10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

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

For the quarterly period ended September 30, 2015

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 333-186090

BRE SELECT HOTELS CORP

(Exact name of registrant as specified in its charter)

Delaware	35-2464254
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
c/o Blackstone Real Estate Partners VII L.P. 345 Park Avenue New York, New York	10154
(Address of principal executive offices)	(Zip Code)

(212) 583-5000

(Registrant’s telephone number, including area code)

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  x

(Note: As a voluntary filer, the registrant has not been subject to the filing requirements of Section 13 or 15(d) of the Exchange Act for the past 90 days. The registrant has filed all reports required under Section 13 or 15(d) of the Exchange Act during the preceding 12 months.)

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted 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 and post such files).    Yes  x    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. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer	¨	Accelerated filer	¨
Non-accelerated filer	x  (Do not check if a smaller reporting company)	Smaller reporting company	¨

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

Indicate the number of shares outstanding of each of the registrant’s classes of common stock, as of the latest practicable date.

Common Stock, $0.01 par value per share	100
(Class)	Outstanding at November 12, 2015

BRE SELECT HOTELS CORP

FORM 10-Q

INDEX

		Page
PART I. FINANCIAL INFORMATION
Item 1.	Financial Statements:
	Condensed Consolidated Balance Sheets – September 30, 2015 (Unaudited) and December 31, 2014		3
	Condensed Consolidated Statements of Operations (Unaudited) - Three and Nine Months Ended September 30, 2015 and 2014		4
	Condensed Consolidated Statements of Cash Flows (Unaudited) - Nine Months Ended September 30, 2015 and 2014		5
	Notes to Condensed Consolidated Financial Statements (Unaudited)		6
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations		16
Item 3.	Quantitative and Qualitative Disclosures about Market Risk		23
Item 4.	Controls and Procedures		23
PART II. OTHER INFORMATION
Item 1.	Legal Proceedings		24
Item 1A.	Risk Factors		24
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds		24
Item 3.	Defaults Upon Senior Securities		24
Item 4.	Mine Safety Disclosures		24
Item 5.	Other Information		24
Item 6.	Exhibits		25
Signatures			26

This Form 10-Q includes references to certain trademarks or service marks. The SpringHill Suites^® by Marriott, TownePlace Suites^® by Marriott, Fairfield Inn^® by Marriott, Courtyard^® by Marriott, Residence Inn^® by Marriott and Marriott Suites^® trademarks are the property of Marriott International, Inc. or one of its affiliates. The Homewood Suites^® by Hilton, Hilton Garden Inn^®, Hampton Inn^® and Hampton Inn & Suites^® trademarks are the property of Hilton Worldwide Holdings Inc. or one or more of its affiliates. For convenience, the applicable trademark or service mark symbol has been omitted for uses other than in this paragraph but will be deemed to be included wherever the above referenced terms are used.

BRE SELECT HOTELS CORP

CONDENSED CONSOLIDATED BALANCE SHEETS

(in thousands, except share data)

	September 30, 2015		December 31, 2014
	(Unaudited)
ASSETS
Investment in real estate, net of accumulated depreciation of $66,112 and $43,771, respectively	$	989,386	$	974,833
Cash and cash equivalents		33,223		22,776
Restricted cash		8,891		40,719
Due from third party managers, net		7,253		4,764
Prepaid expenses		2,370		2,166
Deferred financing costs, net		6,037		9,817
Goodwill		126,377		126,377
Other assets		1,022		912
TOTAL ASSETS	$	1,174,559	$	1,182,364
LIABILITIES
Accounts payable and accrued expenses	$	15,890	$	18,969
Due to third party managers, net		470		1,580
Mortgages payable		847,140		847,453
TOTAL LIABILITIES		863,500		868,002
Commitments and contingencies (Note 6)
7% Series A Cumulative Redeemable Preferred Stock, $1.90 initial liquidation preference, 120,000,000 shares authorized; 72,382,848 issued and outstanding at September 30, 2015 and December 31, 2014		137,160		137,160
SHAREHOLDER’S EQUITY
Preferred stock, $0.0001 par value, 30,000,000 shares authorized; none issued and outstanding at September 30, 2015 and December 31, 2014		0		0
Common stock, $0.01 par value, 100,000 shares authorized; 100 shares issued and outstanding at September 30, 2015 and December 31, 2014		0		0
Additional paid-in capital		169,971		177,202
Retained earnings		3,928		0
TOTAL SHAREHOLDER’S EQUITY		173,899		177,202
TOTAL LIABILITIES AND SHAREHOLDER’S EQUITY	$	1,174,559	$	1,182,364

The accompanying notes are an integral part of these condensed consolidated financial statements.

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BRE SELECT HOTELS CORP

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (Unaudited)

(in thousands, except share data)

	Three Months Ended September 30,						Nine Months Ended September 30,
	2015			2014			2015			2014
REVENUE
Room revenue	$	77,135		$	74,614		$	207,922		$	200,260
Other revenue		4,991			4,598			13,827			13,772
Total revenue		82,126			79,212			221,749			214,032
EXPENSES
Operating expense		18,127			17,802			51,698			50,209
Hotel administrative expense		5,890			5,747			17,181			16,730
Sales and marketing		6,505			5,757			17,336			15,958
Utilities		2,741			2,923			7,396			7,638
Repair and maintenance		2,771			2,712			8,238			8,084
Franchise fees		3,815			3,682			10,293			9,936
Management fees		2,749			2,888			7,513			7,927
Taxes, insurance and other		3,970			3,546			11,417			10,436
General and administrative		1,214			777			3,379			2,542
Depreciation expense		8,658			6,760			24,367			19,994
Total expenses		56,440			52,594			158,818			149,454
Loss on disposals of investment in real estate		(1,506	)		0			(4,382	)		0
Operating income		24,180			26,618			58,549			64,578
Interest expense, net		(7,771	)		(9,666	)		(22,889	)		(28,696	)
(Loss) gain on derivatives		(4	)		22			(57	)		(397	)
Income from continuing operations before income tax expense		16,405			16,974			35,603			35,485
Income tax expense		(3,473	)		(3,649	)		(3,675	)		(4,463	)
Income from continuing operations		12,932			13,325			31,928			31,022
Loss from discontinued operations, net of tax (Note 11)		0			(162	)		0			(93	)
Net income		12,932			13,163			31,928			30,929
Series A Preferred Stock dividends declared		(2,410	)		(3,231	)		(7,231	)		(9,693	)
Net income available for common stockholders	$	10,522		$	9,932		$	24,697		$	21,236
Basic and diluted net income per common share
From continuing operations, after Series A Preferred Stock dividends	$	105,220.00		$	100,940.00		$	246,970.00		$	213,290.00
From discontinued operations		0.00			(1,620.00	)		0.00			(930.00	)
Total basic and diluted net income per common share available to common stockholders	$	105,220.00		$	99,320.00		$	246,970.00		$	212,360.00
Dividends declared per common share	$	190,000.00		$	90,000.00		$	280,000.00		$	230,000.00
Weighted average common shares outstanding - basic and diluted		100			100			100			100

The accompanying notes are an integral part of these condensed consolidated financial statements.

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BRE SELECT HOTELS CORP

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited)

(in thousands)

	Nine Months Ended September 30,
	2015			2014
Cash flows from operating activities:
Net income	$	31,928		$	30,929
Adjustments to reconcile net income to cash provided by operating activities:
Depreciation		24,367			19,994
Loss on disposals of investment in real estate		4,382			0
Loss on sale of assets		0			150
Fair value adjustment of interest rate cap		57			397
Amortization of deferred financing costs		3,780			4,096
Other non-cash expenses, net		(22	)		(22	)
Changes in operating assets and liabilities:
Decrease (increase) in cash restricted for operating expenses		4,981			(3,279	)
Increase in due to/from third party managers, net		(3,599	)		(338	)
(Increase) decrease in prepaid expenses and other assets		(572	)		1,176
Increase in accounts payable and accrued expenses		3,494			3,188
Net cash provided by operating activities		68,796			56,291
Cash flows from investing activities:
Capital improvements		(49,853	)		(23,433	)
Proceeds from sale of assets, net		0			9,380
Property insurance proceeds		201			353
Decrease in cash restricted for property improvements		26,847			7,394
Net cash used in investing activities		(22,805	)		(6,306	)
Cash flows from financing activities:
Payments of mortgage debt		(313	)		(8,910	)
Payments of mezzanine debt		0			(2,512	)
Dividends paid to Series A Preferred shareholders		(7,231	)		(9,693	)
Dividends paid to common shareholders		(28,000	)		(23,000	)
Net cash used in financing activities		(35,544	)		(44,115	)
Net increase in cash and cash equivalents		10,447			5,870
Cash and cash equivalents, beginning of period		22,776			23,902
Cash and cash equivalents, end of period	$	33,223		$	29,772
Supplemental Cash Flow Information, including Non-Cash Activities:
Interest paid	$	19,469		$	25,066
Taxes paid	$	2,136		$	945
Accrued capital improvements	$	4,733		$	2,007
Accrued 7% Series A Preferred Stock dividends	$	2,410		$	3,231

The accompanying notes are an integral part of these condensed consolidated financial statements.

5

BRE SELECT HOTELS CORP

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

1. Organization

BRE Select Hotels Corp, together with its wholly-owned subsidiaries (the “Company”), is a Delaware corporation that made an election, through the filing of Form 1120-REIT for 2012, to qualify as a real estate investment trust, or REIT, for federal income tax purposes. The Company was formed on November 28, 2012 to invest in income-producing real estate in the United States through the acquisition of Apple REIT Six, Inc. (“Apple Six”) on behalf of BRE Select Hotels Holdings LP (“BRE Holdings”), a Delaware limited partnership and an affiliate of the Company. 100% of the common stock of the Company is owned by BRE Holdings, which is an affiliate of Blackstone Real Estate Partners VII L.P. (the “Sponsor”). The acquisition of Apple Six (the “Merger”) was completed on May 14, 2013 (the “Acquisition Date”). As of September 30, 2015, the Company owned 62 hotels located in 18 states with an aggregate of 7,346 rooms.

2. Summary of Significant Accounting Policies

Principles of Consolidation - The unaudited condensed consolidated financial statements include all of the accounts of the Company and its subsidiaries. All intercompany accounts and transactions have been eliminated in consolidation.

Basis of Presentation - The accompanying unaudited condensed consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States (“U.S. GAAP”) for interim financial information and certain information and footnote disclosures normally included in annual financial statements prepared in accordance with U.S. GAAP have been omitted in accordance with standards for the preparation of interim financial statements. In the opinion of management, all adjustments (consisting of normal recurring adjustments) necessary for a fair presentation have been included in these condensed consolidated financial statements. Operating results for the interim periods herein are not necessarily indicative of the results that may be expected for the twelve month period ending December 31, 2015. These unaudited condensed consolidated financial statements should be read in conjunction with the audited financial statements and notes thereto in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

Use of Estimates - The preparation of the condensed consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the condensed consolidated financial statements and accompanying notes. Actual results could differ from those estimates.

Cash and Cash Equivalents - Cash and cash equivalents primarily consist of cash in banks. Cash equivalents consist of investments with maturities of three months or less at acquisition. The Company has deposits in excess of $250,000 within single financial institutions that are not insured by the Federal Deposit Insurance Corporation. The Company believes it mitigates this risk by depositing with major financial institutions.

Restricted Cash - Restricted cash consists of deposits held in escrow for the payment of certain required repairs, capital improvements and property taxes pursuant to the terms of the Company’s mortgages payable, as well as a repairs and improvements reserve required by the Marriott International, Inc. or its affiliates (“Marriott”) management agreements. The Company’s policy is to present changes in restricted cash attributable to property taxes, insurance and ground rent as a component of operating cash flows and changes in restricted cash attributable to repairs and capital improvements as a component of investing cash flows in the condensed consolidated statements of cash flows.

Due from Third Party Managers, net - Due from third party managers, net, represents the net working capital advanced to and held by the hotel management companies for operation of the hotels.

Due to Third Party Managers, net - Due to third party managers, net, represents management fees due in excess of the net working capital advanced to and held by the hotel management companies for operation of the hotels.

Investment in Real Estate and Related Depreciation - Real estate is stated at cost, net of accumulated depreciation. Repair and maintenance costs are expensed as incurred while significant improvements, renovations, and replacements that extend the useful life of the real estate asset are capitalized and depreciated over the estimated useful life of the real estate asset. The Company recorded a non-cash loss on disposals of investments in real estate of $1.5 million and $4.4 million during the three and nine months ended September 30, 2015, respectively, due to early disposal of furniture, fixtures, and equipment in connection with the Company’s capital improvement and renovation plans. Depreciation is computed using the straight-line method over the average estimated useful lives of the assets, which are 39 years for buildings, 10 years for land and building improvements and three to seven years for furniture and equipment.

6

Impairment of Investment in Real Estate - The Company records impairment losses on hotel properties used in operations if indicators of impairment are present, and the sum of the undiscounted cash flows estimated to be generated by the respective properties over their estimated remaining useful life, based on historical and industry data, is less than the properties’ carrying amount. Indicators of impairment include: (1) a property with current or potential losses from operations, (2) when it becomes more likely than not that a property will be sold before the end of its previously estimated useful life or (3) when events, trends, contingencies or changes in circumstances indicate that a triggering event has occurred and an asset’s carrying value may not be recoverable. The Company monitors its properties on an ongoing basis by reviewing financial performance and considers each property individually for purposes of reviewing for indicators of impairment. As many indicators of impairment are subjective, such as general economic and market declines, the Company also prepares a quarterly recoverability analysis to assist with its evaluation of impairment indicators. The analysis compares each property’s current year actual and forecasted occupancy and revenue per available room (“RevPAR”) compared to the prior year. No triggering events have occurred to indicate the asset carrying values will not be recoverable as of September 30, 2015. If events or circumstances change, such as the operating performance of a property declines substantially for an extended period of time, the Company’s carrying value for a particular property may not be recoverable and in such instances an impairment loss would be recorded. Impairment losses are measured as the difference between the asset’s fair value and its carrying value.

Goodwill - Goodwill represents the excess of purchase price over fair value of assets acquired and liabilities assumed in business combinations, and is characterized by the intangible assets that do not qualify for separate recognition. In accordance with accounting guidance related to goodwill and other intangible assets, goodwill is not amortized, but instead reviewed for impairment at least annually. The Company performs its annual testing for impairment of goodwill during the fourth quarter of each year and in certain situations between those annual dates if indicators of impairment are present. The impairment analysis for goodwill is performed at the reporting unit level using a two-step approach. The first step is a comparison of the fair value of the reporting unit, determined using an income approach and validated by a market approach, to its carrying amount. If the carrying amount exceeds the fair value, the second step quantifies any impairment write-down by comparing the current implied value of goodwill to the recorded goodwill balance. There was no impairment of goodwill for any of the periods presented. Goodwill recognized is deductible for tax purposes.

Revenue Recognition - Revenue is recognized as earned, which is generally defined as the date upon which a guest occupies a room or utilizes the hotel’s services. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

Sales and Marketing Costs - Sales and marketing costs are expensed when incurred. These costs represent the expense for franchise advertising under the terms of the hotel management and franchise agreements and general and administrative expenses that are directly attributable to advertising and promotion.

Income Taxes - The Company made an election, through the filing of Form 1120-REIT for 2012, to qualify as a REIT under the Internal Revenue Code of 1986, as amended, beginning with the Company’s short taxable year ended December 31, 2012. In order to qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement that it distribute at least 90% of its adjusted taxable income to its shareholders, subject to certain adjustments and excluding any net capital gain. The Company’s taxable REIT income and dividend requirements to maintain REIT status are determined on an annual basis. The Company intends to adhere to these requirements to qualify for REIT status, and assuming it does qualify for taxation as a REIT, it will generally not be subject to federal income taxes to the extent it distributes substantially all of its taxable income to the Company’s shareholder. Dividends paid in excess of REIT taxable income for the year will generally not be taxable to the common stockholder. However, the Company’s taxable REIT subsidiaries (“TRS”) will generally be subject to federal, state, and local income taxes and the consolidated income tax provision includes those taxes. The income tax expense of the Company is less than the U.S. statutory rate as a result of these TRS.

Valuation of Deferred Tax Assets - A valuation allowance for deferred tax assets is provided when it is “more likely than not” that some portion or all of the deferred tax assets will not be realized. Realization is dependent upon the generation of future taxable income or the reversal of deferred tax liabilities during the periods in which those temporary differences become deductible. The Company considers the scheduled reversal of deferred tax liabilities, projected future taxable income and tax planning strategies in performing this assessment. The Company had a valuation allowance of $0.9 million as of September 30, 2015 for a TRS where it is not considered more likely than not that the deferred tax assets will be realized.

Income per Common Share - Basic income per common share is computed based upon the weighted average number of shares outstanding during the period, after giving effect to the Series A Preferred Stock dividends declared during the period. There were no potential dilutive shares during the applicable periods, and as a result, basic and dilutive outstanding shares were the same.

7

Segment Information - The Company derives revenues and cash flows from its hotel portfolio. Hotel portfolio financial information is analyzed for purposes of assessing performance and allocating resources. Therefore, the Company has one operating segment consisting of its hotel portfolio.

New Accounting Pronouncements - In April 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) No. 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. Under the update, discontinued operations are defined as either (1) a component of an entity (or group of components) that (i) has been disposed of or meets the criteria to be classified as held-for-sale and (ii) represents a strategic shift that has (or will have) a major effect on an entity’s operations and financial results, or (2) is a business or nonprofit activity that on acquisition, meets the criteria to be classified as held-for-sale. The accounting update is effective on a prospective basis for disposals of assets meeting the definition as held-for-sale for accounting periods beginning on or after December 15, 2014. The Company adopted ASU No. 2014-08 on January 1, 2015.

We expect that future disposals of operating real estate assets will not qualify for discontinued operations reporting treatment, unless the disposals represent a strategic shift that will have a major effect on the Company’s operations and financial results. There were no hotels sold or held for sale during the three and nine months ended September 30, 2015.

The discontinued operations presented for the interim periods ended September 30, 2014 represent individual sales of hotels which occurred prior to the Company’s adoption of ASU No. 2014-08 (see Note 11) and represented discontinued operations under the previous accounting guidance.

In May 2014, the FASB issued ASU No. 2014-09, Revenue from Contracts with Customers. The update outlines a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and supersedes most current revenue recognition guidance, including industry-specific guidance. The accounting update was initially scheduled to become effective for accounting periods beginning after December 15, 2016. In July 2015, the FASB extended the required implementation date one year to periods beginning after December 15, 2017, permitting entities to early adopt the standard as of the original effective date in ASU 2014-09. The Company is currently assessing the impact this new guidance may have on the Company’s operations and financial results.

In August 2014, the FASB issued ASU 2014-15, Presentation of Financial Statements – Going Concern. The ASU requires management to evaluate relevant conditions, events and certain management plans that are known or reasonably knowable as of the evaluation date when determining whether substantial doubt about an entity’s ability to continue as a going concern exists. Management will be required to make this evaluation for both annual and interim reporting periods. The standard states substantial doubt exists when relevant conditions and events, considered in the aggregate, indicate that it is probable that the entity will be unable to meet its obligations as they become due within one year after the date that the financial statements are issued. An entity must provide certain disclosures if conditions or events raise substantial doubt about the entity’s ability to continue as a going concern. The Company will be required to apply the provisions of ASU 2014-15 for accounting periods beginning after December 15, 2016. The Company does not expect the new standard will impact its financial statements or require further disclosure.

