MN	Hampton Inn & Suites	2015	3,502			35,433		165			3,502		35,598		39,100		(7,669		)	31,431		—		(1)
Minnetonka, MN	Holiday Inn Express & Suites	2013	1,000			7,662		212			1,000		7,874		8,874		(2,723		)	6,151		—
Nashville, TN	SpringHill Suites	2004	777			5,598		299			777		5,897		6,674		(3,473		)	3,201		—
Nashville, TN	Courtyard	2016	8,792			62,759		7,852			8,792		70,611		79,403		(8,259		)	71,144		—
New Haven, CT	Courtyard	2017	11,990			51,497		1,555			11,990		53,052		65,042		(4,489		)	60,553		—
New Orleans, LA	Courtyard	2013	1,944			25,120		3,356			1,944		28,476		30,420		(9,012		)	21,408		—
New Orleans, LA	Courtyard	2013	2,490			34,220		1,136			2,490		35,356		37,846		(10,592		)	27,254		—
New Orleans, LA	SpringHill Suites	2013	2,046			33,270		6,099			2,046		39,369		41,415		(10,459		)	30,956		—
Orlando, FL	Hyatt Place	2013	3,100			11,343		(539		)	3,100		10,804		13,904		(3,861		)	10,043		—		(1)
Orlando, FL	Hyatt Place	2013	2,716			11,221		422			2,716		11,643		14,359		(3,928		)	10,431		—		(1)
Orlando, FL	Hyatt House	2018	2,800			34,423		94			2,800		34,517		37,317		(3,394		)	33,923		—
Owings Mills, MD	Hyatt Place	2012	2,100			9,799		(175		)	2,100		9,624		11,724		(3,337		)	8,387		—		(1)
Pittsburgh, PA	Courtyard	2017	1,652			40,749		5,683			1,652		46,432		48,084		(3,871		)	44,213		—
Portland, OR	Hyatt Place	2009	—		(2)	14,700		457			—		15,157		15,157		(4,534		)	10,623		—
Portland, OR	Residence Inn	2009	—		(2)	15,629		286			—		15,915		15,915		(5,571		)	10,344		16,980		(1)
Portland, OR	Residence Inn	2019	12,813			76,868		38			12,813		76,906		89,719		(1,204		)	88,515		—
Poway, CA	Hampton Inn & Suites	2013	2,300			14,728		1,228			2,300		15,956		18,256		(3,923		)	14,333		—
San Francisco, CA	Hilton Garden Inn	2019	12,346			45,730		36			12,346		45,766		58,112		(585		)	57,527		—
San Francisco, CA	Holiday Inn Express & Suites	2013	15,545			49,469		3,875			15,545		53,344		68,889		(13,191		)	55,698		—
San Francisco, CA	Four Points	2014	1,200			21,397		2,874			1,200		24,271		25,471		(5,094		)	20,377		—		(1)

			Initial Cost				Cost Capitalized Subsequent to Acquisition			Total Cost
Location	Franchise	Year Acquired/ Constructed	Land		Building & Improvements		Land, Building & Improvements			Land		Building & Improvements		Total		Accumulated Depreciation			Total Cost Net of Accumulated Depreciation		Mortgage Debt
Scottsdale, AZ	Hyatt Place	2012	$	1,500	$	10,171	$	(431	)	$	1,500	$	9,740	$	11,240	$	(3,120	)	$	8,120	$	—	(1)
Scottsdale, AZ	Courtyard	2003	3,225		12,571		3,648			3,225		16,219		19,444		(5,694		)	13,750		—
Scottsdale, AZ	SpringHill Suites	2003	2,195		9,496		1,750			2,195		11,246		13,441		(4,109		)	9,332		—
Silverthorne, CO	Hampton Inn & Suites	2019	6,845		21,125		145			6,845		21,270		28,115		(334		)	27,781		—
Tampa, FL	Hampton Inn & Suites	2012	3,600		20,366		4,466			3,600		24,832		28,432		(4,641		)	23,791		—
Tucson, AZ	Homewood Suites	2017	2,570		22,802		996			2,570		23,798		26,368		(2,981		)	23,387		—
Waltham, MA	Hilton Garden Inn	2017	10,644		21,713		5,888			10,644		27,601		38,245		(2,212		)	36,033		—
Watertown, MA	Residence Inn	2018	25,083		45,917		223			25,083		46,140		71,223		(2,528		)	68,695		—
Land Parcels	Land Parcels		4,645		—		(2,720		)	1,925		—		1,925		—			1,925		—
			$	323,075	$	2,123,406	$	106,947		$	321,528	$	2,231,900	$	2,553,428	$	(383,763	)	$	2,169,665	$	157,726

(1) Properties cross-collateralize the related loan, refer to "Note 6 - Debt" in the Consolidated Financial Statements.

(2) Properties subject to ground lease, refer to "Note 7 - Leases" in the Consolidated Financial Statements.

(a)         ASSET BASIS

	2019			2018			2017
Reconciliation of land, buildings and improvements:
Balance at beginning of period	$	2,406,269		$	2,355,723		$	1,848,673
Additions to land, buildings and improvements	336,480			151,829			636,389
Disposition of land, buildings and improvements	(186,800		)	(100,208		)	(129,339		)
Impairment loss	(2,521		)	(1,075		)	—
Balance at end of period	$	2,553,428		$	2,406,269		$	2,355,723

 (b)         ACCUMULATED DEPRECIATION

	2019			2018			2017
Reconciliation of accumulated depreciation:
Balance at beginning of period	$	351,821		$	290,066		$	241,760
Depreciation	99,013			100,545			85,524
Depreciation on assets sold or disposed	(67,071		)	(38,790		)	(37,218		)
Balance at end of period	$	383,763		$	351,821		$	290,066

 (c)        The aggregate cost of real estate for Federal income tax purposes was approximately $2,358.1 million.

(d)         Depreciation is computed based upon the following useful lives:

Buildings and improvements 6-40 years

Furniture and equipment 2-15 years

(e)          We have mortgages payable on the properties as noted.  Additional mortgage information can be found in "Note 6 - Debt" to the Consolidated Financial Statements.

(f)           The negative balance for costs capitalized subsequent to acquisition include out-parcels sold, disposal of assets, and recorded impairment losses.

XML

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES

12 Months Ended

Dec. 31, 2019

Accounting Policies [Abstract]

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES

Basis of Presentation

We prepare our Consolidated Financial Statements in conformity with U.S. Generally Accepted Accounting Principles (“GAAP”), which requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the Consolidated Financial Statements and reported amounts of revenues and expenses in the reporting period. Actual results could differ from those estimates.

The accompanying Consolidated Financial Statements consolidate the accounts of all entities in which we have a controlling financial interest, as well as variable interest entities for which the Company is the primary beneficiary. All significant intercompany balances and transactions have been eliminated in the Consolidated Financial Statements.

We evaluate joint venture partnerships to determine if they should be consolidated based on whether the partners exercise joint control. For a joint venture where we exercise primary control and we also own a majority of the equity interests, we consolidate the joint venture partnership. We have consolidated the accounts of our joint venture partnership with GIC (see "Note 9 - Equity - Non-controlling Interest in Joint Venture") in our accompanying Consolidated Financial Statements.

Segment Disclosure

Accounting Standards Codification (“ASC”) Topic 280, Segment Reporting, establishes standards for reporting financial and descriptive information about an enterprise’s reportable segments. We have determined that we have one reportable segment, for activities related to investing in real estate. Our investments in real estate are geographically diversified and the chief operating decision makers evaluate operating performance on an individual asset level. As each of our assets has similar economic characteristics, the assets have been aggregated into one reportable segment.

Investment in Hotel Properties

The Company allocates the purchase price of acquired hotel properties based on the fair value of the acquired land, land improvements, building, furniture, fixtures and equipment, identifiable intangible assets or liabilities, other assets and assumed liabilities. Intangible assets may include certain value associated with the on-going operations of the hotel business being acquired as part of the hotel property acquisition.  Acquired intangible assets that derive their values from real property or an interest in real property, are inseparable from that real property or interest in real property, and do not produce or contribute to the production of income other than consideration for the use or occupancy of space, are recorded as a component of the related real estate asset in our Consolidated Financial Statements.  We allocate the purchase price of acquired hotel properties to land, building and furniture, fixtures and equipment based on third-party independent appraisals.