In April 2015, the FASB issued ASU 2015-03, Interest – Imputation of Interest (Subtopic 835-30). ASU 2015-03 changes the presentation of debt issuance costs in the financial statements to present such costs as a direct deduction from the related debt liability rather than as an asset. Amortization of debt issuance costs will be reported as interest expense. This standard is effective for annual reporting periods beginning after December 15, 2015. ASU 2015-03 will not have a material impact on the Company’s consolidated financial position, results of operations, or cash flows.

3. Investment in Real Estate, net

Investment in real estate, net as of September 30, 2015 and December 31, 2014 consisted of the following (in thousands):

	September 30, 2015			December 31, 2014
Land and Improvements	$	154,715		$	154,353
Building and Improvements		835,210			805,183
Furniture, Fixtures and Equipment		47,238			34,947
Construction in Progress		18,335			24,121
		1,055,498			1,018,604
Less: Accumulated Depreciation		(66,112	)		(43,771	)
Investment in Real Estate, net	$	989,386		$	974,833

8

4. Mortgages Payable

On December 3, 2014, certain indirect wholly-owned subsidiaries (the “Borrowers”) of the Company entered into a loan agreement (the “Loan Agreement”) with commercial lenders (collectively, the “Lenders”), pursuant to which the Borrowers obtained an $830 million mortgage loan from the Lenders (the “Loan”). The Loan is secured by first-priority, cross-collateralized mortgage liens on 61 of the 62 properties owned or ground-leased by certain subsidiaries of the Company, all related personal property, reserves, a pledge of all income received by the Borrowers with respect to the properties, a pledge of the ownership interests in the operating lessee and a security interest in a cash management account.

A portion of the proceeds from the Loan were used to repay the mortgage and mezzanine loans obtained on May 14, 2013 by the Borrowers, as well as certain indirect wholly-owned subsidiaries of the Company that own direct and indirect interests in the Borrowers (the “Mezzanine Borrowers”), in the aggregate original principal amount of $775 million and with an aggregate outstanding principal amount of $763.9 million as of the date of repayment. Accordingly, on December 3, 2014, the Borrowers and Mezzanine Borrowers repaid in full, cancelled and terminated their respective mortgage and mezzanine loan agreements outstanding at that date without any penalties incurred.

The initial interest rate of the Loan is equal to the one-month London interbank offered rate for deposits, or LIBOR, plus a margin rate of 2.80%. In connection with the Loan, the Borrowers entered into an interest rate cap agreement, which caps the base interest rate before applying the applicable margins on the Loan, for an aggregate notional amount of $830 million, a termination date of December 9, 2016 and a strike rate of 4.50%. The Loan is scheduled to mature on December 9, 2016, with an option for the Borrowers to extend the initial term for three one-year extension terms, subject to certain conditions. The Loan is not subject to any mandatory principal amortization.

The Loan contains various representations and warranties, as well as certain financial, operating and other covenants that will among other things, limit the Company’s ability to:

• incur additional secured or unsecured indebtedness;

• make cash distributions at any time that the debt yield, representing the quotient (expressed as a percentage) calculated by dividing the annualized net operating income of the properties subject to the Loan by the outstanding principal amount of the indebtedness under the Loan, is less than 7.50% during the first four years of the Loan and 7.75% during the fifth year of the Loan or if there is a default continuing under the Loan, until such time as the debt yield is equal to or greater than 7.50% during the first four years of the Loan and 7.75% during the fifth year of the Loan or the Loan default has been cured;

• make investments or acquisitions;

• use assets as security in other transactions;

• sell assets (except that the Borrowers are permitted to sell assets so long as the debt yield is not reduced, subject to payment of applicable prepayment premiums and other property release requirements);

• guarantee other indebtedness; and

• consolidate, merge or transfer all or substantially all of the Company’s assets.

Defaults under the Loan include, among other things, the failure to pay interest or principal when due, material misrepresentations, transfers of the underlying security for the Loan without any required consent from the Lender, defaults under certain agreements relating to the properties, including franchise and management agreements, bankruptcy of a Borrower or any guarantor of the Loan, failure to maintain required insurance and a failure to observe other covenants under the Loan, in each case subject to any applicable cure rights. The Borrowers may prepay the Loan, in whole or in part, at any time without any prepayment penalty or fee.

In addition, the applicable Borrowers for the Loan and BSHH LLC, a Delaware limited liability company (the “Guarantor”) and an affiliate of BRE Holdings, will have recourse liability under the Loan for certain matters typical of a transaction of this type, including, without limitation, relating to losses arising out of actions by the Borrower, Guarantor, Sponsor or their respective affiliates controlled by the Sponsor which constitute fraud, intentional misrepresentation, misappropriation of funds (including insurance proceeds), removal or disposal of any property after an event of default under the Loan, a material violation of the due on sale/encumbrance covenants set forth in the loan agreements, willful misconduct that results in waste to any property and any material modification or voluntary termination of a ground lease without the Lender’s prior written consent if required under the loan agreements. The Borrowers will also have recourse liability for the Loan in the event any security instrument or loan agreement is deemed a fraudulent conveyance or a preference, and the Borrowers and the Guarantor will have recourse liability for the Loan in the event of a voluntary or collusive involuntary bankruptcy of any Borrower or any operating lessee of the

9

properties or in the event Borrower, Guarantor, Sponsor or their respective affiliates controlled by the Sponsor consents to or joins in the application for the appointment of a custodian, receiver, trustee or examiner of any Borrower or the operating lessee of any of the properties or any property, provided, however, the liability of the Guarantor described in this sentence shall not exceed 15% of the principal amount of the Loan outstanding at the time the event occurred.

Concurrent with the execution of the documents reflecting the Loan, the Company executed an Indemnity Agreement in favor of the Guarantor pursuant to which the Company agrees to indemnify and hold the Guarantor harmless from any losses incurred by the Guarantor pursuant to the terms of the guaranty executed by the Guarantor in favor of the Lenders in connection with the Loan.

The Company capitalized $6.9 million of deferred financing costs associated with the Loan. Deferred financing costs consist of amounts paid for direct and indirect costs associated with the origination of the Loan. Such costs are amortized on a straight-line basis (which approximates the effective interest method) over the term of the related debt. Amortization of deferred financing costs totaled $1.3 million and $3.8 million under the mortgage loan for the three and nine months ended September 30, 2015, respectively. This compares to amortization of deferred financing costs of $1.4 million and $4.1 million under the previous mortgage and mezzanine loans for the three and nine months ended September 30, 2014, respectively, and is included in interest expense in the condensed consolidated statements of operations.

As part of the Merger, the Company assumed an existing loan with a commercial lender secured by the Company’s Fort Worth, Texas Residence Inn property. The loan matures on October 6, 2022 and carries a fixed interest rate of 4.73%. Principal is due monthly with the remaining outstanding principal balance due at maturity of the loan. The outstanding principal balance as of September 30, 2015 was $17.1 million and is included in mortgages payable in the condensed consolidated balance sheets.

Future scheduled principal payments of debt obligations (assuming no exercise of extension options) as of September 30, 2015 are as follows (in thousands):

2015 (remaining months)	$	108
2016		830,440
2017		464
2018		487
2019		510
Thereafter		15,131
Total	$	847,140

5. Fair Value of Financial Instruments

In accordance with the authoritative guidance on fair value measurements and disclosures, the Company measures nonfinancial assets and liabilities subject to nonrecurring measurement and financial assets and liabilities subject to recurring measurement based on a hierarchy that prioritizes inputs to valuation techniques used to measure the fair value. Inputs used in determining fair value should be from the highest level available in the following hierarchy:

Level 1 — Inputs based on quoted market prices in active markets for identical assets or liabilities that the reporting entity has the ability to access.

Level 2 — Inputs based on quoted prices for similar assets or liabilities, quoted market prices in markets that are not active, or other inputs that are observable or can be corroborated by observable data for substantially the full term of the assets or liabilities.

Level 3 — Inputs are unobservable for the asset or liability and typically based on an entity’s own assumptions as there is little, if any, related market activity.

Determining estimated fair values of the Company’s financial instruments such as mortgages payable requires considerable judgment to interpret market data. The market assumptions and/or estimation methodologies used may have a material effect on estimated fair value amounts. Accordingly, the estimates presented are not necessarily indicative of the amounts by which these

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instruments could be purchased, sold, or settled. Carrying amounts and estimated fair values of financial instruments, for periods indicated, were as follows (in thousands):

	September 30, 2015				December 31, 2014
	Carrying Value		Estimated Fair Value		Carrying Value		Estimated Fair Value
Financial assets and liabilities measured at fair value on a recurring basis:
Interest rate caps	$	2	$	2	$	59	$	59
Financial assets not measured at fair value:
Cash and cash equivalents	$	33,223	$	33,223	$	22,776	$	22,776
Restricted cash	$	8,891	$	8,891	$	40,719	$	40,719
Due from third party managers, net	$	7,253	$	7,253	$	4,764	$	4,764
Financial liabilities not measured at fair value:
Accounts payable and accrued expenses	$	15,890	$	15,890	$	18,969	$	18,969
Due to third party managers, net	$	470	$	470	$	1,580	$	1,580
Mortgages payable	$	847,140	$	846,936	$	847,453	$	846,927

Interest rate caps - The Company acquired one interest rate cap agreement, as required by the terms of its Loan, considered to be a derivative financial instrument. The agreement caps the interest rate on the Loan. The Company did not designate the derivative as a hedge for accounting purposes and, accordingly, accounts for the interest rate cap at fair value in the accompanying condensed consolidated balance sheets in other assets with adjustments to fair value recorded in gain (loss) on derivatives in the condensed consolidated statements of operations. The interest rate cap was acquired at a cost of $0.3 million. Fair value is determined by using prevailing market data and incorporating proprietary models based on well recognized financial principles and reasonable estimates where applicable from a third party source. This is considered a Level 2 valuation technique. Fair value changes on the interest rate cap are classified as a component of cash flows from operations.

Cash, cash equivalents and restricted cash - These financial assets bear interest at market rates and have maturities of less than 90 days. The carrying value approximates fair value due to the short-term nature of these assets. This is considered a Level 1 valuation technique.

Due from/to third party managers, accounts payable and accrued expenses - The carrying value of these financial instruments approximates their fair value due to the short-term nature of these financial instruments. This is considered a Level 1 valuation technique.

Mortgages payable - For fixed rate mortgage payable, fair value is calculated by discounting the future cash flows of each instrument at estimated market rates of debt obligations with similar maturities and credit profiles or quality. This is considered a Level 3 valuation technique. The estimated fair value of the mortgages payable in the table above includes the estimated fair value of the mortgage loan secured by the Company’s Fort Worth, Texas Residence Inn property, and the Company’s carrying value of the Loan. The fair value of the Loan cannot be reasonably estimated because it is not readily determinable without undue cost.

6. Commitments and Contingencies

Insurance - The Company carries comprehensive insurance, including general liability, property, rental loss and umbrella liability coverage on all of the hotels. In addition, the Company carries flood coverage on certain hotels when available on commercially reasonable terms for hotels where we believe such coverage is warranted or required under the terms of the Loan. On June 5, 2015, the Company evacuated and temporarily closed the Homewood Suites in Fort Worth, Texas due to damage incurred from extensive flooding in the area during late May 2015. Remediation work was started immediately, and the hotel is expected to remain closed for several months for the required remediation work and repairs. The insurance carriers were notified in June 2015 of the pending property insurance claim which is in the process of being evaluated. Management believes the property damage from the flooding is covered by insurance. For the three and nine months ended September 30, 2015, the Company received $0.5 million of business interruption insurance proceeds as a result of the closure of the hotel due to the property damage, which is included in other revenue in the condensed consolidated statements of operations.

Legal Fees - In connection with the Merger, on November 29, 2012 Apple Six entered into a litigation cost sharing agreement with Apple REIT Seven, Inc., Apple REIT Eight, Inc., Apple REIT Nine, Inc. and Apple REIT Ten, Inc. (the “other Apple REIT companies”). Pursuant to the litigation cost sharing agreement, the Company, as successor to Apple Six, agreed to pay 20%, and the other parties to the litigation cost sharing agreement agreed to pay 80%, of the fees and expenses of specified counsel or any other counsel, consultant or service provider jointly retained in connection with the Apple REIT class action litigation described below, incurred after November 29, 2012.

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As previously disclosed in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014 and Quarterly Reports on Form 10-Q for the quarterly periods ended March 31, 2015 and June 30, 2015, the other Apple REIT companies were named with others in a consolidated class action litigation called In re Apple REITs Litigation, Civil Action No. 1:11-cv-02919-KAM-JO in the United States District Court for the Eastern District of New York (the “District Court”). Following the District Court’s dismissal of plaintiffs’ claims, plaintiffs appealed to the United States Court of Appeals for the Second Circuit, which court affirmed the District Court’s dismissal of certain claims and vacated and remanded others. On remand, on March 25, 2015, the District Court granted defendants’ motion to dismiss in full, with prejudice. The time to file a notice of appeal of that decision has expired, and no such notice has been filed. The Company does not expect to owe any additional amounts under the cost sharing agreement.

Franchise Agreements - As of September 30, 2015, the Company’s hotel properties, other than the Courtyard in Myrtle Beach, South Carolina, the SpringHill Suites in Fort Worth, Texas and the Marriott in Redmond, Washington, (the “Marriott Managed Properties”) were operated under franchise agreements between the Company’s TRS and Marriott or Hilton Worldwide Holdings Inc. or its affiliates (“Hilton”). The franchise agreements for these hotels allow the properties to operate under the brand identified in the applicable franchise agreements. The management agreements for each of the Marriott Managed Properties allow the Marriott Managed Properties to operate under the brand identified therein. Pursuant to the franchise agreements, the Company pays a royalty fee, generally between 4.5% and 6.0% of room revenue, which is included in franchise fees in the condensed consolidated statements of operations. Program fees, which include additional fees for marketing, are included in sales and marketing expense, and central reservation system and other franchisor costs are included in operating expense in the condensed consolidated statements of operations.

Management Agreements - As of September 30, 2015, each of the Company’s 62 hotels were operated and managed, under separate management agreements, by affiliates of the following companies: Marriott, Western International (“Western”), Larry Blumberg & Associates (“LBA”), White Lodging Services Corporation (“White”), Inn Ventures, Inc. (“Inn Ventures”), Interstate Hotels & Resorts, Inc. (“Interstate”), OTO Development, LLC (“OTO”), or Sage Hospitality (“Sage”). The management agreements require the Company to pay a monthly fee calculated as a percentage of revenues, generally between 2.0% - 7.0%, as well as annual incentive fees, if applicable, and are included in management fees in the condensed consolidated statements of operations. The agreements have remaining terms generally ranging from less than one to 19 years. The agreements with less than one year remaining in their term generally automatically renew on annual or month-to-month terms unless either party to the agreement gives prior notice of the termination thereof. If the Company terminates a management agreement prior to its expiration, it may be liable for estimated management fees through the remaining term and liquidated damages. Additionally, the Company, from time to time, enters into management agreements to manage retail premises ancillary to its hotels. During 2015, the Company changed the management of certain hotels with no material financial impact to the Company.

TRS Lease Agreements - The Company’s lease agreements are intercompany agreements between the TRS lessees and our property-owning subsidiaries. These agreements generally contain terms which are customary for third-party lease agreements, including terms for rent payments and other expenses. All related rental income and expense related to the TRS lease agreements net to zero on a consolidated basis, and therefore have no impact on the condensed consolidated financial statements.

Ground Leases - As of September 30, 2015, four of the Company’s hotel properties had ground leases with remaining terms ranging from two to eight years, which may be extended at the Company’s election. Two properties, the Courtyard in Tuscaloosa, Alabama and the Fairfield Inn in Tuscaloosa, Alabama, are leased to the Company pursuant to a single ground lease. The ground lease for the Residence Inn in Pittsburgh, Pennsylvania originated at the time of the Merger and has a term of 18 years. Payments under this lease are payable to a subsidiary of the Company and, therefore eliminated in consolidation and excluded from the table below. Each of the remaining three leases has the option for the Company to extend the lease. The Residence Inn in Portland, Oregon has a lease for parking space which is included in the table below. Ground lease expenses totaled $0.1 million and $0.2 million for each of the three and nine months ended September 30, 2015 and 2014, respectively, and are included in taxes, insurance and other in the condensed consolidated statements of operations. The aggregate amounts of minimum lease payments under these lease agreements for the five years subsequent to September 30, 2015 and thereafter are as follows (in thousands):

2015 (remaining months)	$	69
2016		275
2017		240
2018		206
2019		99
Thereafter		424
Total	$	1,313

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7. 7% Series A Cumulative Redeemable Preferred Stock

In connection with the Merger, the Company issued 97,032,848 shares of Series A Preferred Stock. The terms of these shares provide the Company with the right to redeem such shares at any time for an amount equal to the liquidation preference, plus any accumulated and unpaid dividends. In addition, the terms of these shares include an option for a holder of such shares to require the Company to redeem all or a portion of such holder’s shares on or after November 14, 2020 for an amount equal to the liquidation preference, plus any accumulated and unpaid dividends. The initial dividend rate on these shares is 7% per annum. The dividend rate will increase to 9% per annum if dividends are not paid in cash for more than six quarters, and to 11% per annum if they are not redeemed after the earlier of certain change of control events or May 14, 2018. Due to the put option provided to the holders of these shares, such shares have been classified outside permanent shareholder’s equity.

On December 31, 2014, approximately $47.5 million of the proceeds of the Loan were used to redeem 24,650,000 shares of the Series A Preferred Stock. Shares were redeemed on a pro rata basis from each shareholder at a redemption price of $1.9281 per share, which was comprised of the $1.90 liquidation preference per share plus $0.0281 in accumulated and unpaid dividends earned through the December 31, 2014 redemption date.

On September 30, 2013, BRE Holdings purchased approximately 2.0 million shares of the Series A Preferred Stock for $1.30 per share as part of a tender offer extended to all shareholders. As of September 30, 2015, BRE Holdings owned approximately 1.5 million shares of the Series A Preferred Stock due to the redemption.

The initial liquidation preference of $1.90 per share will be subject to downward adjustment should net costs and payments relating to certain legacy litigation and regulatory matters exceed $3.5 million from the date of the Merger Agreement (November 29, 2012). The Company recognizes changes in the redemption value immediately as they occur and adjusts the carrying amount of the Series A Preferred Stock to equal the redemption value at the end of each reporting period. As of September 30, 2015, the Company does not expect that the initial liquidation preference will be adjusted.

On March 31, 2015, the Board of Directors of the Company declared a dividend on the Series A Preferred Stock of $0.0333 per share, which was paid on April 15, 2015 to shareholders of record on April 1, 2015. On June 30, 2015, the Board of Directors of the Company declared a dividend on the Series A Preferred Stock of $0.0333 per share, which was payable on July 15, 2015 to shareholders of record on July 1, 2015. On September 18, 2015, the Board of Directors of the Company declared a dividend on the Series A Preferred Stock of $0.0333 per share, which was payable on October 15, 2015 to shareholders of record on October 1, 2015.

As of September 30, 2015, the Company accrued $2.4 million for the dividend declared on September 18, 2015, which is included in accounts payable and accrued expenses in the condensed consolidated balance sheets.

8. Shareholders’ Equity

The Company is authorized to issue 150,100,000 shares of capital stock pursuant to its Amended and Restated Certificate of Incorporation, consisting of (i) 100,000 shares of common stock, par value $0.01 per share, and (ii) 150,000,000 shares of preferred stock, par value $0.0001 per share.

Holders of the Company’s common stock are entitled to one vote for each share of common stock held. At September 30, 2015 and December 31, 2014, there were 100 shares of common stock issued and outstanding.

On May 11, 2015, the Board of Directors of the Company declared a dividend on its common stock of $90,000 per share, which was paid on May 13, 2015. On August 14, 2015, the Board of Directors of the Company declared a dividend on its common stock of $190,000 per share, which was paid on August 17, 2015.

9. Income Taxes

The Company accounts for TRS income taxes using the asset and liability method. Deferred tax assets and liabilities are recognized for the estimated future tax consequences attributable to the differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. The analysis utilized by the Company in determining the deferred tax valuation allowance involves considerable management judgment and assumptions. For the three months ended September 30, 2015 and 2014, the Company recorded $3.5 million and $3.6 million of income tax expense, respectively. For the nine months ended September 30, 2015 and 2014, the Company recorded $3.7 million and $4.5 million of income tax expense, respectively. Tax expense for the three and nine months ended September 30, 2015 and 2014 is comprised of federal and state income taxes.

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10. Related Party Transactions

The Sponsor and its affiliates are in the business of making investments in companies and real estate assets and currently own, and may, from time to time acquire and hold, in each case, interests in businesses or assets that compete directly or indirectly with the Company. In addition, certain affiliates of the Sponsor have significant influence over Hilton, which indirectly owns the entities that serve as franchisors and receive franchise fees for 27 of the hotels owned by the Company. In connection with the Sponsor’s and its affiliates’ business activities, the Sponsor, BRE Holdings or any of their affiliates, including, without limitation, Hilton or its subsidiaries, may from time to time enter into arrangements with the Company or its subsidiaries. These arrangements may be subject to restrictions on affiliate transactions contained in agreements entered into in connection with the Loan. The Company incurred $5.8 million and $5.0 million of franchise fees, marketing fees, and other expenses during the three months ended September 30, 2015 and 2014, respectively, under agreements with Hilton or its subsidiaries. The Company incurred $14.3 million and $12.9 million of franchise fees, marketing fees, and other expenses during the nine months ended September 30, 2015 and 2014, respectively, under agreements with Hilton or its subsidiaries.

In addition, the Company uses Hilton to procure select capital improvements for its hotels. Under this arrangement, the Company paid Hilton $0.3 million and $0.1 million during the three months ended September 30, 2015 and 2014, respectively, and $3.4 million and $0.1 million during the nine months ended September 30, 2015 and 2014, respectively. In addition, the Company owed Hilton $0 and $1.2 million as of September 30, 2015 and December 31, 2014, respectively, related to capital improvements, which is included in accounts payable and accrued expenses in the condensed consolidated balance sheets.

A management company provided services to the Company including financial, accounting, administrative and other services that may be requested from time to time pursuant to a corporate services agreement. Affiliates of the Sponsor hold a management interest in this management company. The Company paid $0.8 million and $0.3 million to this management company during the three months ended September 30, 2015 and 2014, respectively, and $1.6 million and $0.6 million during the nine months ended September 30, 2015 and 2014, respectively. In addition, the Company owed this management company $0.2 million and $0 as of September 30, 2015 and December 31, 2014, respectively, which is included in accounts payable and accrued expenses in the condensed consolidated balance sheets.

11. Discontinued Operations

The Company sold four hotels during 2014 as summarized below (in thousands):

Hotel	Sale Date	Net Proceeds		Gain/ (Loss)
Fairfield Inn - Orange Park, Florida	April 23, 2014	$	2,978	($	67	)
Fairfield Inn - Birmingham, Alabama	May 8, 2014		1,509		223
SpringHill Suites - Savannah, Georgia	June 2, 2014		3,405		(285	)
SpringHill Suites - Montgomery, Alabama	September 4, 2014		1,488		(21	)
Total		$	9,380	($	150	)

The results of operations for these properties prior to the sale are classified as income from discontinued operations in the accompanying condensed consolidated statement of operations for the three and nine months ended September 30, 2014.

The following table sets forth the operating results from discontinued operations (in thousands).

	Three Months Ended September 30, 2014			Nine Months Ended September 30, 2014
Total revenue	$	254		$	2,479
Hotel operating expenses		220			1,936
Taxes, insurance and other		23			155
General and administrative		9			67
Interest expense		27			328
Income tax benefit		(94	)		(64	)
Loss from hotel dispositions		(231	)		(150	)
Loss from discontinued operations	($	162	)	($	93	)

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The Company allocates interest expense to discontinued operations and has included such interest expense in computing income from discontinued operations. Interest expense was allocated by taking the loan release amounts for the discontinued operations, as a percentage of the total outstanding principal, multiplied by the interest expense for the period.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

In this report, the terms “the Company,” “we” or “our” refer to BRE Select Hotels Corp, together with its wholly-owned subsidiaries.

Forward-Looking Statements

This quarterly report contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements are typically identified by use of terms such as “may,” “believe,” “expect,” “anticipate,” “intend,” “estimate,” “project,” “target,” “goal,” “plan,” “should,” “will,” “predict,” “potential,” “forecast” and similar expressions that convey the uncertainty of future events or outcomes. Such statements involve known and unknown risks, uncertainties, and other factors which may cause the actual results, performance, or achievements of the Company to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements. Such factors include, but are not limited to, the ability of the Company to implement its acquisition strategy and operating strategy; the Company’s ability to manage planned growth; changes in economic cycles; risks associated with the Company’s indebtedness; financing risks; regulatory proceedings or inquiries; changes in laws or regulations or interpretations of current laws and regulations that impact the Company’s business, assets or classification as a real estate investment trust; competition within the hotel and real estate industry; risks associated with the Company’s legal proceedings; and the factors discussed in the sections entitled “Risk Factors” in the Company’s Annual Report on Form 10-K filed on March 20, 2015 (the “Form 10-K”) and in this report. Although the Company believes that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore there can be no assurance that such statements included in the quarterly report will prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by the Company or any other person that the results or conditions described in such statements or the objectives and plans of the Company will be achieved. In addition, the Company’s qualification as a real estate investment trust (“REIT”) involves the application of highly technical and complex provisions of the Internal Revenue Code. Readers should carefully review the Company’s financial statements and the notes thereto, as well as the risk factors described in the Company’s filings with the SEC. Any forward-looking statement that the Company makes speaks only as of the date of this report. The Company undertakes no obligation to publicly update or revise any forward-looking statements or cautionary factors as a result of new information, future events or otherwise, except as required by law.

Overview

We were formed to invest in income-producing real estate in the United States through the acquisition of Apple Six. On May 14, 2013, we completed the acquisition of Apple Six (the “Merger”) pursuant to the Merger Agreement, by and between us, BRE Holdings and Apple Six, pursuant to which Apple Six merged with and into us. As of September 30, 2015, we owned 62 hotels located in 18 states with an aggregate of 7,346 rooms.

We made an election, through the filing of Form 1120-REIT for 2012, to qualify as a real estate investment trust, or REIT, for federal income tax purposes. In order to qualify as a REIT, we must meet a number of organizational and operational requirements, including a requirement that we distribute at least 90% of our adjusted taxable income to our shareholders, subject to certain adjustments and excluding any net capital gain. We currently intend to adhere to these requirements to qualify for REIT status. There can be no assurance that we will qualify as a REIT for any particular year, however. If we fail to qualify as a REIT for any taxable year, we would be subject to federal income tax at corporate rates and distributions to our shareholders would not qualify for the dividends paid deduction. This tax liability would reduce net earnings available for distribution to our shareholders. In addition, we would generally be disqualified from treatment as a REIT for the year in which we lose our REIT status and for the four taxable years following such year.

Hotels Owned

The following table summarizes the location, brand, manager and number of rooms for each of the 62 hotels the Company owned at September 30, 2015, all of which were acquired on May 14, 2013 in connection with the Merger.

City	State	Name	Manager	Rooms
Dothan	Alabama	Courtyard	LBA		78
Dothan	Alabama	Hampton Inn & Suites	LBA		85
Huntsville	Alabama	Fairfield Inn	LBA		79
Huntsville	Alabama	Residence Inn	LBA		78
Tuscaloosa	Alabama	Courtyard	LBA		78
Tuscaloosa	Alabama	Fairfield Inn	LBA		63

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Anchorage	Alaska	Hampton Inn	Interstate	101
Anchorage	Alaska	Hilton Garden Inn	Interstate	125
Anchorage	Alaska	Homewood Suites	Interstate	122
Phoenix	Arizona	Hampton Inn	OTO	99
Arcadia	California	Hilton Garden Inn	OTO	124
Arcadia	California	SpringHill Suites	OTO	86
Bakersfield	California	Hilton Garden Inn	Interstate	120
Folsom	California	Hilton Garden Inn	Inn Ventures	100
Foothill Ranch	California	Hampton Inn	OTO	84
Lake Forest	California	Hilton Garden Inn	OTO	103
Milpitas	California	Hilton Garden Inn	Inn Ventures	161
Roseville	California	Hilton Garden Inn	Inn Ventures	131
San Francisco	California	Hilton Garden Inn	White	169
Boulder	Colorado	Marriott	White	157
Glendale	Colorado	Hampton Inn & Suites	Sage	133
Lakewood	Colorado	Hampton Inn	Sage	170
Farmington	Connecticut	Courtyard	White	119
Rocky Hill	Connecticut	Residence Inn	White	96
Wallingford	Connecticut	Homewood Suites	White	104
Clearwater	Florida	SpringHill Suites	Interstate	79
Lake Mary	Florida	Courtyard	Interstate	83
Lakeland	Florida	Residence Inn	LBA	78
Panama City	Florida	Courtyard	LBA	84
Pensacola	Florida	Courtyard	LBA	90
Pensacola	Florida	Fairfield Inn	LBA	62
Pensacola	Florida	Hampton Inn & Suites	LBA	85
Tallahassee	Florida	Hilton Garden Inn	Interstate	99
Albany	Georgia	Courtyard	LBA	84
Columbus	Georgia	Residence Inn	LBA	78
Valdosta	Georgia	Courtyard	LBA	84
Mt. Olive	New Jersey	Residence Inn	White	123
Somerset	New Jersey	Homewood Suites	White	123
Saratoga Springs	New York	Hilton Garden Inn	White	112
Roanoke Rapids	North Carolina	Hilton Garden Inn	Interstate	147
Hillsboro	Oregon	Courtyard	Inn Ventures	155
Hillsboro	Oregon	Residence Inn	Inn Ventures	122
Hillsboro	Oregon	TownePlace Suites	Inn Ventures	136
Portland	Oregon	Residence Inn	Inn Ventures	258
Pittsburgh	Pennsylvania	Residence Inn	White	156
Myrtle Beach	South Carolina	Courtyard	Marriott	135
Nashville	Tennessee	Homewood Suites	Interstate	121
Arlington	Texas	SpringHill Suites	Western	121
Arlington	Texas	TownePlace Suites	Western	94
Dallas	Texas	SpringHill Suites	Western	148
Fort Worth	Texas	Homewood Suites	Interstate	137
Fort Worth	Texas	Residence Inn	Western	149
Fort Worth	Texas	SpringHill Suites	Marriott	145
Laredo	Texas	Homewood Suites	Western	105
Laredo	Texas	Residence Inn	Western	109
Las Colinas	Texas	TownePlace Suites	Western	135
McAllen	Texas	Hilton Garden Inn	Western	104
Fredericksburg	Virginia	Hilton Garden Inn	Interstate	148
Kent	Washington	TownePlace Suites	Inn Ventures	152
Mukilteo	Washington	TownePlace Suites	Inn Ventures	128
Redmond	Washington	Marriott	Marriott	262
Renton	Washington	Hilton Garden Inn	Inn Ventures	150
Total number of rooms				7,346

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Key Indicators of Operating Performance

We use a variety of operating information and metrics to evaluate the operating performance of our hotels. These key indicators include financial information that is prepared in accordance with U.S. GAAP, along with other non-U.S. GAAP financial measures. In addition, we use industry standard statistical information and comparative data, some of which may not be financial in nature. In evaluating financial condition and operating performance, the most important indicators that we focus on are:

• Occupancy - Occupancy represents the total number of hotel rooms sold in a given period divided by the total number of hotel rooms available, and is a key measure of the utilization of our hotels’ available capacity. Occupancy is a major driver of room revenue, as well as other revenue categories including food and beverage revenues. We use occupancy as a primary measure of demand at each of our hotels during a given period of time. Occupancy also guides us in determining achievable levels of average daily rate (“ADR”). Fluctuations in occupancy are accompanied by fluctuations in most categories of variable operating costs, such as utility cost and certain labor costs such as housekeeping, resulting in varying levels of hotel profitability.

• Average Daily Rate (ADR) - ADR represents the average room price at a hotel or group of hotels and is computed by dividing total hotel room revenues by the total number of rooms sold in a given period. ADR trends provide information concerning the customer base and pricing environment at our hotels. Increases in ADR typically result in higher operating margins and overall profitability, since variable hotel expenses do not increase correspondingly. As a result, ADR trends are carefully monitored to manage pricing levels.

• Revenue per Available Room (RevPAR) - RevPAR is the product of occupancy and ADR. It does not include non-room revenues such as food and beverage revenue or other ancillary revenues for guest services provided by the hotel. We use RevPAR to identify trend information for comparable properties and regions.

RevPAR Index is another commonly used metric in the lodging industry, and measures each hotel’s market share in relation to its competitive set with 100 being the average (the index excludes hotels under renovation) and is provided by Smith Travel Research, Inc.^®, an independent company that tracks historical hotel performance in most markets throughout the world. The RevPAR Index for a particular hotel is calculated as the quotient of (1) the subject hotel’s RevPAR divided by (2) the average RevPAR of the hotels in the subject’s competitive set, multiplied by 100.

One critical component of this calculation is the determination of a hotel’s competitive set, which consists of a small group of hotels within its relevant market. We work with each hotel’s management company to assess and agree on each hotel’s competitive set. Many factors are involved in determining each hotel’s competitive set, including geographic location, brand affiliation, and comparable service levels provided.

Executive Summary

Our hotel portfolio experienced continued improvement in revenues in the three and nine months ended September 30, 2015 as compared to the same period in the prior year, while operating income declined in both periods largely due to increased depreciation expense and loss on disposals of investment in real estate. Although hotel performance can be influenced by many factors including local competition, local and general economic conditions in the United States and the performance of individual managers assigned to each hotel, performance of our hotels as compared to other hotels within their respective local markets, in general, continues to meet our expectations.

We believe the remainder of 2015 will offer attractive growth for both the hotel industry and our portfolio because of the expected increased demand versus available supply. In addition, the aggressive renovation plan we started in 2014 for many of our hotels has continued into 2015. The resulting property improvements are expected to further improve our financial results through increased ADR at our properties.

During 2015, we changed the management of the following hotels:

City	State	Name	Old Manager	New Manager	Effective Date
Clearwater	Florida	SpringHill Suites	LBA	Interstate		1/30/2015
Lake Mary	Florida	Courtyard	LBA	Interstate		1/30/2015
Anchorage	Alaska	Hampton Inn	Stonebridge	Interstate		5/1/2015
Anchorage	Alaska	Hilton Garden Inn	Stonebridge	Interstate		5/1/2015
Anchorage	Alaska	Homewood Suites	Stonebridge	Interstate		5/1/2015
Phoenix	Arizona	Hampton Inn	Stonebridge	OTO		5/1/2015
Arcadia	California	Hilton Garden Inn	Stonebridge	OTO		5/1/2015
Arcadia	California	SpringHill Suites	Stonebridge	OTO		5/1/2015
Foothill Ranch	California	Hampton Inn	Stonebridge	OTO		5/1/2015
Lake Forest	California	Hilton Garden Inn	Stonebridge	OTO		5/1/2015
Glendale	Colorado	Hampton Inn & Suites	Stonebridge	Sage		5/1/2015
Lakewood	Colorado	Hampton Inn	Stonebridge	Sage		5/1/2015

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We will continue to review the performance of our hotel portfolio and make management changes, if necessary, in order to optimize the financial performance of each property.

On June 5, 2015, we evacuated and temporarily closed the Homewood Suites in Fort Worth, Texas due to damage incurred from extensive flooding in the area during late May 2015. Remediation work was started immediately, and the hotel is expected to remain closed for several months for the required remediation work and repairs. Our insurance carriers were notified in June 2015 of the pending property insurance claim which is in the process of being evaluated. Management believes the property damage from the flooding is covered by insurance. For the three and nine months ended September 30, 2015, the Company received $0.5 million of business interruption insurance proceeds as a result of the closure of the hotel due to the property damage, which is included in other revenue in the condensed consolidated statements of operations.

We continually monitor the profitability of our properties and attempt to maximize shareholder value by timely disposing of properties. During 2014, we sold the Birmingham, Alabama Fairfield Inn; Montgomery, Alabama SpringHill Suites; Orange Park, Florida Fairfield Inn; and Savannah, Georgia SpringHill Suites, as it was determined in connection with the Merger that these properties did not fit our long-term strategic plan. The results of operations of these four hotels are classified as discontinued operations in the 2014 condensed consolidated financial statements and are not included in the financial results summarized below.

Results of Operations

Results of Operations for the Three and Nine Months Ended September 30, 2015 and 2014 (in thousands):

	Three Months Ended September 30, 2015		Percent of Revenue			Three Months Ended September 30, 2014			Percent of Revenue
Total hotel revenue		82,126		100	%	$	79,212			100	%
Hotel operating expenses		42,598		52	%		41,511			52	%
Taxes, insurance and other expense		3,970		5	%		3,546			4	%
General and administrative expense		1,214		1	%		777			1	%
Depreciation		8,658					6,760
Loss on disposals of investment in real estate		1,506					0
Interest expense, net		7,771					9,666
Loss (gain) on derivatives		4					(22	)
Income tax expense		3,473					3,649

	Nine Months Ended September 30, 2015		Percent of Revenue			Nine Months Ended September 30, 2014		Percent of Revenue
Total hotel revenue	$	221,749		100	%	$	214,032		100	%
Hotel operating expenses		119,655		54	%		116,482		54	%
Taxes, insurance and other expense		11,417		5	%		10,436		5	%
General and administrative expense		3,379		2	%		2,542		1	%
Depreciation		24,367					19,994
Loss on disposals of investment in real estate		4,382					0
Interest expense, net		22,889					28,696
Loss on derivatives		57					397
Income tax expense		3,675					4,463

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Revenues

The Company’s principal source of revenue is hotel revenue, consisting of room and other related revenue. For the three months ended September 30, 2015 and 2014, the Company had total hotel revenue from continuing operations of $82.1 million and $79.2 million, respectively. For the nine months ended September 30, 2015 and 2014, total hotel revenue from continuing operations was $221.7 million and $214.0 million, respectively. For the three months ended September 30, 2015 and 2014, the hotels achieved average occupancy of 80.7% and 81.8%, ADR of $144.15 and $134.98 and RevPAR of $116.30 and $110.39, respectively. For the nine months ended September 30, 2015 and 2014, the hotels achieved average occupancy of 77.0% and 78.3%, ADR of $135.71 and $127.50 and RevPAR of $104.53 and $99.84, respectively.