If substantially all of the fair value of the gross assets acquired are concentrated in a single identifiable asset or group of similar identifiable assets, the asset or asset group is not considered a business. When we conclude that an acquisition meets this threshold, acquisition costs will be capitalized as part of our allocation of the purchase price of the acquired hotel properties.

Our hotel properties and related assets are recorded at cost, less accumulated depreciation. We capitalize hotel development costs and the costs of significant additions and improvements that materially upgrade, increase the value or extend the useful life of the property. These costs may include hotel development, refurbishment, renovation, and remodeling expenditures, as well as certain indirect internal costs related to construction projects. If an asset requires a period of time in which to carry out the activities necessary to bring it to the condition necessary for its intended use, the interest cost incurred during that period as a result of expenditures for the asset is capitalized as part of the cost of the asset. We expense the cost of repairs and maintenance as incurred.

We generally depreciate our hotel properties and related assets using the straight-line method over their estimated useful lives as follows:

Classification	Estimated Useful Lives
Buildings and improvements	6 to 40 years
Furniture, fixtures and equipment	2 to 15 years

We periodically re-evaluate asset lives based on current assessments of remaining utilization, which may result in changes in estimated useful lives. Such changes are accounted for prospectively and will increase or decrease future depreciation expense. 

When depreciable property and equipment is retired or disposed, the related costs and accumulated depreciation are removed from the balance sheet and any gain or loss is reflected in current operations. 

On a limited basis, we provide financing to developers of hotel properties for development projects. We evaluate these arrangements to determine if we participate in residual profits of the hotel property through the loan provisions or other agreements. Where we conclude that these arrangements are more appropriately treated as an investment in the hotel property, we reflect the loan as an Investment in Hotel Properties, net in our Consolidated Balance Sheets.

We monitor events and changes in circumstances for indicators that the carrying value of a hotel property or undeveloped land may be impaired. Additionally, we perform at least annual reviews to monitor the factors that could trigger an impairment.  Factors that we consider for an impairment analysis include, among others: i) significant underperformance relative to historical or anticipated operating results, ii) significant changes in the manner of use of a property or the strategy of our overall business, including changes in the estimated holding periods for hotel properties and land parcels, iii) a significant increase in competition, iv) a significant adverse change in legal factors or regulations, v) changes in values of comparable land or hotel sales, and vi) significant negative industry or economic trends. When such factors are identified, we prepare an estimate of the undiscounted future cash flows of the specific property and determine if the carrying amount of the asset is recoverable. If the carrying amount of the asset is not recoverable, we estimate the fair value of the property based on discounted cash flows, third party appraisals, or sales price if the property is under contract and an adjustment is made to reduce the carrying value of the property to its estimated fair value.

Intangible Assets

We amortize intangible assets with determined finite useful lives using the straight-line method.  We do not amortize intangible assets with indefinite useful lives, but we evaluate these assets for impairment annually or at interim periods if events or circumstances indicate that the asset may be impaired.

Assets Held for Sale

We periodically review our hotel properties and our undeveloped land based on established criteria such as age, type of franchise, adverse economic and competitive conditions, and strategic fit to identify properties that we believe are either non-strategic or no longer complement our business. Based on our review, we periodically market properties for sale that no longer meet our investment criteria. We also periodically receive unsolicited external inquiries that result in the sale of hotel properties.

We classify assets as Assets Held for Sale in the period in which certain criteria are met, including when the sale of the asset within one year is probable.  Assets classified as Assets Held for Sale are no longer depreciated and are carried at the lower of carrying amount or fair value less selling costs.

Variable Interest Entities

We consolidate variable interest entities (each a “VIE”) if we determine that we are the primary beneficiary of the entity.  When evaluating the accounting for a VIE, we consider the purpose for which the VIE was created, the importance of each of the activities in which it is engaged and our decision-making role, if any, in those activities that significantly determine the entity’s economic performance relative to other economic interest holders.  We determine our rights, if any, to receive benefits or the obligation to absorb losses that could potentially be significant to the VIE by considering the economic interest in the entity, regardless of form, which may include debt, equity, management and servicing fees, or other contractual arrangements.  We consider other relevant factors including each entity’s capital structure, contractual rights to earnings or obligations for losses, subordination of our interests relative to those of other investors, contingent payments, and other contractual arrangements that may be economically significant. 

Additionally, we have in the past and may in the future enter into purchase and sale transactions in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended (“IRC”), for the exchange of like-kind property to defer taxable gains on the sale of real estate properties (“1031 Exchange”).  For reverse transactions under a 1031 Exchange in which we purchase a new property prior to selling the property to be matched in the like-kind exchange (we refer to a new property being acquired by us in the 1031 Exchange prior to the sale of the related property as a “Parked Asset”), legal title to the Parked Asset is held by a qualified intermediary engaged to execute the 1031 Exchange until the sale transaction and the 1031 Exchange is completed.  We retain essentially all of the legal and economic benefits and obligations related to a Parked Asset prior to completion of a 1031 Exchange.   As such, a Parked Asset is included in our Consolidated Balance Sheets and Consolidated Statements of Operations as a consolidated VIE until legal title is transferred to us upon completion of the 1031 Exchange. 

Cash and Cash Equivalents

We consider all highly liquid investments purchased with an original maturity of three months or less to be cash equivalents. At times, cash on deposit may exceed the federally insured limit. We maintain our cash with high credit quality financial institutions.

Restricted Cash

Restricted cash consists of certain funds maintained in escrow for property taxes, insurance, and certain capital expenditures. Funds may be disbursed from the account upon proof of expenditures and approval from the lender or other party requiring the restricted cash reserves.

Trade Receivables and Credit Policies

We grant credit to qualified customers, generally without collateral, in the form of trade accounts receivable. Trade receivables result from the rental of hotel guestrooms and the sales of food, beverage, and banquet services and are payable under normal trade terms. Trade receivables also include credit and debit card transactions that are in the process of being settled. Trade receivables are stated at the amount billed to the customer and do not accrue interest. 

We regularly review the collectability of our trade receivables. A provision for losses is determined on the basis of previous loss experience and current economic conditions. Our allowance for doubtful accounts was $0.2 million at December 31, 2019 and $0.1 million at December 31, 2018. Bad debt expense was $0.5 million, $0.6 million and $0.7 million for the years ended December 31, 2019, 2018 and 2017, respectively.

Leases

In February 2016, the FASB issued ASU No. 2016-02, Leases (Topic 842), which changed lessee accounting to reflect the financial liability and right-of-use assets that are inherent to leasing an asset on the balance sheet. We adopted ASU No. 2016-02 on January 1, 2019. A lessee is also required to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months regardless of their classification. In July 2018, the FASB issued ASU 2018-10, Codification Improvements to Topic 842, Leases, to clarify how to apply certain aspects of ASC No. 842, Leases. In July 2018, the FASB also issued ASU 2018-11, Leases (Topic 842): Targeted Improvements, to give companies another option for transition and to provide lessors with a practical expedient to reduce the cost and complexity of implementing the new standard. The transition option allows companies to not apply the new lease standard in the comparative periods they present in their financial statements in the year of adoption. The Company elected certain practical expedients allowed under the guidance and retained the original lease classification and historical accounting for initial direct costs for leases existing prior to the adoption date. The Company also elected not to restate prior periods for the effect of the adoption of the new standard. In accordance with ASU No. 2016-02, we reclassified certain existing lease-related assets and liabilities to Right-of-use assets as of January 1, 2019. The adoption of ASU No. 2016-02 resulted in the recognition of incremental right-of-use assets and related lease liabilities of $23.6 million on the Consolidated Balance Sheet as of January 1, 2019 (see "Note 7 - Leases").

Notes Receivables

We selectively provide mezzanine financing to developers, where we also have the opportunity to acquire the hotel at or after the completion of the development project. Separately, we also may provide seller financing in connection with a hotel disposition under limited circumstances. We classify notes receivable as held-to-maturity and carry the notes receivable at cost less the unamortized discount, if any. We routinely evaluate our notes receivable for potential credit or collection issues that may indicate an impairment. Losses on notes receivable are recognized when incurred based on our best estimate of probable impairment.