The increase in hotel revenues was driven by a 6.8% and 6.4% increase, respectively, in ADR during the three and nine months ended September 30, 2015 compared to the same periods in the prior year. This strong ADR increase was due to our ability to increase rates, in particular at our newly renovated properties, along with overall strong demand within the upscale limited service segment of the industry. Occupancy decreased by 1.3% and 1.7%, respectively, during the three and nine months ended September 30, 2015 compared to the same periods in the prior year largely due to out-of-service rooms at hotels undergoing renovations.

Expenses

Hotel operating expenses consist of direct room expense, hotel administrative expense, sales and marketing expense, utilities expense, repair and maintenance expense, franchise fees and management fees. For the three months ended September 30, 2015 and 2014, hotel operating expenses from continuing operations totaled $42.6 million and $41.5 million, respectively, representing 52% and 52%, respectively, of total hotel revenue. For the nine months ended September 30, 2015 and 2014, hotel operating expenses from continuing operations totaled $119.7 million and $116.5 million, respectively, representing 54% and 54%, respectively, of total hotel revenue. Results for the three and nine months ended September 30, 2015 reflect the impact of the increases in revenues and the Company’s efforts to control costs. Certain operating costs such as base management fees, certain utility costs and minimum supply and maintenance costs are relatively fixed in nature. The Company has been successful in reducing, relative to revenue increases, certain labor costs, hotel supply costs, maintenance costs and utilities by monitoring and sharing utilization data across its hotels and management companies. Although operating expenses will increase as occupancy and revenue increases, the Company has and expects to continue to work with its management companies to reduce costs as a percentage of revenue where possible while maintaining quality service levels at each property.

Taxes, insurance, and other expenses from continuing operations for the three months ended September 30, 2015 and 2014 were $4.0 million and $3.5 million, or 5% and 4% of total hotel revenue, respectively. Taxes, insurance, and other expenses from continuing operations for the nine months ended September 30, 2015 and 2014 were $11.4 million and $10.4 million, or 5% and 5% of total hotel revenue, respectively. Property taxes have continued to increase in 2015 as the economy has continued to improve and localities reassessed property values accordingly.

General and administrative expense from continuing operations for the three months ended September 30, 2015 and 2014 was $1.2 million and $0.8 million, or 1% and 1% of total hotel revenue, respectively. General and administrative expense from continuing operations for the nine months ended September 30, 2015 and 2014 was $3.4 million and $2.5 million, or 2% and 1% of total hotel revenue, respectively. The principal components of general and administrative expense are advisory fees and expenses, legal fees, accounting fees, and reporting expenses. The increase in 2015 as compared to 2014 is largely due to increased advisory fees in order to support our growing revenues and operations of our hotels.

Depreciation expense from continuing operations for the three months ended September 30, 2015 and 2014 was $8.7 million and $6.8 million, respectively. Depreciation expense from continuing operations for the nine months ended September 30, 2015 and 2014 was $24.4 million and $20.0 million, respectively. The increase in 2015 compared to 2014 was due to the increased renovation activity in 2014 at our hotels, and resulting higher levels of fixed assets in-service is expected to increase depreciation expense for the foreseeable future.

Interest expense, net for the three months ended September 30, 2015 and 2014 was $7.8 million and $9.7 million, respectively. Interest expense, net for the nine months ended September 30, 2015 and 2014 was $22.9 million and $28.7 million, respectively. Interest expense decreased due to the lower interest rate on the debt we obtained in December 2014 compared to the debt that originated at the time of the Merger. The Company capitalized interest of $0.1 million and $0 in the three months ended September 30, 2015 and 2014, respectively, and $0.3 million and $0 for the nine months ended September 30, 2015 and 2014, respectively, related to capital improvement projects at several of our hotels.

20

Operating Metrics and Non-U.S. GAAP Financial Measures

Below is a summary of our key operating metrics for the three and nine months ended September 30, 2015 and 2014:

	For the three months ended September 30,						For the nine months ended September 30,
Statistical Data (1)	2015			2014			2015			2014
Occupancy		80.7	%		81.8	%		77.0	%		78.3	%
ADR	$	144.15		$	134.98		$	135.71		$	127.50
RevPAR	$	116.30		$	110.39		$	104.53		$	99.84
RevPAR Index		118			118			117			119

(1) Excludes Homewood Suites Ft. Worth for period from June 4, 2015 through September 30, 2015 due to the property closure due to flood damage.

In addition, two key non-U.S. GAAP financial measures that we use to evaluate our performance are EBITDA and Adjusted EBITDA.

EBITDA - EBITDA is defined as net income or loss excluding interest, income taxes, and depreciation and amortization. We believe EBITDA is a useful measure to evaluate operating performance between periods, as it removes the impact of our capital structure (interest expense) and asset base (depreciation and amortization) from our operating results.

Adjusted EBITDA - We further adjust EBITDA for certain additional items, including extinguishment of mortgages payable and mezzanine loans, gain or loss on hotels held for sale, loss on disposals of investments in real estate, derivatives, and merger transaction costs. We believe that Adjusted EBITDA provides additional useful supplemental information about our ongoing operating performance.

The following table is a reconciliation of our GAAP net income to EBITDA and Adjusted EBITDA for the three and nine months ended September 30, 2015 and 2014 (in thousands):

	For the three months ended September 30,					For the nine months ended September 30,
	2015		2014			2015		2014
Net income (1)	$	12,932	$	13,163		$	31,928	$	30,929
Depreciation and amortization		8,658		6,760			24,367		19,994
Interest expense, net		7,771		9,666			22,889		28,696
Income tax expense		3,473		3,649			3,675		4,463
EBITDA		32,834		33,238			82,859		84,082
Loss on hotels held for sale		0		231			0		150
Loss on disposals of investment in real estate		1,506		0			4,382		0
Loss (gain) on derivatives		4		(22	)		57		397
Adjusted EBITDA	$	34,344	$	33,447		$	87,298	$	84,629

(1) Includes net income from discontinued operations

Liquidity and Capital Resources

Operating cash flow from our hotel properties is our principal source of liquidity. We anticipate that our cash flows from operations will provide adequate capital for all anticipated uses, including all scheduled principal and interest payments on our outstanding indebtedness, ongoing capital commitments to fund capital improvements, dividends on the Series A Preferred Stock, distributions necessary to maintain our qualification as a REIT and other capital obligations associated with conducting our business.

Mortgage Loans

On December 3, 2014, certain of our indirect wholly-owned subsidiaries (the “Borrowers”) entered into a loan agreement (the “Loan Agreement”) with commercial lenders (collectively, the “Lenders”), pursuant to which the Borrowers obtained a mortgage loan from the Lenders (the “Loan”) in an aggregate principal amount of $830 million. The Loan is secured by first-priority, cross-collateralized mortgage liens on 61 of the 62 properties owned or ground-leased by certain of our subsidiaries, all related personal property, reserves, a pledge of all income received by the Borrowers with respect to the properties, a pledge of the ownership

21

interests in the operating lessee and a security interest in a cash management account. The loan proceeds were used to repay the mortgage and mezzanine loans outstanding which were obtained in connection with the Merger, and to redeem approximately 25% of the outstanding 7% Series A Preferred Stock.

As of September 30, 2015, we had $847.1 million in mortgages payable, comprised of $830.0 million aggregate principal amount outstanding under the Loan, which is secured by 61 of our 62 properties, and $17.1 million assumed in the Merger, which is secured by the Fort Worth, Texas Residence Inn property.

Capital Expenditures

We have ongoing capital commitments to fund capital improvements. We are required, under all of the hotel franchise agreements and under our loan agreements, to make a percentage of the gross revenues from each hotel available for the repair, replacement and refurbishing of furniture, fixtures, and equipment at such hotel, provided that under the loan agreements such amounts may be used for certain capital expenditures with respect to the hotels. Pursuant to the Loan Agreement, at closing we were required to make a one-time deposit $26.0 million into a restricted cash account to fund required capital improvements. In addition, we must deposit monthly in a lender escrow an amount equal to the sum of 4%-5% of total revenue, excluding revenue from the Marriott managed hotels, per the terms of our franchise and management agreements. These funds can then be used for capital enhancements to the properties. We spent $49.9 million in capital improvements in the first nine months of this year, and expect to spend an additional $10 million to $15 million on capital improvements during the remainder of this year. Due to the early disposal of furniture, fixtures and equipment in connection with these capital improvements, we recorded a loss on disposals of investment in real estate of $1.5 million and $4.4 million for the three and nine months ended September 30, 2015, respectively.

Distributions

To qualify as a REIT, we are required to distribute at least 90% of our ordinary income to our shareholders. We intend to adhere to these distribution and the other requirements to qualify for REIT status.

BRE Holdings owns 100% of our issued and outstanding common stock. In 2014, dividends on our common stock were paid quarterly in February, May, August and November each year. On May 13, 2015, we paid a dividend on our common stock of $90,000 per share. On August 17, 2015, we paid a dividend on our common stock of $190,000 per share. Any decision to declare and pay dividends on our common stock in the future will be made at the sole discretion of our Board of Directors and will depend on, among other things, our results of operations, cash requirements, financial condition, contractual restrictions and other factors that our Board of Directors may deem relevant.

On January 15, 2015, we paid a dividend on our Series A Preferred Stock of $0.0333 per share to shareholders of record on January 1, 2015. On April 15, 2015, we paid a dividend on our Series A Preferred Stock of $0.0333 per share to shareholders of record on April 1, 2015. On July 15, 2015, we paid a dividend on our Series A Preferred Stock of $0.0333 per share to shareholders of record on July 1, 2015.

On September 18, 2015, our Board of Directors declared a dividend for the Series A Preferred Stock of $0.0333 per share, which was payable on October 15, 2015 to shareholders of record on October 1, 2015. Dividends for the Series A Preferred Stock are anticipated to be paid quarterly in January, April, July and October each year.

Contractual Obligations

Our contractual obligations have not changed significantly from those disclosed in Part II, Item 7 “Management’s Discussion and Analysis of Financial Condition and Results of Operations — Contractual Obligations” of our Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

Impact of Inflation

Operators of hotels, in general, possess the ability to adjust room rates daily to reflect the effects of inflation. Competitive pressures may, however, limit the operators’ ability to raise room rates. Currently the Company is not experiencing any material impact from inflation.

Insurance

We carry comprehensive insurance, including general liability, property, rental loss and umbrella liability coverage on all of our hotels. In addition, we carry flood coverage on certain hotels when available on commercially reasonable terms for hotels where we believe such coverage is warranted or required under the terms of our debt agreements. We have selected policy specifications and insured limits which we believe to be appropriate given the relative risk of loss, the cost of the coverage and industry practice, and as such believe our hotels are adequately insured.

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Seasonality

Demand in the lodging industry is impacted by recurring seasonal patterns. For properties located in non-resort markets, demand is generally lower in the winter months due to decreased travel and higher in the spring and summer months during peak travel season. Accordingly, we expect that we will have lower revenue, operating income and cash flow in the first and fourth quarters, and higher revenue, operating income and cash flow in the second and third quarters. To the extent that cash flow from operations is insufficient during any quarter, due to temporary or seasonal fluctuations in revenue, we expect to utilize cash on hand or, if necessary, any available other financing sources to make distributions to shareholders.

Critical Accounting Policies

There have been no significant changes in our critical accounting policies or estimates from those disclosed in our Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

Item 3. Quantitative and Qualitative Disclosures about Market Risk

For the Company’s disclosures about market risk, please see “Quantitative and Qualitative Disclosures About Market Risk” in Part II, Item 7A of the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014. There have been no material changes to the Company’s disclosures about market risk in Part II, Item 7A of the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

Item 4. Controls and Procedures

Disclosure Controls and Procedures

The Company maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in the Company’s reports under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the U.S. Securities and Exchange Commission’s rules and forms, and that such information is accumulated and communicated to the Company’s management, including the Company’s Chief Executive Officer and the Company’s Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosure. Any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives. The Company’s management, with the participation of the Company’s Chief Executive Officer and the Company’s Chief Financial Officer, has evaluated the effectiveness of the design and operation of the Company’s disclosure controls and procedures as of the end of the period covered by this Form 10-Q. Based upon that evaluation, the Company’s Chief Executive Officer and the Company’s Chief Financial Officer concluded that, as of September 30, 2015, the Company’s disclosure controls and procedures were effective to accomplish their objectives at the reasonable assurance level.

Changes in Internal Control Over Financial Reporting

There have been no changes in the Company’s internal control over financial reporting that occurred during the last fiscal quarter that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

23

PART II. OTHER INFORMATION

Item 1. Legal Proceedings

The information set forth under “Legal Fees” in note 6 to the Condensed Consolidated Financial Statements contained in this quarterly report is incorporated herein by reference.

Apple Six was party to certain legal matters at the time of its acquisition by the Company. Following completion of its acquisition of Apple Six, the Company as the surviving corporation in the Merger, became involved in these legacy matters. As discussed under “7% Series A Cumulative Redeemable Preferred Stock” in note 7 of the Notes to the Condensed Consolidated Financial Statements contained in this quarterly report, the initial liquidation preference of $1.90 per share of Series A Preferred Stock is subject to downward adjustment should net costs and payments relating to certain litigation and regulatory legacy matters exceed $3.5 million, including the litigation described under “Commitments and Contingencies” in note 6 of the Notes to the Condensed Consolidated Financial Statements, and the legacy SEC investigation disclosed in the Company’s Annual Report on 10-K for the fiscal year ended December 31, 2014, which was settled in 2014. As of September 30, 2015, the Company does not expect that the initial liquidation preference will be adjusted.

Item 1A. Risk Factors

In addition to the other information set forth in this report, you should carefully consider the factors discussed in the section entitled “Risk Factors” in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014, which could materially adversely affect the Company’s business, financial condition, results of operations (including revenues and profitability), operating cash flow and value. The risks described in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014 are not the only risks facing the Company. Additional risks and uncertainties not currently known to the Company or that it currently deems to be immaterial also could materially adversely affect its business, financial condition, results of operations (including revenues and profitability), operating cash flow and value. There have been no material changes from the risk factors previously disclosed in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

None.

Item 3. Defaults upon Senior Securities

None.

Item 4. Mine Safety Disclosures

Not applicable.

Item 5. Other Information

Pursuant to Section 219 of the Iran Threat Reduction and Syria Human Rights Act of 2012, which added Section 13(r) of the Exchange Act, the Company hereby incorporates by reference herein Exhibit 99.1 of this report, which includes disclosure publicly filed by Hilton Worldwide Holdings Inc. and Travelport Worldwide Limited, which may be considered affiliates of Blackstone and therefore the Company’s affiliates.

24

Item 6. Exhibits

Exhibit Number	Description of Documents
31.1	Certification of the Company’s Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. *
31.2	Certification of the Company’s Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. *
32.1	Certification of the Company’s Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. **
99.1	Section 13(r) Disclosure. *
101	The following materials from BRE Select Hotels Corp’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2015 formatted in XBRL (eXtensible Business Reporting Language): (i) the Condensed Consolidated Balance Sheets, (ii) the Condensed Consolidated Statements of Operations, (iii) the Condensed Consolidated Statements of Cash Flows, and (iv) related notes to these financial statements, tagged as blocks of text and in detail. *

* Filed herewith

** Furnished herewith

25

SIGNATURES

Pursuant to the requirements 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.

	BRE SELECT HOTELS CORP
Date: November 12, 2015	By:	/s/ WILLIAM J. STEIN
		William J. Stein
		Chief Executive Officer and Senior Managing Director
		(Principal Executive Officer)
Date: November 12, 2015	By:	/s/ BRIAN KIM
		Brian Kim
		Chief Financial Officer, Vice President and Managing Director
		(Principal Financial Officer and Principal Accounting Officer)

26

EX-31.1

Exhibit 31.1

CERTIFICATION

I, William J. Stein, certify that:

1. I have reviewed this quarterly report on Form 10-Q of BRE Select Hotels Corp;

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 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 financial statements 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 this 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 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: November 12, 2015	/s/ WILLIAM J. STEIN
	William J. Stein Chief Executive Officer and Senior Managing Director (Principal Executive Officer)

EX-31.2

Exhibit 31.2

CERTIFICATION

I, Brian Kim, certify that:

1. I have reviewed this quarterly report on Form 10-Q of BRE Select Hotels Corp;

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 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 financial statements 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 this 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 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: November 12, 2015	/s/ BRIAN KIM
	Brian Kim Chief Financial Officer, Vice President and Managing Director (Principal Financial Officer and Principal Accounting 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 Quarterly Report of BRE Select Hotels Corp (the “Company”) on Form 10-Q for the quarter ended September 30, 2015 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), the undersigned hereby 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; 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: November 12, 2015	/s/ WILLIAM J. STEIN
	William J. Stein
	Chief Executive Officer and Senior Managing Director
	(Principal Executive Officer)
Date: November 12, 2015	/s/ BRIAN KIM
	Brian Kim
	Chief Financial Officer, Vice President
	and Managing Director
	(Principal Financial Officer and Principal Accounting Officer)

EX-99.1

Exhibit 99.1

Section 13(r) Disclosure

Hilton Worldwide Holdings Inc. (“Hilton”) and Travelport Worldwide Limited (“Travelport Worldwide”), which may be considered affiliates of The Blackstone Group L.P., and therefore, affiliates of BRE Select Hotels Corp (“BRE Select”), filed the disclosure reproduced below with respect to the quarterly period ended September 30, 2015 in accordance with Section 13(r) of the Securities Exchange Act of 1934, as amended. BRE Select did not independently verify or participate in the preparation of any of this disclosure.

Hilton included the following disclosure in its Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2015:

“The following activities are disclosed as required by Section 13(r)(1)(D)(iii) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”).

During the fiscal quarter ended September 30, 2015, an Iranian governmental delegation stayed at the Transcorp Hilton Abuja for one night. The stays were booked and paid for by the government of Nigeria. The hotel received revenues of approximately $5,320 from these dealings. Net profit to Hilton Worldwide Holdings Inc. (“Hilton”) from these dealings was approximately $495. Hilton believes that the hotel stays were exempt from the Iranian Transactions and Sanctions Regulations, 31 C.F.R. Part 560, pursuant to the International Emergency Economic Powers Act (“IEEPA”) and under 31 C.F.R. Section 560.210 (d). The Transcorp Hilton Abuja intends to continue engaging in future similar transactions to the extent they remain permissible under applicable laws and regulations.”

Travelport Worldwide included the following disclosure in its Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2015:

“Trade Sanctions Disclosure

The following activities are disclosed as required by Section 13(r)(1)(D)(iii) of the Exchange Act.

As part of our global business in the travel industry, we provide certain passenger travel related Travel Commerce Platform and Technology Services to Iran Air. We also provide certain Technology Services to Iran Air Tours. All of these services are either exempt from applicable sanctions prohibitions pursuant to a statutory exemption permitting transactions ordinarily incident to travel or, to the extent not otherwise exempt, specifically licensed by the U.S. Office of Foreign Assets Control. Subject to any changes in the exempt/licensed status of such activities, we intend to continue these business activities, which are directly related to and promote the arrangement of travel for individuals.

The gross revenue and net profit attributable to these activities in the quarter ended September 30, 2015 were approximately $133,000 and $94,000, respectively.

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Shareholders' Equity - Additional Information (Detail) - $ / shares			3 Months Ended		9 Months Ended
	Aug. 14, 2015	May. 11, 2015	Sep. 30, 2015	Sep. 30, 2014	Sep. 30, 2015	Sep. 30, 2014	Dec. 31, 2014
Class of Stock [Line Items]
Capital stock, shares authorized			150,100,000		150,100,000
Common stock, par value			$ 0.01		$ 0.01		$ 0.01
Preferred stock, par value			$ 0.0001		$ 0.0001		$ 0.0001
Common stock voting rights					Company's common stock are entitled to one vote for each share of common stock.
Common stock, shares outstanding			100		100		100
Common stock, shares issued			100		100		100
Common Stock, dividend declared per share			$ 190,000.00	$ 90,000.00	$ 280,000.00	$ 230,000.00
Common Stock [Member]
Class of Stock [Line Items]
Capital stock, shares authorized			100,000		100,000
Dividend payable, date declared					May 11, 2015
Dividend payable, date to be paid					May 13, 2015
Common Stock, dividend declared per share	$ 190,000	$ 190,000
Common Stock [Member] | Installment 2, FY 2015 [Member]
Class of Stock [Line Items]
Dividend payable, date declared					Aug. 14, 2015
Dividend payable, date to be paid					Aug. 17, 2015
Preferred Stock [Member]
Class of Stock [Line Items]
Capital stock, shares authorized			150,000,000		150,000,000

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Investment in Real Estate, net - Investment in Real Estate (Detail) - USD ($) $ in Thousands	Sep. 30, 2015	Dec. 31, 2014
Real Estate Properties [Line Items]
Investment in Real Estate, gross	$ 1,055,498	$ 1,018,604
Less: Accumulated Depreciation	(66,112)	(43,771)
Investment in Real Estate, net	989,386	974,833
Land and Improvements [Member]
Real Estate Properties [Line Items]
Investment in Real Estate, gross	154,715	154,353
Building and Improvements [Member]
Real Estate Properties [Line Items]
Investment in Real Estate, gross	835,210	805,183
Furniture, Fixtures and Equipment [Member]
Real Estate Properties [Line Items]
Investment in Real Estate, gross	47,238	34,947
Construction in Progress [Member]
Real Estate Properties [Line Items]
Investment in Real Estate, gross	$ 18,335	$ 24,121

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Discontinued Operations - Operating Results from Discontinued Operations (Detail) - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2015	Sep. 30, 2014	Sep. 30, 2015	Sep. 30, 2014
Discontinued Operations and Disposal Groups [Abstract]
Total revenue		$ 254		$ 2,479
Hotel operating expenses		220		1,936
Taxes, insurance and other		23		155
General and administrative		9		67
Interest expense		27		328
Income tax benefit		(94)		(64)
Loss from hotel dispositions		(231)		(150)
Loss from discontinued operations	$ 0	$ (162)	$ 0	$ (93)

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Mortgages Payable

9 Months Ended

Sep. 30, 2015

Mortgage Loans on Real Estate [Abstract]

Mortgages Payable

4. Mortgages Payable

On December 3, 2014, certain indirect wholly-owned subsidiaries (the “Borrowers”) of the Company entered into a loan agreement (the “Loan Agreement”) with commercial lenders (collectively, the “Lenders”), pursuant to which the Borrowers obtained an $830 million mortgage loan from the Lenders (the “Loan”). The Loan is secured by first-priority, cross-collateralized mortgage liens on 61 of the 62 properties owned or ground-leased by certain subsidiaries of the Company, all related personal property, reserves, a pledge of all income received by the Borrowers with respect to the properties, a pledge of the ownership interests in the operating lessee and a security interest in a cash management account.

A portion of the proceeds from the Loan were used to repay the mortgage and mezzanine loans obtained on May 14, 2013 by the Borrowers, as well as certain indirect wholly-owned subsidiaries of the Company that own direct and indirect interests in the Borrowers (the “Mezzanine Borrowers”), in the aggregate original principal amount of $775 million and with an aggregate outstanding principal amount of $763.9 million as of the date of repayment. Accordingly, on December 3, 2014, the Borrowers and Mezzanine Borrowers repaid in full, cancelled and terminated their respective mortgage and mezzanine loan agreements outstanding at that date without any penalties incurred.

The initial interest rate of the Loan is equal to the one-month London interbank offered rate for deposits, or LIBOR, plus a margin rate of 2.80%. In connection with the Loan, the Borrowers entered into an interest rate cap agreement, which caps the base interest rate before applying the applicable margins on the Loan, for an aggregate notional amount of $830 million, a termination date of December 9, 2016 and a strike rate of 4.50%. The Loan is scheduled to mature on December 9, 2016, with an option for the Borrowers to extend the initial term for three one-year extension terms, subject to certain conditions. The Loan is not subject to any mandatory principal amortization.

The Loan contains various representations and warranties, as well as certain financial, operating and other covenants that will among other things, limit the Company’s ability to:

• incur additional secured or unsecured indebtedness;

• make cash distributions at any time that the debt yield, representing the quotient (expressed as a percentage) calculated by dividing the annualized net operating income of the properties subject to the Loan by the outstanding principal amount of the indebtedness under the Loan, is less than 7.50% during the first four years of the Loan and 7.75% during the fifth year of the Loan or if there is a default continuing under the Loan, until such time as the debt yield is equal to or greater than 7.50% during the first four years of the Loan and 7.75% during the fifth year of the Loan or the Loan default has been cured;

• make investments or acquisitions;

• use assets as security in other transactions;

• sell assets (except that the Borrowers are permitted to sell assets so long as the debt yield is not reduced, subject to payment of applicable prepayment premiums and other property release requirements);

• guarantee other indebtedness; and

• consolidate, merge or transfer all or substantially all of the Company’s assets.

Defaults under the Loan include, among other things, the failure to pay interest or principal when due, material misrepresentations, transfers of the underlying security for the Loan without any required consent from the Lender, defaults under certain agreements relating to the properties, including franchise and management agreements, bankruptcy of a Borrower or any guarantor of the Loan, failure to maintain required insurance and a failure to observe other covenants under the Loan, in each case subject to any applicable cure rights. The Borrowers may prepay the Loan, in whole or in part, at any time without any prepayment penalty or fee.

In addition, the applicable Borrowers for the Loan and BSHH LLC, a Delaware limited liability company (the “Guarantor”) and an affiliate of BRE Holdings, will have recourse liability under the Loan for certain matters typical of a transaction of this type, including, without limitation, relating to losses arising out of actions by the Borrower, Guarantor, Sponsor or their respective affiliates controlled by the Sponsor which constitute fraud, intentional misrepresentation, misappropriation of funds (including insurance proceeds), removal or disposal of any property after an event of default under the Loan, a material violation of the due on sale/encumbrance covenants set forth in the loan agreements, willful misconduct that results in waste to any property and any material modification or voluntary termination of a ground lease without the Lender’s prior written consent if required under the loan agreements. The Borrowers will also have recourse liability for the Loan in the event any security instrument or loan agreement is deemed a fraudulent conveyance or a preference, and the Borrowers and the Guarantor will have recourse liability for the Loan in the event of a voluntary or collusive involuntary bankruptcy of any Borrower or any operating lessee of the properties or in the event Borrower, Guarantor, Sponsor or their respective affiliates controlled by the Sponsor consents to or joins in the application for the appointment of a custodian, receiver, trustee or examiner of any Borrower or the operating lessee of any of the properties or any property, provided, however, the liability of the Guarantor described in this sentence shall not exceed 15% of the principal amount of the Loan outstanding at the time the event occurred.

Concurrent with the execution of the documents reflecting the Loan, the Company executed an Indemnity Agreement in favor of the Guarantor pursuant to which the Company agrees to indemnify and hold the Guarantor harmless from any losses incurred by the Guarantor pursuant to the terms of the guaranty executed by the Guarantor in favor of the Lenders in connection with the Loan.

The Company capitalized $6.9 million of deferred financing costs associated with the Loan. Deferred financing costs consist of amounts paid for direct and indirect costs associated with the origination of the Loan. Such costs are amortized on a straight-line basis (which approximates the effective interest method) over the term of the related debt. Amortization of deferred financing costs totaled $1.3 million and $3.8 million under the mortgage loan for the three and nine months ended September 30, 2015, respectively. This compares to amortization of deferred financing costs of $1.4 million and $4.1 million under the previous mortgage and mezzanine loans for the three and nine months ended September 30, 2014, respectively, and is included in interest expense in the condensed consolidated statements of operations.

As part of the Merger, the Company assumed an existing loan with a commercial lender secured by the Company’s Fort Worth, Texas Residence Inn property. The loan matures on October 6, 2022 and carries a fixed interest rate of 4.73%. Principal is due monthly with the remaining outstanding principal balance due at maturity of the loan. The outstanding principal balance as of September 30, 2015 was $17.1 million and is included in mortgages payable in the condensed consolidated balance sheets.

Future scheduled principal payments of debt obligations (assuming no exercise of extension options) as of September 30, 2015 are as follows (in thousands):

2015 (remaining months)	$	108
2016		830,440
2017		464
2018		487
2019		510
Thereafter		15,131
Total	$	847,140

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Fair Value of Financial Instruments - Additional Information (Detail) $ in Millions	9 Months Ended
	Sep. 30, 2015 USD ($) Agreement
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Number of interest rate cap agreement acquired | Agreement	1
Cash, cash equivalents and restricted cash, Maturity	Less than 90 days
Interest Rate Cap [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate derivative instrument cost	$ 0.3

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Fair Value of Financial Instruments - Carrying Amounts and Estimated Fair Values of Financial Instruments (Detail) - USD ($) $ in Thousands	Sep. 30, 2015	Dec. 31, 2014	Sep. 30, 2014	Dec. 31, 2013
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Cash and cash equivalents, Carrying Value	$ 33,223	$ 22,776	$ 29,772	$ 23,902
Restricted cash, Carrying Value	8,891	40,719
Due from third party managers, net, Carrying Value	7,253	4,764
Accounts payable and accrued expenses, Carrying Value	15,890	18,969
Due to third party managers, net, Carrying Value	470	1,580
Mortgages payable, Carrying Value	847,140	847,453
Cash and cash equivalents, Estimated Fair Value	33,223	22,776
Restricted cash, Estimated Fair Value	8,891	40,719
Due from third party managers, net, Estimated Fair Value	7,253	4,764
Accounts payable and accrued expenses, Estimated Fair Value	15,890	18,969
Due to third party managers, net, Estimated Fair Value	470	1,580
Mortgages payable, Estimated Fair Value	846,936	846,927
Fair Value, Measurements, Recurring [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate caps, Carrying Value	2	59
Interest rate caps, Estimated Fair Value	$ 2	$ 59

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Commitments and Contingencies - Additional Information (Detail)	3 Months Ended		9 Months Ended
	Sep. 30, 2015 USD ($) Hotel	Sep. 30, 2014 USD ($)	Sep. 30, 2015 USD ($) Property Hotel	Sep. 30, 2014 USD ($)	Dec. 03, 2014 Hotel
Long-term Purchase Commitment [Line Items]
Number of hotels owned | Hotel	62		62		62
Number of subset of hotels with ground leases | Hotel	4		4
Ground lease expenses	$ 100,000	$ 100,000	$ 200,000	$ 200,000
Other Revenue [Member]
Long-term Purchase Commitment [Line Items]
Business interruption insurance proceeds	$ 500,000			$ 500,000
PA Residence Inn [Member]
Long-term Purchase Commitment [Line Items]
Lease obligation remaining period			18 years
Affiliated Entity [Member]
Long-term Purchase Commitment [Line Items]
Management agreement terms, description			The agreements with less than one year remaining in their term generally automatically renew on annual or month-to-month terms unless either party to the agreement gives prior notice of the termination thereof.
Affiliated Entity [Member] | Management Agreements [Member]
Long-term Purchase Commitment [Line Items]
Number of hotels owned | Hotel	62		62
TRS Lease Agreements [Member]
Long-term Purchase Commitment [Line Items]
Rental income (expense), net			$ 0
Minimum [Member] | Franchise Agreements [Member]
Long-term Purchase Commitment [Line Items]
Royalty fee			4.50%
Minimum [Member] | Affiliated Entity [Member]
Long-term Purchase Commitment [Line Items]
Payment of management fee as percentage of revenues			2.00%
Management agreement remaining terms, period			1 year
Maximum [Member] | Franchise Agreements [Member]
Long-term Purchase Commitment [Line Items]
Royalty fee			6.00%
Maximum [Member] | Affiliated Entity [Member]
Long-term Purchase Commitment [Line Items]
Payment of management fee as percentage of revenues			7.00%
Management agreement remaining terms, period			19 years
Ground Leases [Member] | Courtyard and Fairfield Inn [Member]
Long-term Purchase Commitment [Line Items]
Number of properties leased under single ground lease | Property			2
Ground Leases [Member] | Minimum [Member]
Long-term Purchase Commitment [Line Items]
Lease obligation remaining period			2 years
Ground Leases [Member] | Maximum [Member]
Long-term Purchase Commitment [Line Items]
Lease obligation remaining period			8 years
Apple REIT Class Action Litigation [Member]
Long-term Purchase Commitment [Line Items]
Legal fees			20.00%
Apple REIT Class Action Litigation [Member] | Other Parties [Member]
Long-term Purchase Commitment [Line Items]
Legal fees			80.00%

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Commitments and Contingencies - Aggregate Amounts of Minimum Lease Payments under Lease Agreements (Detail) $ in Thousands	Sep. 30, 2015 USD ($)
Commitments and Contingencies Disclosure [Abstract]
2015 (remaining months)	$ 69
2016	275
2017	240
2018	206
2019	99
Thereafter	424
Total	$ 1,313

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Investment in Real Estate, net

9 Months Ended

Sep. 30, 2015

Real Estate [Abstract]

Investment in Real Estate, net

3. Investment in Real Estate, net

Investment in real estate, net as of September 30, 2015 and December 31, 2014 consisted of the following (in thousands):

	September 30, 2015			December 31, 2014
Land and Improvements	$	154,715		$	154,353
Building and Improvements		835,210			805,183
Furniture, Fixtures and Equipment		47,238			34,947
Construction in Progress		18,335			24,121
		1,055,498			1,018,604
Less: Accumulated Depreciation		(66,112	)		(43,771	)
Investment in Real Estate, net	$	989,386		$	974,833

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7% Series A Cumulative Redeemable Preferred Stock - Additional Information (Detail) - 7% Series A Cumulative Redeemable Preferred Stock [Member] - USD ($) $ / shares in Units, $ in Millions			3 Months Ended	6 Months Ended	9 Months Ended	12 Months Ended
	Sep. 18, 2015	Sep. 30, 2013	Mar. 31, 2015	Jun. 30, 2015	Sep. 30, 2015	Dec. 31, 2014	Nov. 29, 2012
Class of Stock [Line Items]
Preferred stock, shares issued					72,382,848	72,382,848	97,032,848
Initial date for redemption of shares					Nov. 14, 2020
Preferred Stock, dividend rate					7.00%
Increase in dividend rate of preferred stock per annum, if not paid in cash for more than six quarters					9.00%
Increase in dividend rate of preferred stock if not redeemed after control events and May 14, 2018					11.00%
Increase in dividend rate, trigger date					May 14, 2018
Redemption of Series A Preferred Stock						$ 47.5
Number of preferred stock redeemed						24,650,000
Redemption price per share						$ 1.9281
Preferred stock initial liquidation preference per share					$ 1.90	1.90
Accumulated and unpaid dividends earned per share						$ 0.0281
Number of preferred stock owned by company due to redemption					72,382,848	72,382,848
Date of merger agreement					Nov. 29, 2012
Legacy litigation and regulatory matters, expense					$ 3.5
Accrued dividend					$ 2.4
Installment 1, FY 2015 [Member]
Class of Stock [Line Items]
Preferred Stock, dividend declared per share			$ 0.0333
Dividend payable, date paid or to be paid					Apr. 15, 2015
Preferred Stock, dividend record date					Apr. 01, 2015
Dividend payable, date declared					Mar. 31, 2015
Installment 2, FY 2015 [Member]
Class of Stock [Line Items]
Preferred Stock, dividend declared per share				$ 0.0333
Dividend payable, date paid or to be paid					Jul. 15, 2015
Preferred Stock, dividend record date					Jul. 01, 2015
Dividend payable, date declared					Jun. 30, 2015
Installment 3, FY 2015 [Member]
Class of Stock [Line Items]
Preferred Stock, dividend declared per share	$ 0.0333
Dividend payable, date paid or to be paid					Oct. 15, 2015
Preferred Stock, dividend record date					Oct. 01, 2015
Dividend payable, date declared					Sep. 18, 2015
BRE Holdings [Member]
Class of Stock [Line Items]
Preferred Stock tender offer number of shares		2,000,000
Preferred Stock, purchase price		$ 1.30
Number of preferred stock owned by company due to redemption					1,500,000

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Condensed Consolidated Balance Sheets - USD ($) $ in Thousands	Sep. 30, 2015	Dec. 31, 2014
ASSETS
Investment in real estate, net of accumulated depreciation of $66,112 and $43,771, respectively	$ 989,386	$ 974,833
Cash and cash equivalents	33,223	22,776
Restricted cash	8,891	40,719
Due from third party managers, net	7,253	4,764
Prepaid expenses	2,370	2,166
Deferred financing costs, net	6,037	9,817
Goodwill	126,377	126,377
Other assets	1,022	912
TOTAL ASSETS	1,174,559	1,182,364
LIABILITIES
Accounts payable and accrued expenses	15,890	18,969
Due to third party managers, net	470	1,580
Mortgages payable	847,140	847,453
TOTAL LIABILITIES	$ 863,500	$ 868,002
Commitments and contingencies (Note 6)
Cumulative Redeemable Preferred Stock, $1.90 initial liquidation preference, 120,000,000 shares authorized;72,382,848 issued and outstanding at September 30, 2015 and December 31, 2014	$ 137,160	$ 137,160
SHAREHOLDER'S EQUITY
Preferred stock, $0.0001 par value, 30,000,000 shares authorized; none issued and outstanding at September 30, 2015 and December 31, 2014	0	0
Common stock, $0.01 par value, 100,000 shares authorized; 100 shares issued and outstanding at September 30, 2015 and December 31, 2014	0	0
Additional paid-in capital	169,971	177,202
Retained earnings	3,928	0
TOTAL SHAREHOLDER'S EQUITY	173,899	177,202
TOTAL LIABILITIES AND SHAREHOLDER'S EQUITY	$ 1,174,559	$ 1,182,364

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Organization

9 Months Ended

Sep. 30, 2015

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization

1. Organization

BRE Select Hotels Corp, together with its wholly-owned subsidiaries (the “Company”), is a Delaware corporation that made an election, through the filing of Form 1120-REIT for 2012, to qualify as a real estate investment trust, or REIT, for federal income tax purposes. The Company was formed on November 28, 2012 to invest in income-producing real estate in the United States through the acquisition of Apple REIT Six, Inc. (“Apple Six”) on behalf of BRE Select Hotels Holdings LP (“BRE Holdings”), a Delaware limited partnership and an affiliate of the Company. 100% of the common stock of the Company is owned by BRE Holdings, which is an affiliate of Blackstone Real Estate Partners VII L.P. (the “Sponsor”). The acquisition of Apple Six (the “Merger”) was completed on May 14, 2013 (the “Acquisition Date”). As of September 30, 2015, the Company owned 62 hotels located in 18 states with an aggregate of 7,346 rooms.