Deferred Charges, net

Initial franchise fees are capitalized and amortized over the term of the franchise agreement using the straight-line method.

Deferred Financing Fees

Debt issuance costs are presented as a direct deduction from the carrying value of the debt liability on the Consolidated Balance Sheets. Debt issuance costs are amortized as a component of interest expense over the term of the related debt using the straight-line method, which approximates the interest method.

Non-controlling Interests

Non-controlling interests represent the portion of equity in a consolidated entity held by owners other than the consolidating parent. Non-controlling interests are reported in the Consolidated Balance Sheets within equity, separately from stockholders’ equity. Revenue, expenses and net income attributable to both the Company and the non-controlling interests are reported in the Consolidated Statements of Operations. 

Our Consolidated Financial Statements include non-controlling interests related to common units of limited partnership interests (“Common Units”) in the Operating Partnership held by unaffiliated third parties and third-party ownership of a 49% interest in a consolidated joint venture (See "Note 9 - Equity - Non-controlling Interest in Joint Venture" for further information).

Revenue Recognition

On January 1, 2018, we adopted ASU No. 2014-09, Revenue from Contracts with Customers. In accordance with ASU No. 2014-09, revenues from the operation of our hotels are recognized when guestrooms are occupied, services have been rendered or fees have been earned. Revenues are recorded net of any discounts and sales and other taxes collected from customers. Revenues consist of room sales, food and beverage sales, and other hotel revenues and are presented on a disaggregated basis on our Consolidated Statements of Operations.

Room revenue is generated through short-term contracts with customers whereby customers agree to pay a daily rate for the right to occupy hotel rooms for one or more nights. Our performance obligations are fulfilled at the end of each night that the customers have the right to occupy the rooms. Room revenues are recognized daily at the contracted room rate in effect for each room night.

Food and beverage revenues are generated when customers purchase food and beverage at a hotel's restaurant, bar or other facilities. Our performance obligations are fulfilled at the time that food and beverage is purchased and provided to our customers.

Other revenues such as for parking, cancellation fees, meeting space or telephone services are recognized at the point in time or over the time period that the associated good or service is provided. Ancillary services such as parking at certain hotels are provided by third parties and we assess whether we are the principal or agent in such arrangements. If we are determined to be the agent, revenue is recognized based upon the commission paid to us by the third party for the services rendered to our customers. If we are determined to be the principal, revenues are recognized based upon the gross contract price of the service provided. Certain of our hotels have retail spaces, restaurants or other spaces that we lease to third parties. Lease revenues are recognized on a straight­ line basis over the respective lease terms and are included in Other income on our Consolidated Statement of Operations.

Cash received prior to customer arrival is recorded as an advance deposit from the customer and is recognized as revenue at the time of occupancy.

Sales and Other Taxes

We have operations in states and municipalities that impose sales or other taxes on certain sales. We collect these taxes from our customers and remit the entire amount to the various governmental units. The taxes collected and remitted are excluded from revenues and are included in accrued expenses until remitted.

Equity-Based Compensation

Our 2011 Equity Incentive Plan, which was amended and restated effective June 15, 2015 (as amended, the “Equity Plan”), provides for the grant of stock options, stock appreciation rights, restricted stock, restricted stock units, dividend equivalent rights, and other stock-based awards. We account for the stock options granted upon completion of our initial public offering at fair value using the Black-Scholes option-pricing model and we account for all other awards of equity, including time-based and performance-based stock awards using the grant date fair value of those equity awards. We have elected to account for forfeitures as they occur. Restricted stock awards with performance-based vesting conditions are market-based awards tied to total stockholder return and are valued using a Monte Carlo simulation model in accordance with ASC Topic 718, Compensation — Stock Compensation. We expense the fair value of awards under the Equity Plan ratably over the vesting period and market-based awards are not adjusted for performance. The amount of stock-based compensation expense may be subject to adjustment in future periods due to forfeitures or modification of previously granted awards.

Derivative Financial Instruments and Hedging

All derivative financial instruments are recorded at fair value in our Consolidated Balance Sheets. We use interest rate derivatives to hedge our risks on variable-rate debt. Interest rate derivatives could include interest rate swaps, caps and collars. We assess the effectiveness of each hedging relationship by comparing changes in fair value or cash flows of the derivative financial instrument with the changes in fair value or cash flows of the designated hedged item or transaction. The change in the fair value of the hedging instruments is recorded in Other comprehensive income. Amounts in Other comprehensive income will be reclassified to Interest expense in our Consolidated Statements of Operations in the period in which the hedged item affects earnings.

Income Taxes

 


We have elected to be taxed as a REIT under certain provisions of the IRC. To qualify as a REIT, we must meet certain organizational and operational requirements, including a requirement to distribute annually to our stockholders at least 90% of our REIT taxable income, determined without regard to the deduction for dividends paid and excluding net capital gains, which does not necessarily equal net income as calculated in accordance with GAAP. As a REIT, we generally will not be subject to federal income tax (other than taxes paid by our TRSs at regular corporate income tax rates) to the extent we distribute 100% of our REIT taxable income to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income tax on our taxable income at regular corporate income tax rates and generally will be unable to re-elect REIT status until the fifth calendar year after the year in which we failed to qualify as a REIT, unless we satisfy certain relief provisions.

Substantially all of our assets are held by and all of our operations are conducted through our Operating Partnership. Partnerships are not subject to U.S. federal income taxes as revenues and expenses pass through to and are taxed on the owners. Generally, the states and cities where partnerships operate follow the U.S. federal income tax treatment. However, there are a limited number of local and state jurisdictions that tax the taxable income of the Operating Partnership.  Accordingly, we provide for income taxes in these jurisdictions for the Operating Partnership.

Taxable income related to our TRSs are subject to federal, state and local income taxes at applicable tax rates. Our consolidated income tax provision includes the income tax provision related to the operations of the TRSs as well as state and local income taxes related to the Operating Partnership.

Where required, we account for federal and state income taxes using the asset and liability method. Deferred tax assets and liabilities are recognized for: i) the future tax consequences attributable to differences between carrying amounts of existing assets and liabilities based on GAAP and the respective carrying amounts for tax purposes, and ii) operating losses and tax-credit carryforwards. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the years in which temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in income in the period that includes the enactment date of the change in tax rates. However, deferred tax assets are recognized only to the extent that it is more likely than not they will be realized based on consideration of available evidence, including future reversals of taxable temporary differences, future projected taxable income and tax planning strategies. Valuation allowances are provided if, based upon the weight of the available evidence, it is more likely than not that some or all of the deferred tax assets will not be realized.

We perform a review of any uncertain tax positions and if necessary will record expected future tax consequences of uncertain tax positions in the financial statements.

On December 22, 2017, H.R. 1, originally known as the Tax Cuts and Jobs Act (the “TCJA”), was enacted. The TCJA made many significant changes to the U.S. federal income tax laws applicable to businesses and their owners, including REITs and their stockholders. Pursuant to this legislation, as of January 1, 2018, (1) the federal income tax rate applicable to corporations was reduced to 21%, (2) the highest marginal individual income tax rate was reduced to 37% (through taxable years ending in 2025), (3) the corporate alternative minimum tax was repealed, and (4) the backup withholding rate for U.S. stockholders was reduced to 24%. In addition, individuals, estates and trusts may deduct up to 20% of certain pass-through income, including ordinary REIT dividends that are not “capital gain dividends” or “qualified dividend income,” subject to certain limitations. For taxpayers qualifying for the full deduction, the effective maximum tax rate on ordinary REIT dividends would be 29.6% (through taxable years ending in 2025). The maximum rate of withholding with respect to our distributions to non-U.S. stockholders that are treated as attributable to gains from the sale or exchange of U.S. real property interests is also reduced from 35% to 21%. The deduction of net interest expense is limited for all businesses; provided that certain businesses, including real estate businesses, may elect not to be subject to such limitations and instead to depreciate their real property related assets over longer depreciable lives. The reduced corporate tax rate will apply to our TRSs and any other TRS that we form.