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Related Party Transactions - Additional Information (Detail) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2015 USD ($) Hotel	Sep. 30, 2014 USD ($)	Sep. 30, 2015 USD ($) Hotel	Sep. 30, 2014 USD ($)	Dec. 31, 2014 USD ($)	Dec. 03, 2014 Hotel
Related Party Transaction [Line Items]
Number of hotels owned | Hotel	62		62			62
Capital improvements payable	$ 470		$ 470		$ 1,580
Hilton Worldwide Inc [Member]
Related Party Transaction [Line Items]
Franchise fees, marketing fees, and other expenses	5,800	$ 5,000	14,300	$ 12,900
Amount paid for capital improvements	300	100	3,400	100
Capital improvements payable	0		0		1,200
Affiliated Entity [Member]
Related Party Transaction [Line Items]
Professional fees paid to management company	800	$ 300	1,600	$ 600
Management Company [Member]
Related Party Transaction [Line Items]
Capital improvements payable	$ 200		$ 200		$ 0
Hilton Worldwide Holdings Inc. Franchisor [Member] | Hilton Worldwide Inc [Member]
Related Party Transaction [Line Items]
Number of hotels owned | Hotel	27		27

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Discontinued Operations (Tables)

9 Months Ended

Sep. 30, 2015

Discontinued Operations and Disposal Groups [Abstract]

Summary of Hotels Sold

The Company sold four hotels during 2014 as summarized below (in thousands):

Hotel	Sale Date	Net Proceeds		Gain/ (Loss)
Fairfield Inn - Orange Park, Florida	April 23, 2014	$	2,978	($	67	)
Fairfield Inn - Birmingham, Alabama	May 8, 2014		1,509		223
SpringHill Suites - Savannah, Georgia	June 2, 2014		3,405		(285	)
SpringHill Suites - Montgomery, Alabama	September 4, 2014		1,488		(21	)
Total		$	9,380	($	150	)

Operating Results from Discontinued Operations

The following table sets forth the operating results from discontinued operations (in thousands).

	Three Months Ended September 30, 2014			Nine Months Ended September 30, 2014
Total revenue	$	254		$	2,479
Hotel operating expenses		220			1,936
Taxes, insurance and other		23			155
General and administrative		9			67
Interest expense		27			328
Income tax benefit		(94	)		(64	)
Loss from hotel dispositions		(231	)		(150	)
Loss from discontinued operations	($	162	)	($	93	)

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Discontinued Operations - Summary of Hotels Sold (Detail) $ in Thousands	12 Months Ended
	Dec. 31, 2014 USD ($)
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Gain/(Loss) from sale of hotels	$ (150)
Net Proceeds from sale of hotels	$ 9,380
Fairfield Inn - Orange Park, Florida [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Hotels sale date	Apr. 23, 2014
Gain/(Loss) from sale of hotels	$ (67)
Net Proceeds from sale of hotels	$ 2,978
Fairfield Inn - Birmingham, Alabama [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Hotels sale date	May 08, 2014
Gain/(Loss) from sale of hotels	$ 223
Net Proceeds from sale of hotels	$ 1,509
SpringHill Suites - Savannah, Georgia [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Hotels sale date	Jun. 02, 2014
Gain/(Loss) from sale of hotels	$ (285)
Net Proceeds from sale of hotels	$ 3,405
SpringHill Suites - Montgomery, Alabama [Member]
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Hotels sale date	Sep. 04, 2014
Gain/(Loss) from sale of hotels	$ (21)
Net Proceeds from sale of hotels	$ 1,488

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Summary of Significant Accounting Policies - Additional Information (Detail)	3 Months Ended		9 Months Ended
	Sep. 30, 2015 USD ($) Hotel	Sep. 30, 2014 USD ($)	Sep. 30, 2015 USD ($) Hotel Segment shares	Sep. 30, 2014 USD ($) shares
Property, Plant and Equipment [Line Items]
Deposits within financial institutions	$ 250,000		$ 250,000
Loss on disposals of investment in real estate	(1,506,000)	$ 0	(4,382,000)	$ 0
Goodwill impairment			$ 0
Percentage of adjusted taxable income to be distributed to shareholders			90.00%
Valuation allowance	$ 900,000		$ 900,000
Potential dilutive shares | shares			0	0
Number of operating segment | Segment			1
Number of hotels sold or held for sale | Hotel	0		0
Buildings [Member]
Property, Plant and Equipment [Line Items]
Estimated useful lives of assets			39 years
Land and Building Improvements [Member]
Property, Plant and Equipment [Line Items]
Estimated useful lives of assets			10 years
Minimum [Member] | Furniture, Fixtures and Equipment [Member]
Property, Plant and Equipment [Line Items]
Estimated useful lives of assets			3 years
Maximum [Member] | Furniture, Fixtures and Equipment [Member]
Property, Plant and Equipment [Line Items]
Estimated useful lives of assets			7 years

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Summary of Significant Accounting Policies

9 Months Ended

Sep. 30, 2015

Accounting Policies [Abstract]

Summary of Significant Accounting Policies

2. Summary of Significant Accounting Policies

Principles of Consolidation - The unaudited condensed consolidated financial statements include all of the accounts of the Company and its subsidiaries. All intercompany accounts and transactions have been eliminated in consolidation.

Basis of Presentation - The accompanying unaudited condensed consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States (“U.S. GAAP”) for interim financial information and certain information and footnote disclosures normally included in annual financial statements prepared in accordance with U.S. GAAP have been omitted in accordance with standards for the preparation of interim financial statements. In the opinion of management, all adjustments (consisting of normal recurring adjustments) necessary for a fair presentation have been included in these condensed consolidated financial statements. Operating results for the interim periods herein are not necessarily indicative of the results that may be expected for the twelve month period ending December 31, 2015. These unaudited condensed consolidated financial statements should be read in conjunction with the audited financial statements and notes thereto in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

Use of Estimates - The preparation of the condensed consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the condensed consolidated financial statements and accompanying notes. Actual results could differ from those estimates.

Cash and Cash Equivalents - Cash and cash equivalents primarily consist of cash in banks. Cash equivalents consist of investments with maturities of three months or less at acquisition. The Company has deposits in excess of $250,000 within single financial institutions that are not insured by the Federal Deposit Insurance Corporation. The Company believes it mitigates this risk by depositing with major financial institutions.

Restricted Cash - Restricted cash consists of deposits held in escrow for the payment of certain required repairs, capital improvements and property taxes pursuant to the terms of the Company’s mortgages payable, as well as a repairs and improvements reserve required by the Marriott International, Inc. or its affiliates (“Marriott”) management agreements. The Company’s policy is to present changes in restricted cash attributable to property taxes, insurance and ground rent as a component of operating cash flows and changes in restricted cash attributable to repairs and capital improvements as a component of investing cash flows in the condensed consolidated statements of cash flows.

Due from Third Party Managers, net - Due from third party managers, net, represents the net working capital advanced to and held by the hotel management companies for operation of the hotels.

Due to Third Party Managers, net - Due to third party managers, net, represents management fees due in excess of the net working capital advanced to and held by the hotel management companies for operation of the hotels.

Investment in Real Estate and Related Depreciation - Real estate is stated at cost, net of accumulated depreciation. Repair and maintenance costs are expensed as incurred while significant improvements, renovations, and replacements that extend the useful life of the real estate asset are capitalized and depreciated over the estimated useful life of the real estate asset. The Company recorded a non-cash loss on disposals of investments in real estate of $1.5 million and $4.4 million during the three and nine months ended September 30, 2015, respectively, due to early disposal of furniture, fixtures, and equipment in connection with the Company’s capital improvement and renovation plans. Depreciation is computed using the straight-line method over the average estimated useful lives of the assets, which are 39 years for buildings, 10 years for land and building improvements and three to seven years for furniture and equipment.

Impairment of Investment in Real Estate - The Company records impairment losses on hotel properties used in operations if indicators of impairment are present, and the sum of the undiscounted cash flows estimated to be generated by the respective properties over their estimated remaining useful life, based on historical and industry data, is less than the properties’ carrying amount. Indicators of impairment include: (1) a property with current or potential losses from operations, (2) when it becomes more likely than not that a property will be sold before the end of its previously estimated useful life or (3) when events, trends, contingencies or changes in circumstances indicate that a triggering event has occurred and an asset’s carrying value may not be recoverable. The Company monitors its properties on an ongoing basis by reviewing financial performance and considers each property individually for purposes of reviewing for indicators of impairment. As many indicators of impairment are subjective, such as general economic and market declines, the Company also prepares a quarterly recoverability analysis to assist with its evaluation of impairment indicators. The analysis compares each property’s current year actual and forecasted occupancy and revenue per available room (“RevPAR”) compared to the prior year. No triggering events have occurred to indicate the asset carrying values will not be recoverable as of September 30, 2015. If events or circumstances change, such as the operating performance of a property declines substantially for an extended period of time, the Company’s carrying value for a particular property may not be recoverable and in such instances an impairment loss would be recorded. Impairment losses are measured as the difference between the asset’s fair value and its carrying value.

Goodwill - Goodwill represents the excess of purchase price over fair value of assets acquired and liabilities assumed in business combinations, and is characterized by the intangible assets that do not qualify for separate recognition. In accordance with accounting guidance related to goodwill and other intangible assets, goodwill is not amortized, but instead reviewed for impairment at least annually. The Company performs its annual testing for impairment of goodwill during the fourth quarter of each year and in certain situations between those annual dates if indicators of impairment are present. The impairment analysis for goodwill is performed at the reporting unit level using a two-step approach. The first step is a comparison of the fair value of the reporting unit, determined using an income approach and validated by a market approach, to its carrying amount. If the carrying amount exceeds the fair value, the second step quantifies any impairment write-down by comparing the current implied value of goodwill to the recorded goodwill balance. There was no impairment of goodwill for any of the periods presented. Goodwill recognized is deductible for tax purposes.

Revenue Recognition - Revenue is recognized as earned, which is generally defined as the date upon which a guest occupies a room or utilizes the hotel’s services. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

Sales and Marketing Costs - Sales and marketing costs are expensed when incurred. These costs represent the expense for franchise advertising under the terms of the hotel management and franchise agreements and general and administrative expenses that are directly attributable to advertising and promotion.

Income Taxes - The Company made an election, through the filing of Form 1120-REIT for 2012, to qualify as a REIT under the Internal Revenue Code of 1986, as amended, beginning with the Company’s short taxable year ended December 31, 2012. In order to qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement that it distribute at least 90% of its adjusted taxable income to its shareholders, subject to certain adjustments and excluding any net capital gain. The Company’s taxable REIT income and dividend requirements to maintain REIT status are determined on an annual basis. The Company intends to adhere to these requirements to qualify for REIT status, and assuming it does qualify for taxation as a REIT, it will generally not be subject to federal income taxes to the extent it distributes substantially all of its taxable income to the Company’s shareholder. Dividends paid in excess of REIT taxable income for the year will generally not be taxable to the common stockholder. However, the Company’s taxable REIT subsidiaries (“TRS”) will generally be subject to federal, state, and local income taxes and the consolidated income tax provision includes those taxes. The income tax expense of the Company is less than the U.S. statutory rate as a result of these TRS.

Valuation of Deferred Tax Assets - A valuation allowance for deferred tax assets is provided when it is “more likely than not” that some portion or all of the deferred tax assets will not be realized. Realization is dependent upon the generation of future taxable income or the reversal of deferred tax liabilities during the periods in which those temporary differences become deductible. The Company considers the scheduled reversal of deferred tax liabilities, projected future taxable income and tax planning strategies in performing this assessment. The Company had a valuation allowance of $0.9 million as of September 30, 2015 for a TRS where it is not considered more likely than not that the deferred tax assets will be realized.

Income per Common Share - Basic income per common share is computed based upon the weighted average number of shares outstanding during the period, after giving effect to the Series A Preferred Stock dividends declared during the period. There were no potential dilutive shares during the applicable periods, and as a result, basic and dilutive outstanding shares were the same.

Segment Information - The Company derives revenues and cash flows from its hotel portfolio. Hotel portfolio financial information is analyzed for purposes of assessing performance and allocating resources. Therefore, the Company has one operating segment consisting of its hotel portfolio.

New Accounting Pronouncements - In April 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) No. 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. Under the update, discontinued operations are defined as either (1) a component of an entity (or group of components) that (i) has been disposed of or meets the criteria to be classified as held-for-sale and (ii) represents a strategic shift that has (or will have) a major effect on an entity’s operations and financial results, or (2) is a business or nonprofit activity that on acquisition, meets the criteria to be classified as held-for-sale. The accounting update is effective on a prospective basis for disposals of assets meeting the definition as held-for-sale for accounting periods beginning on or after December 15, 2014. The Company adopted ASU No. 2014-08 on January 1, 2015.

We expect that future disposals of operating real estate assets will not qualify for discontinued operations reporting treatment, unless the disposals represent a strategic shift that will have a major effect on the Company’s operations and financial results. There were no hotels sold or held for sale during the three and nine months ended September 30, 2015.

The discontinued operations presented for the interim periods ended September 30, 2014 represent individual sales of hotels which occurred prior to the Company’s adoption of ASU No. 2014-08 (see Note 11) and represented discontinued operations under the previous accounting guidance.

In May 2014, the FASB issued ASU No. 2014-09, Revenue from Contracts with Customers. The update outlines a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and supersedes most current revenue recognition guidance, including industry-specific guidance. The accounting update was initially scheduled to become effective for accounting periods beginning after December 15, 2016. In July 2015, the FASB extended the required implementation date one year to periods beginning after December 15, 2017, permitting entities to early adopt the standard as of the original effective date in ASU 2014-09. The Company is currently assessing the impact this new guidance may have on the Company’s operations and financial results.

In August 2014, the FASB issued ASU 2014-15, Presentation of Financial Statements – Going Concern. The ASU requires management to evaluate relevant conditions, events and certain management plans that are known or reasonably knowable as of the evaluation date when determining whether substantial doubt about an entity’s ability to continue as a going concern exists. Management will be required to make this evaluation for both annual and interim reporting periods. The standard states substantial doubt exists when relevant conditions and events, considered in the aggregate, indicate that it is probable that the entity will be unable to meet its obligations as they become due within one year after the date that the financial statements are issued. An entity must provide certain disclosures if conditions or events raise substantial doubt about the entity’s ability to continue as a going concern. The Company will be required to apply the provisions of ASU 2014-15 for accounting periods beginning after December 15, 2016. The Company does not expect the new standard will impact its financial statements or require further disclosure.

In April 2015, the FASB issued ASU 2015-03, Interest – Imputation of Interest (Subtopic 835-30). ASU 2015-03 changes the presentation of debt issuance costs in the financial statements to present such costs as a direct deduction from the related debt liability rather than as an asset. Amortization of debt issuance costs will be reported as interest expense. This standard is effective for annual reporting periods beginning after December 15, 2015. ASU 2015-03 will not have a material impact on the Company’s consolidated financial position, results of operations, or cash flows.

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Condensed Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Thousands	Sep. 30, 2015	Dec. 31, 2014
Accumulated depreciation of Investment in real estate	$ 66,112	$ 43,771
Preferred stock, par value	$ 0.0001	$ 0.0001
Preferred stock, shares authorized	30,000,000	30,000,000
Preferred stock, shares issued	0	0
Preferred stock, shares outstanding	0	0
Common stock, par value	$ 0.01	$ 0.01
Common stock, shares authorized	100,000	100,000
Common stock, shares issued	100	100
Common stock, shares outstanding	100	100
7% Series A Cumulative Redeemable Preferred Stock [Member]
Preferred Shares Dividend Percentage	7.00%	7.00%
Preferred stock initial liquidation preference per share	$ 1.90	$ 1.90
Preferred stock, shares authorized	120,000,000	120,000,000
Preferred stock, shares issued	72,382,848	72,382,848
Preferred stock, shares outstanding	72,382,848	72,382,848

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Summary of Significant Accounting Policies (Policies)

9 Months Ended

Sep. 30, 2015

Accounting Policies [Abstract]

Principles of Consolidation

Principles of Consolidation - The unaudited condensed consolidated financial statements include all of the accounts of the Company and its subsidiaries. All intercompany accounts and transactions have been eliminated in consolidation.

Basis of Presentation

Basis of Presentation - The accompanying unaudited condensed consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States (“U.S. GAAP”) for interim financial information and certain information and footnote disclosures normally included in annual financial statements prepared in accordance with U.S. GAAP have been omitted in accordance with standards for the preparation of interim financial statements. In the opinion of management, all adjustments (consisting of normal recurring adjustments) necessary for a fair presentation have been included in these condensed consolidated financial statements. Operating results for the interim periods herein are not necessarily indicative of the results that may be expected for the twelve month period ending December 31, 2015. These unaudited condensed consolidated financial statements should be read in conjunction with the audited financial statements and notes thereto in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014.

Use of Estimates

Use of Estimates - The preparation of the condensed consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the condensed consolidated financial statements and accompanying notes. Actual results could differ from those estimates.

Cash and Cash Equivalents

Cash and Cash Equivalents - Cash and cash equivalents primarily consist of cash in banks. Cash equivalents consist of investments with maturities of three months or less at acquisition. The Company has deposits in excess of $250,000 within single financial institutions that are not insured by the Federal Deposit Insurance Corporation. The Company believes it mitigates this risk by depositing with major financial institutions.

Restricted Cash

Restricted Cash - Restricted cash consists of deposits held in escrow for the payment of certain required repairs, capital improvements and property taxes pursuant to the terms of the Company’s mortgages payable, as well as a repairs and improvements reserve required by the Marriott International, Inc. or its affiliates (“Marriott”) management agreements. The Company’s policy is to present changes in restricted cash attributable to property taxes, insurance and ground rent as a component of operating cash flows and changes in restricted cash attributable to repairs and capital improvements as a component of investing cash flows in the condensed consolidated statements of cash flows.

Due from Third Party Managers, net

Due from Third Party Managers, net - Due from third party managers, net, represents the net working capital advanced to and held by the hotel management companies for operation of the hotels.

Due to Third Party Managers, net

Due to Third Party Managers, net - Due to third party managers, net, represents management fees due in excess of the net working capital advanced to and held by the hotel management companies for operation of the hotels.

Investment in Real Estate and Related Depreciation

Investment in Real Estate and Related Depreciation - Real estate is stated at cost, net of accumulated depreciation. Repair and maintenance costs are expensed as incurred while significant improvements, renovations, and replacements that extend the useful life of the real estate asset are capitalized and depreciated over the estimated useful life of the real estate asset. The Company recorded a non-cash loss on disposals of investments in real estate of $1.5 million and $4.4 million during the three and nine months ended September 30, 2015, respectively, due to early disposal of furniture, fixtures, and equipment in connection with the Company’s capital improvement and renovation plans. Depreciation is computed using the straight-line method over the average estimated useful lives of the assets, which are 39 years for buildings, 10 years for land and building improvements and three to seven years for furniture and equipment.

Impairment of Investment in Real Estate

Impairment of Investment in Real Estate - The Company records impairment losses on hotel properties used in operations if indicators of impairment are present, and the sum of the undiscounted cash flows estimated to be generated by the respective properties over their estimated remaining useful life, based on historical and industry data, is less than the properties’ carrying amount. Indicators of impairment include: (1) a property with current or potential losses from operations, (2) when it becomes more likely than not that a property will be sold before the end of its previously estimated useful life or (3) when events, trends, contingencies or changes in circumstances indicate that a triggering event has occurred and an asset’s carrying value may not be recoverable. The Company monitors its properties on an ongoing basis by reviewing financial performance and considers each property individually for purposes of reviewing for indicators of impairment. As many indicators of impairment are subjective, such as general economic and market declines, the Company also prepares a quarterly recoverability analysis to assist with its evaluation of impairment indicators. The analysis compares each property’s current year actual and forecasted occupancy and revenue per available room (“RevPAR”) compared to the prior year. No triggering events have occurred to indicate the asset carrying values will not be recoverable as of September 30, 2015. If events or circumstances change, such as the operating performance of a property declines substantially for an extended period of time, the Company’s carrying value for a particular property may not be recoverable and in such instances an impairment loss would be recorded. Impairment losses are measured as the difference between the asset’s fair value and its carrying value.

Goodwill

Goodwill - Goodwill represents the excess of purchase price over fair value of assets acquired and liabilities assumed in business combinations, and is characterized by the intangible assets that do not qualify for separate recognition. In accordance with accounting guidance related to goodwill and other intangible assets, goodwill is not amortized, but instead reviewed for impairment at least annually. The Company performs its annual testing for impairment of goodwill during the fourth quarter of each year and in certain situations between those annual dates if indicators of impairment are present. The impairment analysis for goodwill is performed at the reporting unit level using a two-step approach. The first step is a comparison of the fair value of the reporting unit, determined using an income approach and validated by a market approach, to its carrying amount. If the carrying amount exceeds the fair value, the second step quantifies any impairment write-down by comparing the current implied value of goodwill to the recorded goodwill balance. There was no impairment of goodwill for any of the periods presented. Goodwill recognized is deductible for tax purposes.

Revenue Recognition

Revenue Recognition - Revenue is recognized as earned, which is generally defined as the date upon which a guest occupies a room or utilizes the hotel’s services. Taxes collected from customers and submitted to taxing authorities are not recorded in revenue.

Sales and Marketing Costs

Sales and Marketing Costs - Sales and marketing costs are expensed when incurred. These costs represent the expense for franchise advertising under the terms of the hotel management and franchise agreements and general and administrative expenses that are directly attributable to advertising and promotion.

Income Taxes

Income Taxes - The Company made an election, through the filing of Form 1120-REIT for 2012, to qualify as a REIT under the Internal Revenue Code of 1986, as amended, beginning with the Company’s short taxable year ended December 31, 2012. In order to qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement that it distribute at least 90% of its adjusted taxable income to its shareholders, subject to certain adjustments and excluding any net capital gain. The Company’s taxable REIT income and dividend requirements to maintain REIT status are determined on an annual basis. The Company intends to adhere to these requirements to qualify for REIT status, and assuming it does qualify for taxation as a REIT, it will generally not be subject to federal income taxes to the extent it distributes substantially all of its taxable income to the Company’s shareholder. Dividends paid in excess of REIT taxable income for the year will generally not be taxable to the common stockholder. However, the Company’s taxable REIT subsidiaries (“TRS”) will generally be subject to federal, state, and local income taxes and the consolidated income tax provision includes those taxes. The income tax expense of the Company is less than the U.S. statutory rate as a result of these TRS.

Valuation of Deferred Tax Assets

Valuation of Deferred Tax Assets - A valuation allowance for deferred tax assets is provided when it is “more likely than not” that some portion or all of the deferred tax assets will not be realized. Realization is dependent upon the generation of future taxable income or the reversal of deferred tax liabilities during the periods in which those temporary differences become deductible. The Company considers the scheduled reversal of deferred tax liabilities, projected future taxable income and tax planning strategies in performing this assessment. The Company had a valuation allowance of $0.9 million as of September 30, 2015 for a TRS where it is not considered more likely than not that the deferred tax assets will be realized.

Income per Common Share

Income per Common Share - Basic income per common share is computed based upon the weighted average number of shares outstanding during the period, after giving effect to the Series A Preferred Stock dividends declared during the period. There were no potential dilutive shares during the applicable periods, and as a result, basic and dilutive outstanding shares were the same.

Segment Information

Segment Information - The Company derives revenues and cash flows from its hotel portfolio. Hotel portfolio financial information is analyzed for purposes of assessing performance and allocating resources. Therefore, the Company has one operating segment consisting of its hotel portfolio.

New Accounting Pronouncements

New Accounting Pronouncements - In April 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) No. 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. Under the update, discontinued operations are defined as either (1) a component of an entity (or group of components) that (i) has been disposed of or meets the criteria to be classified as held-for-sale and (ii) represents a strategic shift that has (or will have) a major effect on an entity’s operations and financial results, or (2) is a business or nonprofit activity that on acquisition, meets the criteria to be classified as held-for-sale. The accounting update is effective on a prospective basis for disposals of assets meeting the definition as held-for-sale for accounting periods beginning on or after December 15, 2014. The Company adopted ASU No. 2014-08 on January 1, 2015.

We expect that future disposals of operating real estate assets will not qualify for discontinued operations reporting treatment, unless the disposals represent a strategic shift that will have a major effect on the Company’s operations and financial results. There were no hotels sold or held for sale during the three and nine months ended September 30, 2015.

The discontinued operations presented for the interim periods ended September 30, 2014 represent individual sales of hotels which occurred prior to the Company’s adoption of ASU No. 2014-08 (see Note 11) and represented discontinued operations under the previous accounting guidance.

In May 2014, the FASB issued ASU No. 2014-09, Revenue from Contracts with Customers. The update outlines a single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and supersedes most current revenue recognition guidance, including industry-specific guidance. The accounting update was initially scheduled to become effective for accounting periods beginning after December 15, 2016. In July 2015, the FASB extended the required implementation date one year to periods beginning after December 15, 2017, permitting entities to early adopt the standard as of the original effective date in ASU 2014-09. The Company is currently assessing the impact this new guidance may have on the Company’s operations and financial results.

In August 2014, the FASB issued ASU 2014-15, Presentation of Financial Statements – Going Concern. The ASU requires management to evaluate relevant conditions, events and certain management plans that are known or reasonably knowable as of the evaluation date when determining whether substantial doubt about an entity’s ability to continue as a going concern exists. Management will be required to make this evaluation for both annual and interim reporting periods. The standard states substantial doubt exists when relevant conditions and events, considered in the aggregate, indicate that it is probable that the entity will be unable to meet its obligations as they become due within one year after the date that the financial statements are issued. An entity must provide certain disclosures if conditions or events raise substantial doubt about the entity’s ability to continue as a going concern. The Company will be required to apply the provisions of ASU 2014-15 for accounting periods beginning after December 15, 2016. The Company does not expect the new standard will impact its financial statements or require further disclosure.

In April 2015, the FASB issued ASU 2015-03, Interest – Imputation of Interest (Subtopic 835-30). ASU 2015-03 changes the presentation of debt issuance costs in the financial statements to present such costs as a direct deduction from the related debt liability rather than as an asset. Amortization of debt issuance costs will be reported as interest expense. This standard is effective for annual reporting periods beginning after December 15, 2015. ASU 2015-03 will not have a material impact on the Company’s consolidated financial position, results of operations, or cash flows.

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Document and Entity Information - shares	9 Months Ended
	Sep. 30, 2015	Nov. 12, 2015
Document And Entity Information [Abstract]
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Sep. 30, 2015
Document Fiscal Year Focus	2015
Document Fiscal Period Focus	Q3
Entity Registrant Name	BRE Select Hotels Corp
Entity Central Index Key	0001566445
Current Fiscal Year End Date	--12-31
Entity Filer Category	Non-accelerated Filer
Entity Common Stock, Shares Outstanding		100

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Investment in Real Estate, net (Tables)

9 Months Ended

Sep. 30, 2015

Real Estate [Abstract]

Investment in Real Estate

Investment in real estate, net as of September 30, 2015 and December 31, 2014 consisted of the following (in thousands):

	September 30, 2015			December 31, 2014
Land and Improvements	$	154,715		$	154,353
Building and Improvements		835,210			805,183
Furniture, Fixtures and Equipment		47,238			34,947
Construction in Progress		18,335			24,121
		1,055,498			1,018,604
Less: Accumulated Depreciation		(66,112	)		(43,771	)
Investment in Real Estate, net	$	989,386		$	974,833

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Condensed Consolidated Statements of Operations - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2015	Sep. 30, 2014	Sep. 30, 2015	Sep. 30, 2014
REVENUE
Room revenue	$ 77,135	$ 74,614	$ 207,922	$ 200,260
Other revenue	4,991	4,598	13,827	13,772
Total revenue	82,126	79,212	221,749	214,032
EXPENSES
Operating expense	18,127	17,802	51,698	50,209
Hotel administrative expense	5,890	5,747	17,181	16,730
Sales and marketing	6,505	5,757	17,336	15,958
Utilities	2,741	2,923	7,396	7,638
Repair and maintenance	2,771	2,712	8,238	8,084
Franchise fees	3,815	3,682	10,293	9,936
Management fees	2,749	2,888	7,513	7,927
Taxes, insurance and other	3,970	3,546	11,417	10,436
General and administrative	1,214	777	3,379	2,542
Depreciation expense	8,658	6,760	24,367	19,994
Total expenses	56,440	52,594	158,818	149,454
Loss on disposals of investment in real estate	(1,506)	0	(4,382)	0
Operating income	24,180	26,618	58,549	64,578
Interest expense, net	(7,771)	(9,666)	(22,889)	(28,696)
(Loss) gain on derivatives	(4)	22	(57)	(397)
Income from continuing operations before income tax expense	16,405	16,974	35,603	35,485
Income tax expense	(3,473)	(3,649)	(3,675)	(4,463)
Income from continuing operations	12,932	13,325	31,928	31,022
Loss from discontinued operations, net of tax (Note 11)	0	(162)	0	(93)
Net income	12,932	13,163	31,928	30,929
Net income available for common stockholders	$ 10,522	$ 9,932	$ 24,697	$ 21,236
Basic and diluted net income per common share
From continuing operations, after Series A Preferred Stock dividends	$ 105,220.00	$ 100,940.00	$ 246,970.00	$ 213,290.00
From discontinued operations	0.00	(1,620.00)	0.00	(930.00)
Total basic and diluted net income per common share available to common stockholders	105,220.00	99,320.00	246,970.00	212,360.00
Dividends declared per common share	$ 190,000.00	$ 90,000.00	$ 280,000.00	$ 230,000.00
Weighted average common shares outstanding - basic and diluted	100	100	100	100
Series A Preferred Stock [Member]
EXPENSES
Series A Preferred Stock dividends declared	$ (2,410)	$ (3,231)	$ (7,231)	$ (9,693)

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7% Series A Cumulative Redeemable Preferred Stock

9 Months Ended

Sep. 30, 2015

Equity [Abstract]

7% Series A Cumulative Redeemable Preferred Stock

7. 7% Series A Cumulative Redeemable Preferred Stock

In connection with the Merger, the Company issued 97,032,848 shares of Series A Preferred Stock. The terms of these shares provide the Company with the right to redeem such shares at any time for an amount equal to the liquidation preference, plus any accumulated and unpaid dividends. In addition, the terms of these shares include an option for a holder of such shares to require the Company to redeem all or a portion of such holder’s shares on or after November 14, 2020 for an amount equal to the liquidation preference, plus any accumulated and unpaid dividends. The initial dividend rate on these shares is 7% per annum. The dividend rate will increase to 9% per annum if dividends are not paid in cash for more than six quarters, and to 11% per annum if they are not redeemed after the earlier of certain change of control events or May 14, 2018. Due to the put option provided to the holders of these shares, such shares have been classified outside permanent shareholder’s equity.

On December 31, 2014, approximately $47.5 million of the proceeds of the Loan were used to redeem 24,650,000 shares of the Series A Preferred Stock. Shares were redeemed on a pro rata basis from each shareholder at a redemption price of $1.9281 per share, which was comprised of the $1.90 liquidation preference per share plus $0.0281 in accumulated and unpaid dividends earned through the December 31, 2014 redemption date.

On September 30, 2013, BRE Holdings purchased approximately 2.0 million shares of the Series A Preferred Stock for $1.30 per share as part of a tender offer extended to all shareholders. As of September 30, 2015, BRE Holdings owned approximately 1.5 million shares of the Series A Preferred Stock due to the redemption.

The initial liquidation preference of $1.90 per share will be subject to downward adjustment should net costs and payments relating to certain legacy litigation and regulatory matters exceed $3.5 million from the date of the Merger Agreement (November 29, 2012). The Company recognizes changes in the redemption value immediately as they occur and adjusts the carrying amount of the Series A Preferred Stock to equal the redemption value at the end of each reporting period. As of September 30, 2015, the Company does not expect that the initial liquidation preference will be adjusted.

On March 31, 2015, the Board of Directors of the Company declared a dividend on the Series A Preferred Stock of $0.0333 per share, which was paid on April 15, 2015 to shareholders of record on April 1, 2015. On June 30, 2015, the Board of Directors of the Company declared a dividend on the Series A Preferred Stock of $0.0333 per share, which was payable on July 15, 2015 to shareholders of record on July 1, 2015. On September 18, 2015, the Board of Directors of the Company declared a dividend on the Series A Preferred Stock of $0.0333 per share, which was payable on October 15, 2015 to shareholders of record on October 1, 2015.

As of September 30, 2015, the Company accrued $2.4 million for the dividend declared on September 18, 2015, which is included in accounts payable and accrued expenses in the condensed consolidated balance sheets.

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Commitments and Contingencies

9 Months Ended

Sep. 30, 2015

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

6. Commitments and Contingencies

Insurance - The Company carries comprehensive insurance, including general liability, property, rental loss and umbrella liability coverage on all of the hotels. In addition, the Company carries flood coverage on certain hotels when available on commercially reasonable terms for hotels where we believe such coverage is warranted or required under the terms of the Loan. On June 5, 2015, the Company evacuated and temporarily closed the Homewood Suites in Fort Worth, Texas due to damage incurred from extensive flooding in the area during late May 2015. Remediation work was started immediately, and the hotel is expected to remain closed for several months for the required remediation work and repairs. The insurance carriers were notified in June 2015 of the pending property insurance claim which is in the process of being evaluated. Management believes the property damage from the flooding is covered by insurance. For the three and nine months ended September 30, 2015, the Company received $0.5 million of business interruption insurance proceeds as a result of the closure of the hotel due to the property damage, which is included in other revenue in the condensed consolidated statements of operations.

Legal Fees - In connection with the Merger, on November 29, 2012 Apple Six entered into a litigation cost sharing agreement with Apple REIT Seven, Inc., Apple REIT Eight, Inc., Apple REIT Nine, Inc. and Apple REIT Ten, Inc. (the “other Apple REIT companies”). Pursuant to the litigation cost sharing agreement, the Company, as successor to Apple Six, agreed to pay 20%, and the other parties to the litigation cost sharing agreement agreed to pay 80%, of the fees and expenses of specified counsel or any other counsel, consultant or service provider jointly retained in connection with the Apple REIT class action litigation described below, incurred after November 29, 2012.

As previously disclosed in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2014 and Quarterly Reports on Form 10-Q for the quarterly periods ended March 31, 2015 and June 30, 2015, the other Apple REIT companies were named with others in a consolidated class action litigation called In re Apple REITs Litigation, Civil Action No. 1:11-cv-02919-KAM-JO in the United States District Court for the Eastern District of New York (the “District Court”). Following the District Court’s dismissal of plaintiffs’ claims, plaintiffs appealed to the United States Court of Appeals for the Second Circuit, which court affirmed the District Court’s dismissal of certain claims and vacated and remanded others. On remand, on March 25, 2015, the District Court granted defendants’ motion to dismiss in full, with prejudice. The time to file a notice of appeal of that decision has expired, and no such notice has been filed. The Company does not expect to owe any additional amounts under the cost sharing agreement.

Franchise Agreements - As of September 30, 2015, the Company’s hotel properties, other than the Courtyard in Myrtle Beach, South Carolina, the SpringHill Suites in Fort Worth, Texas and the Marriott in Redmond, Washington, (the “Marriott Managed Properties”) were operated under franchise agreements between the Company’s TRS and Marriott or Hilton Worldwide Holdings Inc. or its affiliates (“Hilton”). The franchise agreements for these hotels allow the properties to operate under the brand identified in the applicable franchise agreements. The management agreements for each of the Marriott Managed Properties allow the Marriott Managed Properties to operate under the brand identified therein. Pursuant to the franchise agreements, the Company pays a royalty fee, generally between 4.5% and 6.0% of room revenue, which is included in franchise fees in the condensed consolidated statements of operations. Program fees, which include additional fees for marketing, are included in sales and marketing expense, and central reservation system and other franchisor costs are included in operating expense in the condensed consolidated statements of operations.

Management Agreements - As of September 30, 2015, each of the Company’s 62 hotels were operated and managed, under separate management agreements, by affiliates of the following companies: Marriott, Western International (“Western”), Larry Blumberg & Associates (“LBA”), White Lodging Services Corporation (“White”), Inn Ventures, Inc. (“Inn Ventures”), Interstate Hotels & Resorts, Inc. (“Interstate”), OTO Development, LLC (“OTO”), or Sage Hospitality (“Sage”). The management agreements require the Company to pay a monthly fee calculated as a percentage of revenues, generally between 2.0% - 7.0%, as well as annual incentive fees, if applicable, and are included in management fees in the condensed consolidated statements of operations. The agreements have remaining terms generally ranging from less than one to 19 years. The agreements with less than one year remaining in their term generally automatically renew on annual or month-to-month terms unless either party to the agreement gives prior notice of the termination thereof. If the Company terminates a management agreement prior to its expiration, it may be liable for estimated management fees through the remaining term and liquidated damages. Additionally, the Company, from time to time, enters into management agreements to manage retail premises ancillary to its hotels. During 2015, the Company changed the management of certain hotels with no material financial impact to the Company.