Fair Value Measurement

Fair value measures are classified into a three-tiered fair value hierarchy, which prioritizes the inputs used in measuring fair value as follows:

Level 1:	Observable inputs such as quoted prices in active markets.
Level 2:	Directly or indirectly observable inputs, other than quoted prices in active markets.
Level 3:	Unobservable inputs in which there is little or no market information, which require a reporting entity to develop its own assumptions.

Assets and liabilities measured at fair value are based on one or more of the following valuation techniques:

Market approach:	Prices and other relevant information generated by market transactions involving identical or comparable assets or liabilities.
Cost approach:	Amount required to replace the service capacity of an asset (replacement cost).
Income approach:	Techniques used to convert future amounts to a single amount based on market expectations (including present-value, option-pricing, and excess-earnings models).

Our estimates of fair value were determined using available market information and appropriate valuation methods. Considerable judgment is necessary to interpret market data and develop estimated fair value. The use of different market assumptions or estimation methods may have a material effect on the estimated fair value amounts. We classify assets and liabilities in the fair value hierarchy based on the lowest level of input that is significant to the fair value measurement.

We elected not to use the fair value option for cash and cash equivalents, restricted cash, trade receivables, prepaid expenses and other, debt, accounts payable, and accrued expenses and other. With the exception of our fixed-rate debt (See “Note 6 — Debt”), the carrying amounts of these financial instruments approximate their fair values due to their short-term nature or variable interest rates.

We have elected a measurement alternative for equity investments, such as our purchase options, that do not have readily determinable fair values. Under the alternative, our purchase options are measured at cost, less any impairment, plus or minus changes resulting from observable price changes in orderly transactions for an identical or similar investment of the same issuer, if any.

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make certain estimates and assumptions that affect the reported amounts of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

Reclassifications 

Certain amounts reported in Food and beverage revenues, Other revenues, Food and beverage expenses, and Other hotel operating expenses in the Consolidated Statements of Operations in previous periods and certain amounts reported in the Consolidated Statements of Cash Flows in previous periods have been reclassified to conform to the current period presentation.

New Accounting Standards

In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which clarifies when an entity recognizes a credit loss on certain financial assets. In May 2019, the FASB issued ASU No. 2019-05, Financial Instruments - Credit Losses: Targeted Transition Relief, which provides an option to irrevocably elect the fair value option in ASC No. 825-10, Financial Instruments - Overall, applied on an instrument-by-instrument basis for eligible instruments, upon adoption of ASC No. 326, Financial Instruments - Credit Losses. ASU 2016-13 and ASU 2019-05 are both effective for our fiscal year commencing on January 1, 2020, with early adoption

permitted. The adoption of ASU No. 2016-13 or ASU No. 2019-05 did not have a material effect on our consolidated financial position or results of operations.

In August 2018, the FASB issued ASU No. 2018-15, Goodwill and Other- Internal-Use Software (Subtopic 350-40): Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement, which clarifies how an entity should account for fees paid in a cloud computing arrangement. ASU 2018-15 is effective for our fiscal year commencing on January 1, 2020, with early adoption permitted. During fiscal 2019, we elected to early adopt ASU No. 2018-15. The adoption of ASU No. 2018-15 did not have a material effect on our consolidated financial position or results of operations.

In December 2019, the FASB issued ASU No. 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes, which is intended to simplify various aspects related to accounting for income taxes. ASU No. 2019-12 removes certain exceptions to the general principles in Topic 740 and also clarifies and amends existing guidance to improve consistent application. ASU No. 2019-12 is effective for our fiscal year commencing on January 1, 2021, with early adoption permitted. The adoption of ASU No. 2019-12 will not have a material effect on our consolidated financial position or results of operations.

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INCOME TAXES

12 Months Ended

Dec. 31, 2019

Income Tax Disclosure [Abstract]

INCOME TAXES

INCOME TAXES

We have elected to be taxed as a REIT. As a REIT, we are generally not subject to corporate level income taxes on taxable income we distribute to our shareholders. We believe we have met the annual REIT distribution requirement by distribution of at least 90% of our taxable income to our shareholders.

Income related to our TRSs is subject to federal, state and local taxes at applicable tax rates. Our consolidated tax provision includes the income tax provision related to the operations of the TRSs as well as state and local income taxes related to the Operating Partnership.

The components of income tax expense (benefit) for the years ended December 31, 2019, 2018, and 2017 are as follows (in thousands):

	2019			2018			2017
Current:
Federal	$	869		$	(67	)	$	10
State and local	643			(425		)	777
Deferred:
Federal	(32		)	(279		)	232
State and local	20			(151		)	49
Effect of federal tax law change	—			—			606
Income tax expense (benefit)	$	1,500		$	(922	)	$	1,674

Below is a reconciliation between the provision for income taxes and the amounts computed by applying the federal statutory income tax rate to the income or loss before taxes:

	2019			2018			2017
Statutory federal income tax provision	$	17,608		$	18,943		$	35,418
Nontaxable income of the REITs	(16,996		)	(19,073		)	(35,073		)
Effect of graduated corporate tax rates	—			—			(10		)
State income taxes, net of federal tax benefit	568			266			716
Provision to return and deferred adjustment	(6		)	75			—
Effect of permanent differences and other	326			(184		)	17
Tax benefit from deduction for partnership distributions	—			(949		)	—
Effect of federal tax law change	—			—			606
Income tax provision (benefit)	$	1,500		$	(922	)	$	1,674

Deferred tax assets and liabilities are included within Other Assets in the accompanying Consolidated Balance Sheets.

Significant components of deferred tax assets (liabilities) are as follows (in thousands):

	2019			2018
Tax carryforwards	$	38		$	154
Accrued expenses	2,068			1,893
Other	32			(1		)
Net deferred tax assets	$	2,138		$	2,046
Gross deferred tax assets	$	2,172		$	2,086
Gross deferred tax liabilities	(34		)	(40		)
Net deferred tax assets	$	2,138		$	2,046

At December 31, 2019, we had state net operating losses of $0.7 million which expire beginning in 2027.

We had no unrecognized tax benefits at December 31, 2019 or in the three year period then ended. We expect no significant increase or decrease in unrecognized tax benefits due to changes in tax positions within one year of December 31, 2019. We have no material interest or penalties relating to unrecognized tax benefits in the Consolidated Statements of Operations for the years ended December 31, 2019, 2018 or 2017 or in the Consolidated Balance Sheets as of December 31, 2019 or 2018.

We file U.S. and state income tax returns in jurisdictions with varying statutes of limitations. In general, we are not subject to tax examinations by tax authorities for years before 2016.

Characterization of Distributions

For income tax purposes, distributions paid consist of ordinary income and capital gains or a combination thereof. For the years ended December 31, 2019, 2018, and 2017 distributions paid per share were characterized as follows (unaudited):

	2019				2018				2017
	Amount		%		Amount		%		Amount		%
Common Stock
Ordinary income	$	0.6132	85.16	%	$	0.7200	100.00	%	$	0.6725	100.00	%
Capital gain distributions	0.1068		14.84	%	—		—	%	—		—	%
Total	$	0.7200	100.00	%	$	0.7200	100.00	%	$	0.6725	100.00	%
Preferred Stock - Series B
Ordinary income	$	—	—	%	$	—	—	%	$	2.0234	100.00	%
Capital gain distributions	—		—	%	—		—	%	—		—	%
Total	$	—	—	%	$	—	—	%	$	2.0234	100.00	%
Preferred Stock - Series C
Ordinary income	$	—	—	%	$	0.5393	100.00	%	$	1.7813	100.00	%
Capital gain distributions	—		—	%	—		—	%	—		—	%
Total	$	—	—	%	$	0.5393	100.00	%	$	1.7813	100.00	%
Preferred Stock - Series D
Ordinary income	$	1.3732	85.16	%	$	1.6125	100.00	%	$	1.6125	100.00	%
Capital gain distributions	0.2393		14.84	%	—		—	%	—		—	%
Total	$	1.6125	100.00	%	$	1.6125	100.00	%	$	1.6125	100.00	%
Preferred Stock - Series E
Ordinary Income	$	1.3307	85.16	%	$	1.5625	100.00	%	$	0.0694	100.00	%
Capital gain distributions	0.2318		14.84	%	—		—	%	—		—	%
Total	$	1.5625	100.00	%	$	1.5625	100.00	%	$	0.0694	100.00	%

The dividends that were taxable to our stockholders in 2019 were 85.16% ordinary income and 14.84% capital gain distributions. The 2019 capital gain distribution was 100% related to unrecaptured Section 1250 gain. The 2019 ordinary income dividends are eligible for the 20% deduction provided by Section 199A for qualified REIT dividends.