TRS Lease Agreements - The Company’s lease agreements are intercompany agreements between the TRS lessees and our property-owning subsidiaries. These agreements generally contain terms which are customary for third-party lease agreements, including terms for rent payments and other expenses. All related rental income and expense related to the TRS lease agreements net to zero on a consolidated basis, and therefore have no impact on the condensed consolidated financial statements.

Ground Leases - As of September 30, 2015, four of the Company’s hotel properties had ground leases with remaining terms ranging from two to eight years, which may be extended at the Company’s election. Two properties, the Courtyard in Tuscaloosa, Alabama and the Fairfield Inn in Tuscaloosa, Alabama, are leased to the Company pursuant to a single ground lease. The ground lease for the Residence Inn in Pittsburgh, Pennsylvania originated at the time of the Merger and has a term of 18 years. Payments under this lease are payable to a subsidiary of the Company and, therefore eliminated in consolidation and excluded from the table below. Each of the remaining three leases has the option for the Company to extend the lease. The Residence Inn in Portland, Oregon has a lease for parking space which is included in the table below. Ground lease expenses totaled $0.1 million and $0.2 million for each of the three and nine months ended September 30, 2015 and 2014, respectively, and are included in taxes, insurance and other in the condensed consolidated statements of operations. The aggregate amounts of minimum lease payments under these lease agreements for the five years subsequent to September 30, 2015 and thereafter are as follows (in thousands):

2015 (remaining months)	$	69
2016		275
2017		240
2018		206
2019		99
Thereafter		424
Total	$	1,313

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Organization - Additional Information (Detail)	9 Months Ended
	Sep. 30, 2015 Hotel Room State	Dec. 03, 2014 Hotel
Organization [Line Items]
Number of hotels owned	62	62
Number of states the hotels located | State	18
Aggregate number of rooms | Room	7,346
Affiliated Entity [Member]
Organization [Line Items]
Percentage of common stock owned by BRE Select Hotels Holdings LP	100.00%
Apple REIT Six, Inc. [Member]
Organization [Line Items]
Acquisition date	May 14, 2013

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Mortgages Payable (Tables)

9 Months Ended

Sep. 30, 2015

Mortgage Loans on Real Estate [Abstract]

Schedule of Future Principal Payments of Debt Obligations

Future scheduled principal payments of debt obligations (assuming no exercise of extension options) as of September 30, 2015 are as follows (in thousands):

2015 (remaining months)	$	108
2016		830,440
2017		464
2018		487
2019		510
Thereafter		15,131
Total	$	847,140

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Related Party Transactions

9 Months Ended

Sep. 30, 2015

Related Party Transactions [Abstract]

Related Party Transactions

10. Related Party Transactions

The Sponsor and its affiliates are in the business of making investments in companies and real estate assets and currently own, and may, from time to time acquire and hold, in each case, interests in businesses or assets that compete directly or indirectly with the Company. In addition, certain affiliates of the Sponsor have significant influence over Hilton, which indirectly owns the entities that serve as franchisors and receive franchise fees for 27 of the hotels owned by the Company. In connection with the Sponsor’s and its affiliates’ business activities, the Sponsor, BRE Holdings or any of their affiliates, including, without limitation, Hilton or its subsidiaries, may from time to time enter into arrangements with the Company or its subsidiaries. These arrangements may be subject to restrictions on affiliate transactions contained in agreements entered into in connection with the Loan. The Company incurred $5.8 million and $5.0 million of franchise fees, marketing fees, and other expenses during the three months ended September 30, 2015 and 2014, respectively, under agreements with Hilton or its subsidiaries. The Company incurred $14.3 million and $12.9 million of franchise fees, marketing fees, and other expenses during the nine months ended September 30, 2015 and 2014, respectively, under agreements with Hilton or its subsidiaries.

In addition, the Company uses Hilton to procure select capital improvements for its hotels. Under this arrangement, the Company paid Hilton $0.3 million and $0.1 million during the three months ended September 30, 2015 and 2014, respectively, and $3.4 million and $0.1 million during the nine months ended September 30, 2015 and 2014, respectively. In addition, the Company owed Hilton $0 and $1.2 million as of September 30, 2015 and December 31, 2014, respectively, related to capital improvements, which is included in accounts payable and accrued expenses in the condensed consolidated balance sheets.

A management company provided services to the Company including financial, accounting, administrative and other services that may be requested from time to time pursuant to a corporate services agreement. Affiliates of the Sponsor hold a management interest in this management company. The Company paid $0.8 million and $0.3 million to this management company during the three months ended September 30, 2015 and 2014, respectively, and $1.6 million and $0.6 million during the nine months ended September 30, 2015 and 2014, respectively. In addition, the Company owed this management company $0.2 million and $0 as of September 30, 2015 and December 31, 2014, respectively, which is included in accounts payable and accrued expenses in the condensed consolidated balance sheets.

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Shareholders' Equity

9 Months Ended

Sep. 30, 2015

Equity [Abstract]

Shareholders' Equity

8. Shareholders’ Equity

The Company is authorized to issue 150,100,000 shares of capital stock pursuant to its Amended and Restated Certificate of Incorporation, consisting of (i) 100,000 shares of common stock, par value $0.01 per share, and (ii) 150,000,000 shares of preferred stock, par value $0.0001 per share.

Holders of the Company’s common stock are entitled to one vote for each share of common stock held. At September 30, 2015 and December 31, 2014, there were 100 shares of common stock issued and outstanding.

On May 11, 2015, the Board of Directors of the Company declared a dividend on its common stock of $90,000 per share, which was paid on May 13, 2015. On August 14, 2015, the Board of Directors of the Company declared a dividend on its common stock of $190,000 per share, which was paid on August 17, 2015.

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Income Taxes

9 Months Ended

Sep. 30, 2015

Income Tax Disclosure [Abstract]

Income Taxes

9. Income Taxes

The Company accounts for TRS income taxes using the asset and liability method. Deferred tax assets and liabilities are recognized for the estimated future tax consequences attributable to the differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases. The analysis utilized by the Company in determining the deferred tax valuation allowance involves considerable management judgment and assumptions. For the three months ended September 30, 2015 and 2014, the Company recorded $3.5 million and $3.6 million of income tax expense, respectively. For the nine months ended September 30, 2015 and 2014, the Company recorded $3.7 million and $4.5 million of income tax expense, respectively. Tax expense for the three and nine months ended September 30, 2015 and 2014 is comprised of federal and state income taxes.

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Discontinued Operations

9 Months Ended

Sep. 30, 2015

Discontinued Operations and Disposal Groups [Abstract]

Discontinued Operations

11. Discontinued Operations

The Company sold four hotels during 2014 as summarized below (in thousands):

Hotel	Sale Date	Net Proceeds		Gain/ (Loss)
Fairfield Inn - Orange Park, Florida	April 23, 2014	$	2,978	($	67	)
Fairfield Inn - Birmingham, Alabama	May 8, 2014		1,509		223
SpringHill Suites - Savannah, Georgia	June 2, 2014		3,405		(285	)
SpringHill Suites - Montgomery, Alabama	September 4, 2014		1,488		(21	)
Total		$	9,380	($	150	)

The results of operations for these properties prior to the sale are classified as income from discontinued operations in the accompanying condensed consolidated statement of operations for the three and nine months ended September 30, 2014.

The following table sets forth the operating results from discontinued operations (in thousands).

	Three Months Ended September 30, 2014			Nine Months Ended September 30, 2014
Total revenue	$	254		$	2,479
Hotel operating expenses		220			1,936
Taxes, insurance and other		23			155
General and administrative		9			67
Interest expense		27			328
Income tax benefit		(94	)		(64	)
Loss from hotel dispositions		(231	)		(150	)
Loss from discontinued operations	($	162	)	($	93	)

The Company allocates interest expense to discontinued operations and has included such interest expense in computing income from discontinued operations. Interest expense was allocated by taking the loan release amounts for the discontinued operations, as a percentage of the total outstanding principal, multiplied by the interest expense for the period.

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Income Taxes - Additional Information (Detail) - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2015	Sep. 30, 2014	Sep. 30, 2015	Sep. 30, 2014
Income Tax Disclosure [Abstract]
Income tax expense	$ (3,473)	$ (3,649)	$ (3,675)	$ (4,463)

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Commitments and Contingencies (Tables)

9 Months Ended

Sep. 30, 2015

Commitments and Contingencies Disclosure [Abstract]

Aggregate Amounts of Minimum Lease Payments under Lease Agreements

The aggregate amounts of minimum lease payments under these lease agreements for the five years subsequent to September 30, 2015 and thereafter are as follows (in thousands):

2015 (remaining months)	$	69
2016		275
2017		240
2018		206
2019		99
Thereafter		424
Total	$	1,313

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Mortgages Payable - Additional Information (Detail)	3 Months Ended		9 Months Ended
	Sep. 30, 2015 USD ($) Hotel	Sep. 30, 2014 USD ($)	Sep. 30, 2015 USD ($) Hotel	Sep. 30, 2014 USD ($)	Dec. 03, 2014 USD ($) Property Hotel	May. 14, 2013 USD ($)
Mortgage Loans on Real Estate [Line Items]
Number of properties leased | Property					61
Number of hotels owned | Hotel	62		62		62
Capitalized costs associated with Loan	$ 6,900,000		$ 6,900,000
Amortization of deferred financing costs			3,780,000	$ 4,096,000
Loan, Outstanding principal balance	$ 847,140,000		$ 847,140,000
Mortgage and Mezzanine Loans [Member]
Mortgage Loans on Real Estate [Line Items]
Borrowings on mortgage loan					$ 830,000,000
Loans maturity, description			The Loan is scheduled to mature on December 9, 2016, with an option for the Borrowers to extend the initial term for three one-year extension terms, subject to certain conditions.
Loan Agreement [Member]
Mortgage Loans on Real Estate [Line Items]
Borrowings on mortgage loan						$ 775,000,000
Loan outstanding principal amount					$ 763,900,000
Maximum [Member]
Mortgage Loans on Real Estate [Line Items]
Percentage of guarantor liability on principal of loan outstanding	15.00%		15.00%
Interest Rate Cap [Member]
Mortgage Loans on Real Estate [Line Items]
Derivative, maturity date			Dec. 09, 2016
Net proceeds from borrowings on mortgage payable and mezzanine loans	$ 830,000,000		$ 830,000,000
Fort Worth, Texas Residence Inn [Member]
Mortgage Loans on Real Estate [Line Items]
Loan, maturity date			Oct. 06, 2022
Loan, interest rate			4.73%
LIBOR [Member] | Mortgage and Mezzanine Loans [Member]
Mortgage Loans on Real Estate [Line Items]
Margin rate			2.80%
One-Month LIBOR [Member] | Interest Rate Cap [Member]
Mortgage Loans on Real Estate [Line Items]
Margin rate	4.50%		4.50%
Mezzanine Loans [Member]
Mortgage Loans on Real Estate [Line Items]
Amortization of deferred financing costs		$ 1,400,000		$ 4,100,000
Mezzanine Loans [Member] | Year One [Member] | Minimum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year One [Member] | Maximum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year Two [Member] | Minimum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year Two [Member] | Maximum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year Three [Member] | Minimum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year Three [Member] | Maximum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year Four [Member] | Minimum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year Four [Member] | Maximum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.50%		7.50%
Mezzanine Loans [Member] | Year Five [Member] | Minimum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.75%		7.75%
Mezzanine Loans [Member] | Year Five [Member] | Maximum [Member]
Mortgage Loans on Real Estate [Line Items]
Debt yield	7.75%		7.75%
Mortgages Payable [Member]
Mortgage Loans on Real Estate [Line Items]
Amortization of deferred financing costs	$ 1,300,000		$ 3,800,000
Mortgages Payable [Member] | Fort Worth, Texas Residence Inn [Member]
Mortgage Loans on Real Estate [Line Items]
Loan, Outstanding principal balance	$ 17,100,000		$ 17,100,000

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Condensed Consolidated Statements of Cash Flows - USD ($) $ in Thousands	9 Months Ended
	Sep. 30, 2015	Sep. 30, 2014
Cash flows from operating activities:
Net income	$ 31,928	$ 30,929
Adjustments to reconcile net income to cash provided by operating activities:
Depreciation	24,367	19,994
Loss on disposals of investment in real estate	4,382	0
Loss on sale of assets	0	150
Fair value adjustment of interest rate cap	57	397
Amortization of deferred financing costs	3,780	4,096
Other non-cash expenses, net	(22)	(22)
Changes in operating assets and liabilities:
Decrease (increase) in cash restricted for operating expenses	4,981	(3,279)
Increase in due to/from third party managers, net	(3,599)	(338)
(Increase) decrease in prepaid expenses and other assets	(572)	1,176
Increase in accounts payable and accrued expenses	3,494	3,188
Net cash provided by operating activities	68,796	56,291
Cash flows from investing activities:
Capital improvements	(49,853)	(23,433)
Proceeds from sale of assets, net	0	9,380
Property insurance proceeds	201	353
Decrease in cash restricted for property improvements	26,847	7,394
Net cash used in investing activities	(22,805)	(6,306)
Cash flows from financing activities:
Payments of mortgage debt	(313)	(8,910)
Payments of mezzanine debt	0	(2,512)
Dividends paid to Series A Preferred shareholders	(7,231)	(9,693)
Dividends paid to common shareholders	(28,000)	(23,000)
Net cash used in financing activities	(35,544)	(44,115)
Net increase in cash and cash equivalents	10,447	5,870
Cash and cash equivalents, beginning of period	22,776	23,902
Cash and cash equivalents, end of period	33,223	29,772
Supplemental Cash Flow Information, including Non-Cash Activities:
Interest paid	19,469	25,066
Taxes paid	2,136	945
Accrued capital improvements	4,733	2,007
7% Series A Cumulative Redeemable Preferred Stock [Member]
Supplemental Cash Flow Information, including Non-Cash Activities:
Accrued 7% Series A Preferred Stock dividends	$ 2,410	$ 3,231

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Fair Value of Financial Instruments

9 Months Ended

Sep. 30, 2015

Fair Value Disclosures [Abstract]

Fair Value of Financial Instruments

5. Fair Value of Financial Instruments

In accordance with the authoritative guidance on fair value measurements and disclosures, the Company measures nonfinancial assets and liabilities subject to nonrecurring measurement and financial assets and liabilities subject to recurring measurement based on a hierarchy that prioritizes inputs to valuation techniques used to measure the fair value. Inputs used in determining fair value should be from the highest level available in the following hierarchy:

Level 1 — Inputs based on quoted market prices in active markets for identical assets or liabilities that the reporting entity has the ability to access.

Level 2 — Inputs based on quoted prices for similar assets or liabilities, quoted market prices in markets that are not active, or other inputs that are observable or can be corroborated by observable data for substantially the full term of the assets or liabilities.

Level 3 — Inputs are unobservable for the asset or liability and typically based on an entity’s own assumptions as there is little, if any, related market activity.

Determining estimated fair values of the Company’s financial instruments such as mortgages payable requires considerable judgment to interpret market data. The market assumptions and/or estimation methodologies used may have a material effect on estimated fair value amounts. Accordingly, the estimates presented are not necessarily indicative of the amounts by which these instruments could be purchased, sold, or settled. Carrying amounts and estimated fair values of financial instruments, for periods indicated, were as follows (in thousands):

	September 30, 2015				December 31, 2014
	Carrying Value		Estimated Fair Value		Carrying Value		Estimated Fair Value
Financial assets and liabilities measured at fair value on a recurring basis:
Interest rate caps	$	2	$	2	$	59	$	59
Financial assets not measured at fair value:
Cash and cash equivalents	$	33,223	$	33,223	$	22,776	$	22,776
Restricted cash	$	8,891	$	8,891	$	40,719	$	40,719
Due from third party managers, net	$	7,253	$	7,253	$	4,764	$	4,764
Financial liabilities not measured at fair value:
Accounts payable and accrued expenses	$	15,890	$	15,890	$	18,969	$	18,969
Due to third party managers, net	$	470	$	470	$	1,580	$	1,580
Mortgages payable	$	847,140	$	846,936	$	847,453	$	846,927

Interest rate caps - The Company acquired one interest rate cap agreement, as required by the terms of its Loan, considered to be a derivative financial instrument. The agreement caps the interest rate on the Loan. The Company did not designate the derivative as a hedge for accounting purposes and, accordingly, accounts for the interest rate cap at fair value in the accompanying condensed consolidated balance sheets in other assets with adjustments to fair value recorded in gain (loss) on derivatives in the condensed consolidated statements of operations. The interest rate cap was acquired at a cost of $0.3 million. Fair value is determined by using prevailing market data and incorporating proprietary models based on well recognized financial principles and reasonable estimates where applicable from a third party source. This is considered a Level 2 valuation technique. Fair value changes on the interest rate cap are classified as a component of cash flows from operations.

Cash, cash equivalents and restricted cash - These financial assets bear interest at market rates and have maturities of less than 90 days. The carrying value approximates fair value due to the short-term nature of these assets. This is considered a Level 1 valuation technique.

Due from/to third party managers, accounts payable and accrued expenses - The carrying value of these financial instruments approximates their fair value due to the short-term nature of these financial instruments. This is considered a Level 1 valuation technique.

Mortgages payable - For fixed rate mortgage payable, fair value is calculated by discounting the future cash flows of each instrument at estimated market rates of debt obligations with similar maturities and credit profiles or quality. This is considered a Level 3 valuation technique. The estimated fair value of the mortgages payable in the table above includes the estimated fair value of the mortgage loan secured by the Company’s Fort Worth, Texas Residence Inn property, and the Company’s carrying value of the Loan. The fair value of the Loan cannot be reasonably estimated because it is not readily determinable without undue cost.

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Mortgages Payable - Schedule of Future Principal Payments of Debt Obligations (Detail) $ in Thousands	Sep. 30, 2015 USD ($)
Debt Disclosure [Abstract]
2015 (remaining months)	$ 108
2016	830,440
2017	464
2018	487
2019	510
Thereafter	15,131
Total	$ 847,140

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Fair Value of Financial Instruments (Tables)

9 Months Ended

Sep. 30, 2015

Fair Value Disclosures [Abstract]

Carrying Amounts and Estimated Fair Values of Financial Instruments

Carrying amounts and estimated fair values of financial instruments, for periods indicated, were as follows (in thousands):

	September 30, 2015				December 31, 2014
	Carrying Value		Estimated Fair Value		Carrying Value		Estimated Fair Value
Financial assets and liabilities measured at fair value on a recurring basis:
Interest rate caps	$	2	$	2	$	59	$	59
Financial assets not measured at fair value:
Cash and cash equivalents	$	33,223	$	33,223	$	22,776	$	22,776
Restricted cash	$	8,891	$	8,891	$	40,719	$	40,719
Due from third party managers, net	$	7,253	$	7,253	$	4,764	$	4,764
Financial liabilities not measured at fair value:
Accounts payable and accrued expenses	$	15,890	$	15,890	$	18,969	$	18,969
Due to third party managers, net	$	470	$	470	$	1,580	$	1,580
Mortgages payable	$	847,140	$	846,936	$	847,453	$	846,927