The dividends that were taxable to our stockholders in 2018 were 100% ordinary income and were eligible for the 20% deduction provided by Section 199A for qualified REIT dividends.

The dividends that were taxable to our stockholders in 2017 were 100% ordinary income.

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SUPPLEMENTAL BALANCE SHEET INFORMATION (Tables)

12 Months Ended

Dec. 31, 2019

Balance Sheet Related Disclosures [Abstract]

Schedule of assets held for sale

Assets held for sale at December 31, 2019 and 2018 include the following (in thousands):

	2019		2018
Land	$	425	$	2,442
Hotel building and improvements	—		7,929
Furniture, fixtures and equipment	—		2,519
Franchise fees	—		131
	425		13,021
Less - accumulated depreciation and amortization	—		(5,388		)
	$	425	$	7,633

Schedule of restricted cash

Restricted cash at December 31, 2019 and 2018 was as follows (in thousands):

	2019		2018
FF&E reserves	$	25,664	$	24,386
Property taxes	1,728		1,625
Other	203		2,457
	$	27,595	$	28,468

Schedule of prepaid expenses and other

Prepaid expenses and other at December 31, 2019 and 2018 included the following (in thousands): 

	2019		2018
Prepaid insurance	$	3,501	$	2,822
Prepaid taxes	2,032		3,825
Other	3,311		3,464
	$	8,844	$	10,111

Schedule of deferred charges

Deferred charges at December 31, 2019 and 2018 were as follows (in thousands): 

	2019			2018
Initial franchise fees	$	6,615		$	6,463
Less - accumulated amortization	(1,906		)	(1,772		)
	$	4,709		$	4,691

Schedule of other assets

Other assets at December 31, 2019 and 2018 included the following (in thousands):

	2019		2018
Purchase options related to real estate loans	$	8,920	$	6,120
Deferred tax asset, net	2,138		2,046
Other	981		—
Prepaid land lease	—		3,180
Derivative financial instruments	—		3,461
	$	12,039	$	14,807

Schedule of accrued expenses

Accrued expenses and other at December 31, 2019 and 2018 included the following (in thousands):

	2019		2018
Accrued property, sales and income taxes	$	21,392	$	19,570
Derivative financial instruments	16,177		5,042
Other accrued expenses at hotels	13,274		13,288
Accrued salaries and benefits	11,625		10,540
Other	8,209		9,801
Accrued interest	1,082		3,186
Acquired unfavorable leases	—		4,623
	$	71,759	$	66,050

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EQUITY (Tables)

12 Months Ended

Dec. 31, 2019

Equity [Abstract]

Schedule of Common Stock Activity

Changes in common stock during the years ended December 31, 2019 and 2018 were as follows:

	2019		2018
Beginning common shares outstanding	104,783,179		104,287,128
Grants under the Equity Plan	537,734		583,738
Common Unit redemptions	50,244		64,126
Annual grants to independent directors	40,455		34,130
Common stock issued for director fees	—		3,543
Performance share and other forfeitures	(167,757	)	(1,636	)
Shares retained for employee tax withholding requirements	(74,340	)	(187,850	)
Ending common shares outstanding	105,169,515		104,783,179

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EARNINGS PER SHARE (Tables)

12 Months Ended

Dec. 31, 2019

Earnings Per Share [Abstract]

Summary of components used to calculate basic and diluted earnings per share

Below is a summary of the components used to calculate basic and diluted earnings per share (in thousands, except per share amounts):

	2019			2018			2017
Numerator:
Net income	$	82,348		$	91,126		$	99,521
Less: Preferred dividends	(14,838		)	(16,671		)	(17,408		)
Premium on redemption of preferred stock	—			(3,277		)	(2,572		)
Allocation to participating securities	(309		)	(271		)	(307		)
Attributable to non-controlling interest in Operating Partnership	(157		)	(205		)	(307		)
Attributable to non-controlling interest in joint venture	419			—			—
Net income attributable to common stockholders, net of amount allocated to participating securities	$	67,463		$	70,702		$	78,927
Denominator:
Weighted average common shares outstanding - basic	103,887			103,623			99,406
Dilutive effect of equity-based compensation awards	52			219			374
Weighted average common shares outstanding - diluted	103,939			103,842			99,780
Earnings per share:
Basic and diluted	$	0.65		$	0.68		$	0.79

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FAIR VALUE MEASUREMENT

12 Months Ended

Dec. 31, 2019

Fair Value Disclosures [Abstract]

FAIR VALUE MEASUREMENT

FAIR VALUE MEASUREMENT

The following table presents information about our financial instruments measured at fair value on a recurring basis as of December 31, 2019 and 2018. In instances in which the inputs used to measure fair value fall into different levels of the fair value hierarchy, we classify assets and liabilities based on the lowest level of input that is significant to the fair value measurement. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

Disclosures concerning financial instruments measured at fair value are as follows (in thousands):

	Fair Value Measurement at December 31, 2019 using
	Level 1		Level 2		Level 3		Total
Assets:
Purchase options related to real estate loans	$	—	$	—	$	8,920	$	8,920
Liabilities:
Interest rate swaps	—		16,177		—		16,177
	Fair Value Measurement at December 31, 2018 using
	Level 1		Level 2		Level 3		Total
Assets:
Interest rate swaps	$	—	$	3,461	$	—	$	3,461
Purchase options related to real estate loans	—		—		6,120		6,120
Liabilities:
Interest rate swaps	—		5,042		—		5,042

Our purchase options related to real estate loans do not have readily determinable fair values. The fair value of each purchase option was estimated using a binomial lattice or Black-Scholes model. The estimated fair values of the purchase options were based on unobservable inputs for which there is little or no market information available and required us to develop our own assumptions as follows (dollar amounts in thousands):

	Real Estate Loan 1			Real Estate Loan 2			Real Estate Loan 3			Real Estate Loan 4
Exercise price	$	15,143		$	17,377		$	5,503		$	37,800
First option exercise date (1)	12/31/2018			3/31/2019			5/31/2019			8/15/2021
Last option exercise date	11/1/2020			12/5/2020			12/1/2020			8/30/2021
Expected volatility	32.0		%	38.0		%	37.0		%	31.3		%
Risk free rate	1.7		%	1.8		%	1.9		%	1.5		%
Expected annualized equity dividend yield	6.8		%	9.9		%	6.5		%	—		%	(2)

(1) The first option date is the date used for valuing the Purchase Option. The actual option exercise dates are on or after the hotels are fully constructed and open for business. As of December 31, 2019, three of the four hotels were open for business.

(2) The purchase option was valued using the Black-Scholes model which assumes no dividends.

There were no transfers between Level 1 and Level 2 of the fair value hierarchy during the years ended December 31, 2019 or 2018.

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DEBT

12 Months Ended

Dec. 31, 2019

Debt Disclosure [Abstract]

DEBT

DEBT

At December 31, 2019, our indebtedness is comprised of borrowings under the 2018 Unsecured Credit Facility (as defined below), the 2018 Term Loan (as defined below), the 2017 Term Loan (as defined below), the Joint Venture Credit Facility (as defined below), and indebtedness secured by first priority mortgage liens on various hotel properties. At December 31, 2018, our indebtedness is comprised of borrowings under the 2018 Unsecured Credit Facility (as defined below), the 2018 Term Loan (as defined below), the 2017 Term Loan (as defined below), and indebtedness secured by first priority mortgage liens on various hotel properties. The weighted average interest rate, after giving affect to our interest rate derivatives, for all borrowings was 3.95% and 4.27% at December 31, 2019 and 2018, respectively.

$600 Million Senior Unsecured Credit and Term Loan Facility 

On December 6, 2018, the Operating Partnership, as borrower, the Company, as parent guarantor, and each party executing the loan documentation as a subsidiary guarantor, entered into a $600.0 million senior unsecured facility (the “2018 Unsecured Credit Facility”) with Deutsche Bank AG New York Branch as administrative agent, and a syndicate of lenders. The 2018 Unsecured Credit Facility is comprised of a $400.0 million revolving credit facility (the “$400 Million Revolver”) and a $200.0 million term loan (the “$200 Million Term Loan”). At December 31, 2019, the maximum amount of borrowing provided by the 2018 Unsecured Credit Facility was $600.0 million, of which we had $275.0 million borrowed and $315.0 million available to borrow. 

The 2018 Unsecured Credit Facility has an accordion feature which will allow the Company to increase the total commitments by an aggregate of up to $300.0 million.  The $400 Million Revolver will mature on March 31, 2023 and can be extended to March 31, 2024 at the Company’s option, subject to certain conditions. The $200 Million Term Loan will mature on April 1, 2024.  

The interest rate on the 2018 Unsecured Credit Facility is based on a pricing grid ranging from 135 basis points to 210 basis points plus LIBOR for the $200 Million Term Loan and 140 basis points to 215 basis points plus LIBOR for the $400 Million Revolver, depending upon the Company's leverage ratio. The interest rate at December 31, 2019 for the $200 Million Term Loan was 3.36%. 

Financial and Other Covenants.  We are required to comply with various financial and other covenants to draw and maintain borrowings under the 2018 Unsecured Credit Facility. At December 31, 2019, we were in compliance with all financial covenants.

Unencumbered Assets. The 2018 Unsecured Credit Facility is unsecured.  However, borrowings under the 2018 Unsecured Credit Facility are limited by the value of hotel assets that qualify as unencumbered assets. At December 31, 2019, the Company had 52 unencumbered hotel properties (the "Unencumbered Properties") supporting the 2018 Unsecured Credit Facility. 

Unsecured Term Loans

2018 Term Loan

On February 15, 2018, our Operating Partnership, as borrower, the Company, as parent guarantor, and each party executing the term loan documentation as a subsidiary guarantor, entered into a new $225.0 million unsecured term loan (the “2018 Term Loan”) with KeyBank National Association, as administrative agent, and a syndicate of lenders listed in the loan documentation. The 2018 Term Loan has an accordion feature that allows us to increase the total commitments by $150.0 million prior to the maturity date of February 14, 2025, subject to certain conditions.  At closing, we drew $140.0 million of the $225.0 million available under the 2018 Term Loan and used the proceeds to pay off and replace a term loan entered into in 2015. On May 16, 2018, we drew the remaining $85.0 million available under the 2018 Term Loan and used the proceeds to pay down our former $300 million revolving credit facility.

We pay interest on advances at varying rates, based upon, at our option, either (i) 1-, 2-, 3-, or 6-month LIBOR, plus a LIBOR margin between 1.80% and 2.55%, depending upon our leverage ratio (as defined in the loan documents), or (ii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, the federal funds rate plus 0.50%, and 1-month LIBOR plus 1.00%, plus a base rate margin between 0.80% and 1.55%, depending upon our leverage ratio.  We are required to pay other fees, including customary arrangement and administrative fees. The interest rate at December 31, 2019 was 3.66%.

On February 18, 2020, the Company repriced the $225 million 2018 Term Loan, lowering the interest rate to 150 basis points plus LIBOR based on the Company’s current leverage based pricing level, which represents a reduction of 40 basis points compared to the prior rate of 190 basis points plus LIBOR.  All other material provisions of the loan remain unchanged, including the maturity date of the loan which remains February 14, 2025. The Company expects to realize approximately $0.9 million of annual interest expense savings as a result of the transaction through the remaining term of the loan.

Financial and Other Covenants.  We are required to comply with various financial and other covenants to draw and maintain borrowings under the 2018 Term Loan. At December 31, 2019, we were in compliance with all financial covenants.

Unencumbered Assets.  The 2018 Term Loan is unsecured.  However, borrowings under the term loan are limited by the value of the assets that qualify as unencumbered assets.  At December 31, 2019, the Unencumbered Properties also supported the 2018 Term Loan.

2017 Term Loan

On September 26, 2017, our Operating Partnership, as borrower, the Company, as parent guarantor, and each party executing the term loan documentation as a subsidiary guarantor, entered into a $225.0 million unsecured term loan (the "2017 Term Loan") with KeyBank National Association, as administrative agent, and a syndicate of lenders listed in the loan documentation. 

The 2017 Term Loan has an accordion feature which allows us to increase the total commitments by an aggregate of $175.0 million prior to the maturity date, subject to certain conditions. The 2017 Term Loan matures on November 25, 2022.

We pay interest on advances at varying rates, based upon, at our option, either (i) 1, 2, 3, or 6-month LIBOR, plus a LIBOR margin between 1.45% and 2.20%, depending upon our leverage ratio (as defined in the loan documents), or (ii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, the federal funds rate plus 0.50%, and 1-month LIBOR plus 1.00%, plus a base rate margin between 0.45% and 1.20%, depending upon our leverage ratio. We are required to pay other fees, including customary arrangement and administrative fees.

Financial and Other Covenants. In addition, we are required to comply with various financial and other covenants in order to borrow and maintain borrowings under the 2017 Term Loan. At December 31, 2019 we are in compliance with all financial covenants. 

Unencumbered Assets. The 2017 Term Loan is unsecured. However, borrowings under the term loan are limited by the value of hotel assets that qualify as unencumbered assets. As of December 31, 2019, the Unencumbered Properties also supported the 2017 Term Loan.

The 2017 Term Loan gave us the option to delay draws of the principal amount of the term loan. On September 26, 2017, we drew $125.0 million of the $225.0 million available under the 2017 Term Loan and used the proceeds to pay down the principal

balance of our former $300 million revolving credit facility. On December 11, 2017, we drew the remaining $100.0 million of the $225.0 million available under the 2017 Term Loan and used the proceeds to pay down the principal balance of our former $300 million revolving credit facility. The interest rate at December 31, 2019 was 3.36%.

Joint Venture Credit Facility

On October 8, 2019, Summit JV MR 1, LLC (the “Borrower”), as borrower, Summit Hospitality JV, LP (the “Parent”), as parent, and each party executing the credit facility documentation as a subsidiary guarantor, entered into a $200 million credit facility (the “Joint Venture Credit Facility”) with Bank of America, N.A., as administrative agent and sole initial lender, and BofA Securities, Inc., as sole lead arranger and sole bookrunner.

The Operating Partnership and the Company are not borrowers or guarantors of the Joint Venture Credit Facility. The Joint Venture Credit Facility is guaranteed by all of the Borrower’s existing and future subsidiaries, subject to certain exceptions.

The Joint Venture Credit Facility is comprised of a $125 million revolving credit facility (the “$125 Million Revolver”) and a $75 million term loan (the “$75 Million Term Loan”). The Joint Venture Credit Facility has an accordion feature which will allow us to increase the total commitments by up to $300 million, for aggregate potential borrowings of up to $500 million on the Joint Venture Credit Facility.

The $125 Million Revolver and the $75 Million Term Loan will mature on October 8, 2023. Each individually can be extended for a single twelve-month period at the Joint Venture's option, subject to certain conditions.

Interest is paid on revolving credit advances at varying rates based upon, at the Borrower's option, either (i) 1-, 2-, 3-, or 6-month LIBOR, plus a margin of 2.15% for Eurodollar rate advances, or (ii) LIBOR, plus a margin of 2.15% for LIBOR floating rate advances, or (iii) the applicable base rate, which is the greatest of the administrative agent’s prime rate, the federal funds rate plus 0.50%, and 1-month LIBOR plus 1.00%, plus a base rate margin of 1.15%. The applicable margin for a term loan advance shall be five basis points less than revolving credit advances referenced above.

Borrowing Base Assets. The Joint Venture Credit Facility is secured primarily by a first priority pledge of the Borrower's equity interests in the subsidiaries that hold the borrowing base assets, and the related TRS entities, which wholly own the TRS lessees that lease each of the borrowing base assets.

Financial and Other Covenants. In addition, the Borrower is required to comply with a series of financial and other covenants in order to borrow under the Joint Venture Credit Facility.

MetaBank Loan

On June 30, 2017, we entered into a $47.6 million secured, non-recourse loan with MetaBank (the "MetaBank Loan"). During the year ended December 31, 2017, we borrowed $47.6 million on the MetaBank Loan and used the proceeds to pay down the principal balance of our former $300 million revolving credit facility. The MetaBank Loan provides for a fixed interest rate of 4.44% and originally provided for interest only payments for 18 months following the closing date. On January 31, 2019, we entered into a modification agreement, at no additional cost, that increased the interest-only period from 18 months to 24 months following the closing date. Beginning August 1, 2019, the loan amortizes over 25 years through the maturity date of July 1, 2027. The MetaBank Loan is secured by three hotels and is subject to a prepayment penalty if prepaid prior to April 1, 2027.

At December 31, 2019 and 2018 our outstanding indebtedness was as follows (in thousands):

Lender	Reference	Interest Rate	Amortization Period (Years)	Maturity Date	Number of  Properties Encumbered	Balance at
						December 31,
					12/31/2019	2019			2018
$600 Million Senior Unsecured Credit and Term Loan Facility (1)
Deutsche Bank AG New York Branch
$400 Million Revolver		3.41% Variable	n/a	March 31, 2023	n/a	$	75,000		$	115,000
$200 Million Term Loan		3.36% Variable	n/a	April 1, 2024	n/a	200,000			200,000
Total Senior Unsecured Credit and Term Loan Facility						275,000			315,000
Joint Venture Credit Facility (2)
Bank of America, N.A.
$125 Million Revolver		3.91% Variable	n/a	October 8, 2023	n/a	65,000			—
$75 Million Term Loan		3.86% Variable	n/a	October 8, 2023	n/a	75,000			—
Total Joint Venture Credit Facility						140,000			—
Unsecured Term Loan (1)
Term Loan (KeyBank National Association, as Administrative Agent)		3.36% Variable	n/a	November 25, 2022	n/a	225,000			225,000
Term Loan (KeyBank National Association, as Administrative Agent)		3.66% Variable	n/a	February 14, 2025	n/a	225,000			225,000
Secured Mortgage Indebtedness
KeyBank National Association	(3)	4.46% Fixed	30	February 1, 2023	3	19,510			26,357
	(4)	4.52% Fixed	30	April 1, 2023	3	19,992			20,444
	(5)	4.30% Fixed	30	April 1, 2023	3	19,323			19,777
	(6)	4.95% Fixed	30	August 1, 2023	2	34,695			35,411
MetaBank	(7)	4.44% Fixed	25	July 1, 2027	3	47,226			47,640
Bank of Cascades	(8)	3.76% Variable	25	December 19, 2024	1	8,490			8,757
	(8)	4.30% Fixed	25	December 19, 2024	—	8,490			8,757
Compass Bank	(9)	n/a	25	May 6, 2020	—	—			22,151
U.S. Bank, NA	(10)	n/a	25	November 11, 2021	—	—			10,717
Total Mortgage Loans					15	157,726			200,011
Total Debt						1,022,726			965,011
Unamortized debt issuance costs						(6,563		)	(6,299		)
Debt, net of issuance costs						$	1,016,163		$	958,712

(1) The $600 million Senior Secured Credit and Term Loan Facility and Unsecured Term Loans are supported by a borrowing base of 52 unencumbered hotel properties.

(2) The Joint Venture Credit Facility is secured by pledges of the equity in the entities (and affiliated entities) that own the hotels.

(3) On January 25, 2013, we closed on a $29.4 million loan with a fixed rate of 4.46% and a maturity of February 1, 2023. This loan is secured by three of the Hyatt Place hotels we acquired in October 2012. These hotels are located in Chicago (Lombard), IL; Denver (Lone Tree), CO; and Denver (Englewood), CO.  This loan is subject to defeasance costs if prepaid. On March 19, 2019, we defeased $6.3 million of the principal balance to have the encumbrance released on one property, the Hyatt Place in Arlington, TX, to facilitate the sale of the property. As a result of this transaction, we recorded debt transaction costs of $0.6 million primarily related to the debt defeasance premium.

(4) On March 7, 2013, we closed on a $22.7 million loan with a fixed rate of 4.52% and a maturity of April 1, 2023. This loan is secured by three of the Hyatt hotels we acquired in October 2012. These hotels include a Hyatt House in Denver (Englewood), CO and Hyatt Place hotels in Baltimore (Owings Mills), MD and Scottsdale, AZ.  This loan is subject to defeasance if prepaid.

(5) On March 8, 2013, we closed on a $22.0 million loan with a fixed rate of 4.30% and a maturity of April 1, 2023. This loan is secured by the three Hyatt Place hotels we acquired in January 2013. These hotels are located in Chicago (Hoffman Estates), IL; Orlando (Convention), FL; and Orlando (Universal), FL. This loan is subject to defeasance if prepaid.

(6) On July 22, 2013, we closed on a $38.7 million loan with a fixed rate of 4.95% and a maturity of August 1, 2023. This loan is secured by two Marriott hotels we acquired in May 2013. These hotels include a Fairfield Inn & Suites and SpringHill Suites in Louisville, KY. This loan is subject to defeasance if prepaid.

(7) On June 30, 2017, we entered into the MetaBank Loan. The MetaBank Loan is secured by the Hampton Inn & Suites in Minneapolis, MN, the Four Points by Sheraton Hotel & Suites in South San Francisco, CA, and the Hyatt Place in Mesa, AZ. The MetaBank Loan is subject to a prepayment penalty if prepaid prior to April 1, 2027.

(8) On December 19, 2014, we refinanced our loan with Bank of the Cascades and increased the amount financed by $7.9 million.  As part of the refinance the loan was split into two notes. Note A carries a variable interest rate of 30-day LIBOR plus 200 basis points and Note B carries a fixed interest rate of 4.3%. Both notes have amortization periods of 25 years and maturity dates of December 19, 2024. The Bank of Cascades mortgage loan is comprised of two promissory notes that are secured by the same collateral and cross-defaulted.

(9) On April 24, 2019, we repaid a mortgage loan with Compass Bank totaling $21.9 million that was secured by three hotel properties. There was no prepayment penalty associated with the repayment of this loan. After the repayment of this loan, the three hotels were added to the Company's Unencumbered Properties.

(10) On April 11, 2019, we repaid a $10.6 million mortgage loan with U.S. Bank to release the encumbrance on the Hampton Inn in Goleta, CA to facilitate the sale of the property. As a result of this transaction, we incurred debt transaction costs of $1.0 million.

Our outstanding indebtedness requires us to comply with various financial and other covenants. We are currently in compliance with all covenants.

Our total fixed-rate and variable-rate debt at December 31, 2019 and 2018, after giving effect to our interest rate derivatives, is as follows (in thousands): 

	2019		Percentage		2018		Percentage
Fixed-rate debt	$	549,236	54	%	$	569,103	59	%
Variable-rate debt	473,490		46	%	395,908		41	%
	$	1,022,726			$	965,011

Contractual principal payments for each of the next five years are as follows (in thousands): 

2020	$	3,742
2021	3,912
2022	229,072
2023	303,434
2024	216,105
Thereafter	266,461
	$	1,022,726

 Information about the fair value of our fixed-rate debt that is not recorded at fair value is as follows (in thousands): 

	2019				2018
	Carrying Value		Fair Value		Carrying Value		Fair Value		Valuation Technique
Fixed-rate debt	$	149,236	$	151,268	$	169,103	$	166,256	Level 2 - Market approach

At December 31, 2019 and 2018, we had $400.0 million of debt with variable interest rates that had been converted to fixed interest rates through derivative financial instruments which are carried at fair value. Differences between carrying value and fair value of our fixed-rate debt are primarily due to changes in interest rates. Inherently, fixed-rate debt is subject to fluctuations in fair value as a result of changes in the current market rate of interest on the valuation date. For additional information on our use of derivatives as interest rate hedges, refer to “Note 8 –– Derivative Financial Instruments and Hedging.”

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EQUITY - Additional Information (Details) $ / shares in Units, $ in Thousands			12 Months Ended
	Mar. 20, 2018 USD ($) $ / shares shares	May 25, 2017 USD ($) shares	Dec. 31, 2019 USD ($) Vote $ / shares shares	Dec. 31, 2018 USD ($) $ / shares shares	Dec. 31, 2017 USD ($)
Class of Stock [Line Items]
Common stock, shares authorized			500,000,000	500,000,000
Common stock, par value (in dollars per share) | $ / shares			$ 0.01	$ 0.01
Number of votes a share of outstanding common stock is entitled | Vote			1
Aggregate offering price | $		$ 200,000
Number of common stock sold (in shares)		6,151,514
Net proceeds from sale of stock | $		$ 89,100
Shares reserved for issuance			14,365,537	14,591,213
Preferred stock, shares authorized			100,000,000	100,000,000
Preferred stock, par value (in dollars per share) | $ / shares			$ 0.01	$ 0.01
Premium on redemption of preferred stock | $			$ 0	$ 3,277	$ 2,572
General partner, ownership interest			51.00%
Undesignated preferred stock
Class of Stock [Line Items]
Preferred stock, shares authorized			90,600,000
6.45% Series D Preferred Stock
Class of Stock [Line Items]
Preferred stock, shares authorized			3,000,000
Preferred stock, dividend rate (as a percent)			6.45%	6.45%
Preferred stock, shares outstanding			3,000,000	3,000,000
Preferred stock, redemption price (in dollars per share) | $ / shares			$ 25
Annual dividend rate per share (in dollars per share) | $ / shares			$ 1.6125
6.45% Series D Preferred Stock | Maximum
Class of Stock [Line Items]
Ratio for conversion			3.9216
6.25% Series E Preferred Stock
Class of Stock [Line Items]
Preferred stock, shares authorized			6,400,000
Preferred stock, dividend rate (as a percent)			6.25%	6.25%
Preferred stock, shares outstanding			6,400,000	6,400,000
Preferred stock, redemption price (in dollars per share) | $ / shares			$ 25,000
Annual dividend rate per share (in dollars per share) | $ / shares			$ 1.5625
6.25% Series E Preferred Stock | Maximum
Class of Stock [Line Items]
Ratio for conversion			3.1686
7.125% Series C Preferred Stock
Class of Stock [Line Items]
Preferred stock, dividend rate (as a percent)	7.125%
Payments for repurchase of redeemable preferred shares | $	$ 85,300
Preferred stock, shares outstanding	3,400,000
Preferred stock, redemption price (in dollars per share) | $ / shares	$ 25
Premium on redemption of preferred stock | $	$ 3,300
9.25% Series A Preferred Stock
Class of Stock [Line Items]
Preferred stock, redemption price (in dollars per share) | $ / shares			$ 25
GIC
Class of Stock [Line Items]
Limited partner, ownership percentage			49.00%
Unaffiliated Third Parties | Operating partnership
Class of Stock [Line Items]
Limited partner capital account units conversion ratio			1
Number of common units of operating partnership owned by unaffiliated third parties (in shares)			209,021	259,265
Limited partner, ownership percentage			1.00%	1.00%

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BENEFIT PLANS (Details) - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Retirement Benefits [Abstract]
Employer contribution expense	$ 0.3	$ 0.2	$ 0.2

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INCOME TAXES - Additional Information (Details)	Dec. 31, 2019 USD ($)
Income taxes
Unrecognized tax benefits	$ 0
State
Income taxes
Operating loss carryforwards	$ 700,000

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COMMITMENTS AND CONTINGENCIES - Franchise Agreements and Management Agreements (Details) - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Franchise Agreements
Commitments and contingencies
Fees related to the agreement	$ 47.8	$ 47.7	$ 41.6
Franchise Agreements | Minimum
Commitments and contingencies
Agreement term	10 years
Franchise fees received by each franchisor as a percentage of each hotel property's gross revenue	2.00%
Franchise Agreements | Maximum
Commitments and contingencies
Agreement term	20 years
Franchise fees received by each franchisor as a percentage of each hotel property's gross revenue	6.00%
Marketing fees payable as a percentage of gross revenue	4.00%
Deposits required under the agreement as a percentage of the hotel property's gross revenue, into a reserve fund for capital expenditures	5.00%
Management Agreements
Commitments and contingencies
Fees related to the agreement	$ 16.6	$ 18.5	$ 18.2
Management Agreements | Maximum
Commitments and contingencies
Agreement term	25 years

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SUPPLEMENTAL BALANCE SHEET INFORMATION - Deferred Charges (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Deferred charges
Initial franchise fees	$ 6,615	$ 6,463
Less - accumulated amortization	(1,906)	(1,772)
Total	4,709	4,691
Amortization expense	$ 400	$ 500	$ 400

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INVESTMENT IN REAL ESTATE LOANS - Additional Information (Details)		3 Months Ended	12 Months Ended
	Jun. 29, 2018 USD ($)	Sep. 30, 2019	Dec. 31, 2019 USD ($) Loan hotel	Dec. 31, 2018 USD ($)
Financing Receivable, Impaired [Line Items]
Number of hotels | hotel			72
Purchase options related to real estate loans			$ 8,920,000	$ 6,120,000
Real estate development loan
Financing Receivable, Impaired [Line Items]
Investment in real estate loans mature in 2020			28,900,000
Investment in real estate loans mature in 2021			$ 2,000,000.0
Real estate development loans closed in the fourth quarter of 2017
Financing Receivable, Impaired [Line Items]
Number of construction loans | Loan			3
Loans amount			$ 29,600,000
Number of hotels | hotel			3
Loans stated interest rate			8.00%
Loans initial term			3 years
Loans funded			$ 29,600,000
Interest in hotel upon completion to purchase			90.00%
Period of time after initial option exercise to purchase remaining interests			5 years
Amortization of discount			$ 2,100,000	2,000,000.0
Real estate development loans closed in the third quarter of 2019
Financing Receivable, Impaired [Line Items]
Loans stated interest rate		9.00%
Loans initial term		30 months
Loans funded			$ 7,900,000
Interest in hotel upon completion to purchase			90.00%
Period of time after initial option exercise to purchase remaining interests			5 years
Amortization of discount			$ 400,000
Loans commitments amount			28,900,000
Other assets | Real estate development loans closed in the fourth quarter of 2017
Financing Receivable, Impaired [Line Items]
Purchase options related to real estate loans			6,100,000
Other assets | Real estate development loans closed in the third quarter of 2019
Financing Receivable, Impaired [Line Items]
Purchase options related to real estate loans			2,800,000
Disposed of by Sale
Financing Receivable, Impaired [Line Items]
Aggregate sale price			168,400,000	$ 107,250,000
Duluth, GA | Disposed of by Sale | Holiday Inn and Hilton Garden Inn
Financing Receivable, Impaired [Line Items]
Aggregate sale price	$ 24,900,000
Financing receivable amount provided to seller	$ 3,600,000		2,500,000
Financing receivable, term	3 years 6 months
Number of second mortgage notes	2
Financing receivables, interest rate	7.38%
Letter of credit | Unsecured debt | Real estate development loans closed in the third quarter of 2019
Financing Receivable, Impaired [Line Items]
Credit facility, maximum borrowing capacity			$ 10,000,000.0

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INVESTMENT IN HOTEL PROPERTIES - Allocation of aggregate purchase price (Details) - USD ($) $ in Thousands	Dec. 31, 2019	Dec. 31, 2018
Allocation of the aggregate purchase prices to the fair value of assets and liabilities acquired
Land	$ 44,868	$ 25,083
Hotel buildings and improvements	219,410	42,676
Furniture, fixtures and equipment	12,995	3,300
Other assets	1,103	123
Total assets acquired	278,376	71,182
Less other liabilities	(79)	(180)
Net assets acquired	278,297	71,002
Net assets acquired, excluding purchases adjustments and transaction costs	274,500	71,000
Purchase of adjacent land parcels	2,400
Purchase of net working capital assets	1,000
Capitalized transaction costs	$ 400	100
Purchase at settlement of net working capital liabilities		$ 100